All one color or no?
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All one color or no? (by Otis [IL]) May 11, 2022 11:22 PM
       All one color or no? (by Dee Ann [WI]) May 12, 2022 12:45 AM
       All one color or no? (by Robert J [CA]) May 12, 2022 3:24 AM
       All one color or no? (by zero [IN]) May 12, 2022 6:20 AM
       All one color or no? (by Jason [MI]) May 12, 2022 6:48 AM
       All one color or no? (by myob [GA]) May 12, 2022 7:04 AM
       All one color or no? (by Jason [VA]) May 12, 2022 7:44 AM
       All one color or no? (by Richard [MI]) May 12, 2022 8:02 AM
       All one color or no? (by Allym [NJ]) May 12, 2022 11:08 AM
       All one color or no? (by Oregon Woodsmoke [ID]) May 12, 2022 11:53 AM
       All one color or no? (by Hoosier [IN]) May 12, 2022 12:16 PM
       All one color or no? (by MikeA [TX]) May 12, 2022 12:20 PM
       All one color or no? (by DJ [VA]) May 12, 2022 1:48 PM
       All one color or no? (by Don [MO]) May 12, 2022 3:59 PM
       All one color or no? (by Marcia [WI]) May 12, 2022 7:42 PM
       All one color or no? (by plenty [MO]) May 12, 2022 8:25 PM
       All one color or no? (by Deanna [TX]) May 12, 2022 8:31 PM
       All one color or no? (by Otis [IL]) May 12, 2022 10:29 PM
       All one color or no? (by Still Learning [NH]) May 13, 2022 7:46 AM
       All one color or no? (by myob [GA]) May 14, 2022 7:33 AM
       All one color or no? (by Sandy [CO]) May 14, 2022 10:13 AM

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All one color or no? (by Otis [IL]) Posted on: May 11, 2022 11:22 PM

Reading another post there was mention of painting an entire unit the same color. Right now we paint walls a light grey and ceilings/trim bright white (semi-gloss) on everything.

I had been kicking around the idea of going to just painting everything walls, ceilings, trim all one color. I believe Richard (MI) suggested Navajo White. Is there any other colors people have tried when painting everting they same that looked nice?

All of my rentals are class C blue collar rentals. Thanks for your input.

All one color or no? (by Dee Ann [WI]) Posted on: May 12, 2022 12:45 AM

We go with antque white which goes over well. Always rents well for us, time after time. --75.11.xx.xx

All one color or no? (by Robert J [CA]) Posted on: May 12, 2022 3:24 AM

In my class "C" units I still want to give my tenants something special when it comes to colors. I always paint the doors, door frame, baseboards and windows using an darker color tone with a semi-gloss paint. And the walls with a lighter color in egg shell or flat waster base paint. And the ceilings white.

All one color or no? (by zero [IN]) Posted on: May 12, 2022 6:20 AM

Until this year I always painted everything antique white. Ceilings, trim and all. Eggshell sheen.

Only had to keep one color in stock, easy to do. Used to have a person who would mask off what didn't need painted and I would spray it all. Then I lost the help and I just rolled it. Having one collor makes cutting in easier as well.

18" roller covers a lot of ground really fast.

This year I elected to paint with mistints and color mixes. Did this with three places. Cheaper than paying full retail for sure.

Time will tell if this experiment is worth it. I figure that I usually paint the walls again between tenants so not having the exact color match should not be an issue. Ceilings are flat or eggshell white. Trim and doors are semi-gloss white.

I also started painting the closet interiors with semi-gloss in the hopes that scuffs and such will not return as easy.

All one color or no? (by Jason [MI]) Posted on: May 12, 2022 6:48 AM

I stopped painting.... got tired of painting an then tenant will go an paint it a different color

Now.. I tell them if they want to paint I will buy paint an supplies. --107.127.xx.xx

All one color or no? (by myob [GA]) Posted on: May 12, 2022 7:04 AM

we use kilz 3 on ceilings to help cover any water stains.

Glidden Antique white on walls for slight contrast

All one color or no? (by Jason [VA]) Posted on: May 12, 2022 7:44 AM

It all comes down to the quality of the property and tenant pool. For what I’m charging in rent, I make my units shine. Ceiling paint on the ceiling (NEVER use semi-gloss on a ceiling) repose gray matte paint on the walls, and bright white semi on the trim.

All one color or no? (by Richard [MI]) Posted on: May 12, 2022 8:02 AM

Cue twilight zone music:

Imagine, if you will, a time when a 2 bedroom house or apartment rented for $85-110 per month. Gas cost 25 cents a gallon and you could buy a pretty fair used car for $50. That's a time when we didn't worry so much about day to day survival and running out of money. This was reality in 1971.

