Rental Property Investor · New York, NY · Member since 2011 · 956 posts · 510 votes
I have a SFH which has been rented by same family for 10 years . I inherited the tenants when I bought it 4 years ago .
Even though they’re very messy , They always pay on the 1st of each month. Now they want me to pay for house painting, which hasn’t been done in a decade.
I’m reluctant because even though I’ve raised the rent each year , it’s still $150 a month below market .
Is it fair to refuse to paint? What’s the usual protocol regarding painting when there are
Try to show them consideration in understanding how important it is to them. Explain to them where you're coming from, and then see if you can work out something. Perhaps paint if they can give you a commitment to rent long term and give them visibility into your planned rent increases to get yourself closer to market. Good luck.
Rental Property Investor · SE Michigan · Member since 2014 · 4k+ posts · 6k+ votes
7y
You could refuse. Legally nothing compels you to do that.
However, this can be an opportunity to improve cash flow and tenant loyalty. You can have a conversation with the tenants about their rent relative to market rents, recognizing your place is not in as good a condition. Perhaps they would be willing to pay more per month for updated paint.
If you give the tenants some choice in the color scheme, you can increase satisfaction, increase the likelihood they will stay longer and increase pride in the property which may make it more likely they will take better care of it.
After 10 years, I'd paint it. I'd also hope that you've been raising the rent as $150 below market value is quite a bit. Can you paint it yourself? Painting isn't that hard, you just have to take your time around the trim and ceiling. You can get a 5 gallon pail or some mis-tints.
If there are kids, you can ask them what colours they like and paint an accent wall in their bedrooms with that colour...obviously you get to pick the shade.
Philadelphia, PA · Member since 2019 · 174 posts · 124 votes
7y
simple way to look at it. If you say no, do you think they will move? If they move will you need to repaint? If the answer is yes to both then why not just paint it now to keep good tenants that take care of the place and pay on time happy?
Rental Property Investor · Durham, NC · Member since 2016 · 7k+ posts · 7k+ votes
7y
@Marci Stein, I just went through a similar situation at one of my rentals. Tenant asks for additional AC, because it gets hot in there. Keep in mind he’s already got it, but he wants more.
He’s a good tenant, so I did it. It was relatively cheap anyways. In your case, I’d get some quotes for painting, then see where you’re at. If you do, do the painting, then I’d say you should raise their rent to market rent.
Rental Property Investor · New York City · Member since 2019 · 703 posts · 538 votes
7y
For properties of 3 or more units in NYC the landlord is required to paint every 3 years. I have 2 two family houses in NYC and i have it painted every 5 years and I pay for it. My tenants are also long term..The shortest length of one of my tenants is 7 years.
You have a 10 year tenant and that is real nice! You (as i do the same) didn't raise the rent to market value because $150/month isn't worth losing the tenant and possibly getting a tenant from hell. If your current tenant leaves, you will paint the unit correct?
You raise the rent every year ($150 below market is worth it for reliable tenants) I think 10 years is a long time and a paint job is due and paid for by you.
Investor · Jasper GA · Member since 2015 · 1k+ posts · 1k+ votes
7y
For less than a gallon of paint per room and a couple of hours labor I think I'd freshen up the house. "Good" long term tenants are a valuable asset and this isn't an unreasonable request.
Real Estate Investor · Williamson County, TX · Member since 2011 · 1k+ posts · 961 votes
7y
@Marci Stein interior or exterior? Exterior preserves your property. Interior will be a bit of a hassle with their belongings, especially if they are messy. Question is would you rather they move and you update for more rental income or paint a couple of rooms and kick the can down the road ?
Specialist · Easton, PA · Member since 2018 · 1k+ posts · 2k+ votes
7y
This is a good opportunity to possibly make them not messy. After 10 years of being a good tenant, and them asking for a paint job, it sounds like they plan to stay. Ask them to clean up the place, eliminate clutter, etc and you will paint. If it costs you a couple months worth of rent, to me that’s worth keeping them for years to come. And if they clean up and there’s a new paint job, they may be more inclined to keep the house nice.
Real Estate Agent · Virginia Beach, VA · Member since 2012 · 2k+ posts · 1k+ votes
7y
If their request is for interior painting, consider a written agreement that they will have all walls cleared of their personal items (pictures, shelves they've put in, etc.) with the date range, adding in several days for delays, all personal belongings moved into the middle and covered, all at their expense, and that neither you nor the painters if you're hiring out will be liable for any damage to their personal property. It's so much easier to paint a vacant home than when a tenant is still in residence. And if they are smokers who smoke inside, then, no way. The walls will need to be washed down with TSP to get all the nastiness off, possibly sealed with original Kilz or other serious primer, and that is best done when vacant. If you don't wash it down first, you'll potentially have the smell sealed in the walls.
Rental Property Investor · East Wenatchee, WA · Member since 2014 · 10k+ posts · 16k+ votes
7y
Assuming we're talking interior, I'd do it provided they arent smoking in there and they move all their crap to the middle of the room at least.
If they are smoking in there anyway, no way. Painting now will save you a lot of work at turnover unless they are smokers, where you'll have to repaint again anyway.
But painting for me is light work and I already have the paint. I'd do one (or 2 rooms if same color) this month, one or 2 the next, like that.
If painting for you is difficult or expensive because you're hiring painters in peak season, do a cost/benefit like anything else. A 10yr tenant deserves some upgrades IMO.
Plus there are probably additional reasons like repair and protection going forward. A rental bathroom and laundry room, window sills, caulk and sealant that hasn't been addressed in 10 years? Mold and mildew and rot liability risk.