Replace Drywall or Just Paint?

Question

I'm considering my first flip. The house seems in overall good shape, just slightly outdated. You can tell the drywall has been painted over a few times. Some areas have nail pops and minor drywall tape cracking. The house was built in 1972. Personally, I would prefer to replace all the drywall, however, I'm not sure if this is unnecessary. It appears to be recently painted so I'm not sure if something is hidden. My question is -- do most house flippers just plan on replacing the drywall unless it's in like new condition? It's hard to tell from the pictures but in person, when you're up close it doesn't look as new. You can definately see several seams.

Janice Carter · Answer

For a home built in 1972, visible seams, nail pops and minor tape cracking are pretty common and don’t automatically justify replacing all the drywall. Most flippers don’t gut drywall unless there is significant water damage, mold, major movement or outdated electrical/plumbing requiring full access.

I would get a professional painter to visit the home and give their opinion. A skilled painter can tell you whether skim coating, spot repairs, re-taping and proper priming will achieve a smooth, modern finish at a fraction of the cost.

Kevin Ivey · Answer

Ditto

nail pops and tape loosening are common minor cosmetic issues no need to replace.  And to replace ceiling drywall you now have to deal with the loose insulation above it.  It's never straightforward it's alway two or three other steps to do it right

Dan H. · Answer

My drywall guy is far better with drywall than my painters.   His minimum charge last communicated was $350 (4 years ago).  I would not be surprised if it is $450 today.   His hourly is barely higher than the painter’s rate, but he does a better job.   My painter last used filled a wood gap with caulk ratherer than a wood filler or something like fixall    It looks better than it did with the gap,  but far worse than if they had used a proper filler.  Proper filler would have taken more time.

Note the drywaller would not be getting paid to redo the drywall.  He would be repairing to look like new (actually my drywaller does a better job than most new drywall).

Good luck

Warren Ifergane · Answer

Short answer: no.

Most flippers I see don’t replace drywall unless there’s a real reason to (water damage, mold, major cracks, bad repairs, etc.). In most cases, things like nail pops, visible seams, and minor tape cracks can usually be fixed with a quick skim coat, re-tape in a few spots, sanding, and good primer/paint.

In a house from the 70s it’s pretty normal to see some seams show through after multiple paint jobs. A good drywall guy can usually tighten that up pretty quickly without tearing everything out, and it’s a lot cheaper and faster than full replacement.

Where people do end up replacing sections is if they’re:

Opening walls for plumbing/electrical anyway

Reconfiguring layouts

Or if the drywall is just too wavy to skim properly

For a flip, most investors try to keep it simple: repair, skim, texture if needed, and paint, unless the drywall is truly shot. Buyers usually won’t notice if it’s finished cleanly.

From the photo you posted, it looks like something that could probably be cleaned up with drywall repair and paint rather than a full replacement.

Justin Bartram · Answer

@Kevin Ivey this is an issue I am facing on my first flip, there is tile style ceiling in some of the rooms. It's most definitely salvageable, not drop ceiling. I'm wondering if it is best to repair and paint where applicable.

Peter Mckernan · Answer

No need to do drywall, that looks to be in solid shape!

Patricia Steiner · Answer

Respect your money more...fix and paint.  Painters do it every single date.  Replace drywall when wet, moldy, destroyed - all stuff that just can't be covered up with paint.  Looks like a nice property.  Congrats.

Mose Gebremeskel · Answer

just paint!

Dan H. · Answer

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Replace Drywall or Just Paint?

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