Repainting unit
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Repainting unit (by Leon [CA]) Nov 30, 2021 6:53 PM
       Repainting unit (by leon [CA]) Nov 30, 2021 7:05 PM
       Repainting unit (by Richard [MI]) Nov 30, 2021 7:23 PM
       Repainting unit (by DJ [VA]) Nov 30, 2021 7:30 PM
       Repainting unit (by Still Learning [NH]) Nov 30, 2021 8:31 PM
       Repainting unit (by Ray-N-Pa [PA]) Nov 30, 2021 8:35 PM
       Repainting unit (by Leon [CA]) Nov 30, 2021 11:18 PM
       Repainting unit (by Robert J [CA]) Nov 30, 2021 11:25 PM
       Repainting unit (by Small potatoes [NY]) Dec 1, 2021 1:01 AM
       Repainting unit (by Small potatoes [NY]) Dec 1, 2021 1:01 AM
       Repainting unit (by myob [GA]) Dec 1, 2021 9:55 AM
       Repainting unit (by Otis [IL]) Dec 1, 2021 10:49 PM
       Repainting unit (by Oregon Woodsmoke [ID]) Dec 2, 2021 9:53 AM
       Repainting unit (by Oregon Woodsmoke [ID]) Dec 2, 2021 9:55 AM
       Repainting unit (by myob [GA]) Dec 2, 2021 1:34 PM
       Repainting unit (by Wilma [PA]) Dec 2, 2021 2:02 PM
       Repainting unit (by Leon [CA]) Dec 2, 2021 3:37 PM
       Repainting unit (by Otis [IL]) Dec 2, 2021 10:27 PM
       Repainting unit (by myob [GA]) Dec 3, 2021 7:42 AM

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Repainting unit (by Leon [CA]) Posted on: Nov 30, 2021 6:53 PM
Message:

Need to repaint the entire unit because last tenant smoked and left the paint with stains.

I have already cleaned the walls and used TSP as my final cleaning product. Repaired and re textured all the walls and ceilings.

Questions is do i

A: save me time and money and paint pure white semi-gloss ceiling walls and trims

B: Spend a little more time and do semi gloss pure white ceilings and trims c a semigloss off tone color for the walls.

Equipment that i can use - Airless sprayer, Airless sprayer with roller adapter, or roller/brush.

Prior paint setup was (A) and i was wondering if others feel that a 2 tone setup would grab more tenant attention rather than the landlords special.

What would you choose/use?

--135.180.xx.xxx




Repainting unit (by leon [CA]) Posted on: Nov 30, 2021 7:05 PM
Message:

the difference between flat and semi is only 5$ per gallon. units is only 800sqft. i was thinking semi because it is more durable and easier to clean vs the flat all around. --135.180.xx.xxx




Repainting unit (by Richard [MI]) Posted on: Nov 30, 2021 7:23 PM
Message:

A unit? B unit? C unit? Who is your prospective tenant?

Rent amount?

Lower end units are not as important as to color scheme.

As an example, when I was putting myself through college I repainted 2 bedroom apartments for student rentals. I got $80

per apartment and did 2 to 4 units per day. All ceilings, all walls and all trim got the same. Throw down carpet scraps 8ft x 16inches around the walls, use a spray shield to keep paint off the windows and hit it with the airless. About 15 minutes per room actual spraying time, plus set up and quick cleanup. Also, I used to do low end apartments and houses the same way.Complete exterior of a one story house, eaves and walls but not the fascia or trim for $200 including paint. Investors and owners/landlords wanted them done cheap and did not care about perfection, just blow it out. --75.7.xx.xx




Repainting unit (by DJ [VA]) Posted on: Nov 30, 2021 7:30 PM
Message:

If this is a low-end rental, then semi-gloss everywhere makes sense. But, a different color on the wall can make it stand out from the competition.

A nicer rental should (in my opinion) have a flat ceiling and flat or eggshell(my favorite) on the walls in a color dark enough that you can tell the difference between it and the trim.

Bottom line: What will attract the tenants you want who will pay the rent that you want? --68.229.xxx.xxx




Repainting unit (by Still Learning [NH]) Posted on: Nov 30, 2021 8:31 PM
Message:

I use white on the ceiling but then my go to is Navajo white eggshell on walls with Navajo white semi on trim. Still different sheen but with the same color on wall and trim, the painting goes a little quicker and hides not perfect lines. --75.67.xxx.xxx




Repainting unit (by Ray-N-Pa [PA]) Posted on: Nov 30, 2021 8:35 PM
Message:

Isn't ceiling paint flat? --24.101.xxx.xxx




Repainting unit (by Leon [CA]) Posted on: Nov 30, 2021 11:18 PM
Message:

Thanks for the comments.

Here in CA rent in my area is 2600-3000 per 2b1b. section8 pays about 2700-2900.

Painters cost me 2800 1 color all around and 3600 for 2 tones.

I have the paint sprayer and would only cost me about 150$ for 10 gallon of paint. plus what ever expense to tape everything off.

by using only 1 color i save a lot of time because i only need to tape off floors and window. Then go to town on the unit and be done in 2 hours or less.

