Paint brand for rental properties?

Question

Landlords, what paint brand are you using for your rental properties?

I am planning on painting a 11 unit multi- plex. Should cheapest paint is the way to go or the most expesive ?

JD Martin · Answer

Paint has been the biggest pain of make-ready on rentals. We are getting ready to switch everything to Sherwin Williams because the box stores don't maintain the same colors or even manufacturers of paint. We have paint codes for everything and have tried getting touch-ups made with the codes only to find that paint manufacturer has changed or they are using a different tinter base or something similar, and the colors come out nothing near the original, and the paint match computer systems are really not that great. I brought a 2" swatch of drywall into the store and got a color that was ridiculously off.

So we are switching to some kind of Sherwin-Williams standard paint system as properties come available. It is more expensive but it is better paint. Think of it this way: let's say it takes 5 gallons of paint per unit. If SW costs $10 more per gallon, you're talking about $50 more per unit for better paint from a company that can probably match what you have 5 years from now.

Not using a professional paint provider is one of my regrets from the beginning. We always used Lowe's or HD for paint and it has come back the last couple of years to bite us where whole walls or rooms had to be redone because suitable touch-up couldn't be obtained.

Daniel Devin Jewell · Answer

I've done property maintenance for a lot of different landlords and one of the things that I always recommend is that you find a paint that anybody can duplicate or pick up from almost anywhere.  the price is going to be the price. it's not going to give you that much stress compared to a contractor that uses paint that varies in price/color every single time.

Let's face it. your not going to be using the same contractor all the time

if you're looking to do White and paint over good texture I would go with Maintenance Paint, from Lowe's, 5 gallon is about $40 to $50

then if you wanted an accent color or something else pick a color and paint every single unit that same color, do not deviate. I usually spend about $160 per 5 gallons for accent colors.  you do not want to go with the cheapest option all the time because cheaper paint is thinner and will need multiple coats compared to a more expensive paint you might need one or two coats. labor is much more expensive than materials

When painting an accent wall in a rental property I try to pay attention to what walls are going to take most of the damage. I make this my accent wall because the more pigment in paint the more it's capable of covering something up.

For that reason I like Gray.  but a different color might be more popular in your area just pick a color and stick to it,  you don't need to dedicate the mental effort to this again.

Sharlene Mulchandani · Answer

@Hammad Arif We use lighter shades such as Popular Gray and Eider White, by Sherwin Williams.

Sarah Brown · Answer

I also use Sherwin Williams - Agreeable Gray

Dick Rosen · Answer

I've used Sherwin Williams exclusivley for 15 years. They have discount programs for many groups, I'm sure you can find one that's worthwhile. I originally got the discount program through NREIA but I've found that it's also offered to me through NARPM, and someone else but I don't recall. Easiest would be to join NREIA and get in the paint program.

Hamad Khan · Answer

Does home Depot, lowes etc cost less or same as Sherwin Williams? I thought Sherwin Williams is on pricy side?

Paint brand for rental properties?

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