Painting - who pays?

Question

Generally speaking - who pays for painting between tenants? I'd like to clarify this in my lease to avoid gray area going forward. (Please share the actual lease language if you're ok with it!)

a good tenant just moved out and there were too many smudges, scratches in the stairwells and the cheap non-3M hooks on the wall that pulled paint off. The tenant slapped some spackle in the holes and said that they assumed that I'd be painting between tenants...

thanks in advance,

Rob

Andrew B. · Answer

They pay if its damage. You pay if its reasonable wear and tear. How long has it been since you painted? After 5 years you should just assume you've extracted all useful life out of it and will need to repaint.

Theresa Harris · Answer

If you had just painted it before they moved in and they were there for a year or two, the tenant would pay.  Mr Clean eraser works well on smudges and other things-not where there is actual damage.  If you had left over paint, you can get it shaken up and repaint that one wall.

Greg Scott · Answer

Unfortunately, this is always a gray area, and a judgement call.

If the tenant was in the unit for several years, I'd consider this normal wear & tear.  If the resident was in there one year or less, my expectation is that there would be some touch-up required but I shouldn't have to repaint all walls, so anything in excess would be considered damages.  In the end, you will have to decide what would be a justifiable amount of damages, if any, to assess against security deposit.

Tracy Streich · Answer

@Rob DavisMinor scuffs and dings owner pays.   This is normal wear and tear.   Holes in the walls that need to be repaired are not normal.

Renee Casey · Answer

We take video walk throughs of all of our properties prior to move-in and then when a tenant moves out. Then, there is no question of the condition the property was rented in. We also provide all tenants with a 15 page move out packet on how to get a 100% deposit refund. The packet lines out everything the tenant needs to do. This has been extremely helpful since it's implementation. Avoiding situations where the tenant fills the holes but doesn't touch up the paint.

Greg M. · Answer

What do your local laws say? Many cities/states list the average life of things (like paint) or require you to use IRS guidelines. They may also specifically allow things like small nail holes.

I assume I will have to paint in between each tenant and are happy on that rare occasion that I don't have to.

Cameron Tope · Answer

Hey Rob,

As @Greg Scott mentioned above, the majority of the time it's going to be a judgement call.

Here's what our lease states, "Landlord may deduct reasonable charges from the security deposit for... damages to the Property, excluding normal wear and tear, and all reasonable costs associated to repair the Property".

Account Closed · Answer

@Rob Davis I always pay

Tammy Mason · Answer

If you allow painting in your lease, it’s the tenants’ choice to paint. Paint and supplies are their responsibility. And you may want to tell them that they have to paint it back before they move out.

Max T. · Answer

When a tenant has only been there a year I can usually get away with touch up paint. If they've been there longer than that I will generally do 1 coat (no color change). I pay. Anytime furniture gets moved, walls get dinged. It is normal wear and tear.

Painting - who pays?

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