By using 2 tones and only thee semi i can do ceiling and trims in one go and then do the walls and be done in about 4 hours or less.

Paint color 2 tone would be white semigloss and a light gray semi gloss. in case any one was wondering. --135.180.xx.xxx




Repainting unit (by Robert J [CA]) Posted on: Nov 30, 2021 11:25 PM
Message:

I had a tenant for 27 years that smoked and painted the apartment with bright odd colors. The last painting she paid for. But I still had to wash all of the walls with TSP. Then I used a special color blocking primer. Then I painted over the primer with two coats of the new paint color.

In my basic "B" units I paint the ceilings one color, a white to reflect light. Then I paint the walls one flat color and the wood trim, doorways, doors a semi-gloss paint.

The wood and doors/frames I painted using Swiss Coffee. The walls I used a gray or beige light color. So everything is a 3 color scheme. --47.155.xx.xxx




Repainting unit (by Small potatoes [NY]) Posted on: Dec 1, 2021 1:01 AM
Message:

you might need to prime w an oil based primer to really block any nicotine stains, but suppose you could spot spray w a can after one coat. I like a flat ceiling. you could paint one coat everything then roll in the ceiling. but you said s8 so you're going to be more picky then they are just do all semi one color. --172.58.xxx.xxx




Repainting unit (by Small potatoes [NY]) Posted on: Dec 1, 2021 1:01 AM
Message:

you might need to prime w an oil based primer to really block any nicotine stains, but suppose you could spot spray w a can after one coat. I like a flat ceiling. you could paint one coat everything then roll in the ceiling. but you said s8 so you're going to be more picky then they are just do all semi one color. --172.58.xxx.xxx




Repainting unit (by myob [GA]) Posted on: Dec 1, 2021 9:55 AM
Message:

Kilz 3 in 5 gallon. High hiding white on ceiling and 10 gal Kilz 3 --antique white on walls.

Spray ceiling followed immediately by spray walls. Any paint left over from ceiling i would use in closets. So you use all the high hiding. I did this on a recent foreclosure and had it done in 4 hrs. It doesn't take long once your prepped. No TSP needed for Kilz 3.

Use your home depot discount code for pro's and save 20% on paint. --99.103.xxx.xxx




Repainting unit (by Otis [IL]) Posted on: Dec 1, 2021 10:49 PM
Message:

MYOB, are you spraying the antique white on the trim also so that it is the same color as the walls? Or are you doing the trim in a different color? --24.245.xx.xxx




Repainting unit (by Oregon Woodsmoke [ID]) Posted on: Dec 2, 2021 9:53 AM
Message:

Ceilings do not have to be white. I use a light colored neutral color and paint walls and ceilings the same color. Trim will be a contrasting color, but not white. White looks dirty and worn rather quickly when it is used on trim and cabinets. --76.178.xxx.xxx




Repainting unit (by Oregon Woodsmoke [ID]) Posted on: Dec 2, 2021 9:55 AM
Message:

Adding this, if walls and ceiling are the same color and there is a ceiling light, when the light is on, the ceiling will look like it is a lighter color. --76.178.xxx.xxx




Repainting unit (by myob [GA]) Posted on: Dec 2, 2021 1:34 PM
Message:

Otis mine don't have trim at ceiling. There are chair rails and those get painted the same color as the walls. Nothing fancy. I believe if I had ceiling trim-- I would use the ceiling paint on it (trim). (high hiding is bright and in Kilz 3 awesome coverage)

This will make the wall paint easier to define with a spray pan protector the kind with a handle.

To note Otis when i do this type job the carpets are also going. --99.103.xxx.xxx




Repainting unit (by Wilma [PA]) Posted on: Dec 2, 2021 2:02 PM
Message:

Semi-gloss saved us a ton of work when a "non-smoking" tenant smoked in the bathroom - he thought that the fan removing the smoke would prevent us from knowing. We performed the "wipe test" recommended here, and the white ceiling and tan walls were all coated in nicotine.

But it cleaned off easily with one of those citrus cleaners, and looked good as new. The SD got dinged for the labor and products, of course.

I'm thinking that semi-gloss might also be easily cleanable from whatever caused your issue. --96.227.xxx.xxx




Repainting unit (by Leon [CA]) Posted on: Dec 2, 2021 3:37 PM
Message:

thank you everyone for the good advice.

Looks like semi gloss all around seems like a good idea to be an easy clean. even for the ceilings if tenant smokes without you knowing. --135.180.xx.xxx




Repainting unit (by Otis [IL]) Posted on: Dec 2, 2021 10:27 PM
Message:

MYOB sorry I phrased that wrong. I meant do you paint your window, door and baseboard trim the same antique white as the walls? --24.245.xx.xxx




Repainting unit (by myob [GA]) Posted on: Dec 3, 2021 7:42 AM
Message:

yes spray it all.

When we do rolling between tenants we use the paint stick to do doors and trim-- sometimes cut inperson is needed where roller can't get in. Always minor cut in though. --99.103.xxx.xxx



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