Paint was cheap too. I remember paying $2.00 a gallon. when I was working my way through college, one thing I did was paint student apartments. Pay was $85 per 2 bedroom apartment. So, being the hustler that I was, I applied the technique of industrial engineering/efficiency to the painting process. This is where every aspect of the job is analyzed to make sure of maximum efficiency. This is why large spray shields were used, why everything was all one color, why I carried used carpet strips about 12-15 inches wide in the truck (they are put down along the walls to protect flooring from overspray), why the sprayer used a 50 foot hose so it did not need to be moved. This allowed me to paint 2 to 4 units per day no problem, walls and ceilings.

As I was doing this work, one day I ran into a crew doing the outside of houses and one story apartments, Their setup spoke to me of the same efficiency. A flat bed pickup truck, 4- 50 gallon barrels of paint, a big airless sprayer with 2 hoses coming off it, spray guns with extended nozzles that would allow painting the peaks of the gable ends without using ladders. And more. I watched this crew to see how they worked. The truck backed into the driveway, 2 workers got out, fired up the airless and each went around back of the house/apt with a long hose, one on each side and started spraying. It took about an hour to 1.5 hours and they were done. Here's how they really made money.

In every town, there are some people who just want the cheapest job. They're getting ready to sell, or just want it done cheap. These were this crew's customers. NOT the people wanting a first class high quality job. Good or bad, like it or not, this group of people exists. So the crew sent out an advance salesman, who went from town to town, put ads in the local papers and sold the jobs. The crew followed when enough jobs were sold and then went to the next town. There was NO prep work. No trim was painted (fascia, window frames or doors) by the crew, only the walls and eaves. All walls and eaves had to be the same color. The customer had to choose between only 4 colors (4 barrels of paint on the truck). If the owner wanted prep work they had to do it themselves or get a handyman to do it. Bushes got a tarp thrown over them and a rope pulled them back from the walls for a few seconds to allow spraying behind them. Quick and cheap. Good? --barely. Definitely not for those wanting a high quality job, but it was cheap. Price at the time was $200 per house, including the paint.

So, as I was watching this happen, I had questions. How many of these houses can you do in a day? (They averaged 5 a day) How much paint does it take per house, on the average (tract houses) (10 gallons). How do you deal with the trim?(hire it done by others with the owner paying extra to the other painter). That's when I said "how much extra? Average was $75. So I said, "how about I do that?" OK, was the answer and (in Forrest Gump voice)- just like that I was making $75x5 a day painting trim. $375 a day when the minimum wage at the time was about $3.00 per hour ($25 per day). The spray crew was making $1000 per day, less paint and expenses.

So after I did this a bit, I said to myself, "Self, why don't you get a helper to do this and pay them $6.00 per hour? They'll like making 2x wages and I'll make the rest" (less the insurance and overhead). So I did. I bought a good used pickup ($400 at the time) and we painted a lot of trim. We followed the crew for a while and did this. Motels were $6 a night then -remember Motel 6? That lasted a while (you have to realize this is hard on many people and especially family's because you're on the road a lot.) So after a while, I sold out and quit doing it, wanting to be near family).

Side note: I always feel a bit of sympathy for those people on traveling crews you see that go around building motels, dollar stores, big box stores, etc. They may make good money, but it's a hard lonely life. Few friends other than at work, no home cooked meals, no one to come home to, often broken family life and divorce. Not something I'd want.

What I'm trying to point out here is that this is the reason I advocate the "all the same color" idea, especially for the "C" type units. Tenants in "C" units really do not care what the color is. They are glad to just have a place to live. THe "A" and "B" units are different and really do need to have modern and different colors, especially at current rent levels.

Side side note: Sometimes I look back and kick myself hard for not buying houses at that time and starting my rental business sooner, but as a young man with money from working, all I wanted to do was party and chase the girls. (Tract houses at that time were selling in my area for $13,000-$15.000 for a 3/2 house with a garage. A typical payment was $105 per month. Nicer places were $25,000). Idiot! Kick, kick, kick! --24.180.xx.xx

All one color or no? (by Allym [NJ]) Posted on: May 12, 2022 11:08 AM

Cameo White, warm and obviously paint so no need for them to change it to something like they might do with plain white. --108.24.xx.xx

All one color or no? (by Oregon Woodsmoke [ID]) Posted on: May 12, 2022 11:53 AM

Shoji White SW 7042 seems to be the new popular color. Yes, walls and ceiling all the same color.

I do a darker color for trim on the rentals because the tenants never ever clean baseboards and they have the magic mysterious way to filthy up trim and put streaks on the trim and white looks dirty really fast. The darker color stands up better and it looks quite nice.

All one color or no? (by Hoosier [IN]) Posted on: May 12, 2022 12:16 PM

For class C I would do all one color…some off-white. When you go to sell, I think most buyers would prefer a two-tone look and I think you’d get more money selling that way.

All one color or no? (by MikeA [TX]) Posted on: May 12, 2022 12:20 PM

I use ceiling white (flat), grey walls (satin), and white trim (semi gloss). I use a sprayer, old paneling on the floors against the wall, and spray shields. Take the electrical covers off and tape the outlet, take the air covers off and stuff with paper, and tape visqueen to the windows. Paint ceiling first and let it dry while prepping the walls/windows, do the walls next and let it dry while pulling the tape and putting the covers back on, finish with the trim. I can do the complete inside of a 4 bed house in a short day. Only a little touch-up by hand, mostly the outside corners.

Most of my units are C+ to B properties. I could see painting everything one color for D and below properties because the applicants have very little choice in where they live and you end up picking the best of the worst. Me, I want to get top dollar for my places so I make them pop. I want to be able to pick from the best of the best for my units when I have a vacancy.

All one color or no? (by DJ [VA]) Posted on: May 12, 2022 1:48 PM

The only time I sprayed everything the same off-white semi-gloss on all surfaces was when I had the rooming house.

Anything else gets color on the walls & white trim & ceilings.

Even in a Class C house, it makes it nicer than the competition even though it may be all semi-gloss for durability.

Nicer house gets satin walls in living areas & bedrooms, flat ceilings, and semi-gloss trim/doors/closet interiors.

I always like semi-gloss walls & ceilings in Bath & (usually) kitchen.

All one color or no? (by Don [MO]) Posted on: May 12, 2022 3:59 PM

I go by the KISS approach. Keep it simple stupid. For decades, 30 years been painting everything antique White. Walls, trim, doors, ceiling, etc Makes the place So much more of an open feeling! who looks up. Eye level and flooring is my belief is what is important. I do a mix of planking in everything but bedrooms. I did some planking in bedrooms and residents just put down area rugs. So bedrooms are carpeted. Kitchens, white cabinets, black stainless. Bathrooms, updated, bright with lots of lighting! Works for me. Different colors for walls, trim, doors, ceiling. Lots of work and cost! My approach and it works for me and my B+ market --108.66.xx.xx

All one color or no? (by Marcia [WI]) Posted on: May 12, 2022 7:42 PM

I have been using Benjamin Moore Rich cream as my go to color. I purchase it in the Regal product and when someone moves out, if the paint is still in good condition, with this product, I can get by with just touch ups. I have tried BM Ben product, and I have found that with that product the touch ups show through so I have to redo the entire wall.

All one color or no? (by plenty [MO]) Posted on: May 12, 2022 8:25 PM

All one color... Do you invite them to add their color in fabrics and rugs? Or just show the boring one color fits all and rent it or not? Think they might pay a little more or the house rent faster with a feature wall. Can't believe we have "circled" back to Antique White.

All one color or no? (by Deanna [TX]) Posted on: May 12, 2022 8:31 PM

For my fast-food-and-factories tenants renting at the $400-$800/mo price point, I do the entire unit in Ultra White in Ultra Valspar semigloss. It's bright and clean-looking.

All one color or no? (by Otis [IL]) Posted on: May 12, 2022 10:29 PM

Mostly wanting to get away from the bright white trim and doors. They get dirty looking fast. My units do rent a lot quicker than other ones I notice that are painted all white. The gray and white combo looks real nice and I always get lots of compliments on it. Just was thinking of something that would make turnovers a little quicker

All one color or no? (by Still Learning [NH]) Posted on: May 13, 2022 7:46 AM

When we bought our second building we noticed some of the units used BM Navajo White on both the walls and trim. Eggshell on the wall and semi on the trim. I get a better price when they paint because of the same color. I am not a granite countertop top luxury type unit so it works for me. Most tenants don’t notice but someone coming in to quote a paint job does.

All one color or no? (by myob [GA]) Posted on: May 14, 2022 7:33 AM

OTIS 100% agree it looks nice at turn over. For LL/owners it's more how fast can I turn this unit. When you use color #1 they may not be exactly the same each time and # 2-THEY WON'T BE THE SAME COLOR EACH TIME.

What this means is you have to paint floor to ceiling each time because this difference shows up.

We have used Glidden Antique White since 1986. The same color code on the can off the shelf. So if i run out of paint I can bring that code to h-depot and they give me the same color I've used for 35 yrs. When I paint the antique white BLENDS. Only the center 3 or 4 ft of the wall needs refreshing. That translate into painting the inside of a home in 2 hrs (3/2) with a paint stick. Which BTW I can keep the paint in and walk to our next unit and paint those walls.

Never heard a prospect say I'm taking XYZ's place cause it has gray walls!!!! I pick FOR ME!

All one color or no? (by Sandy [CO]) Posted on: May 14, 2022 10:13 AM

Richard, I love your story of the good old days and the engineuity of painting and your business sense. I may use the carpet trick sometime when the need arises!

I keep it simple, and try to minimize the number of paint buckets in storage so I've been doing one color through out in satin Valspar Ultra White. It looks clean bright and fresh and my tenets do comment and like it. The satin is the best compromise between ceiling wall and trim. --138.199.xx.xx

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