Click here for Top Ten Discussions. CLICK HERE for Q & A Homepage
Receive Free Rental Owner Updates Email:  
MrLandlord Q & A
Paint? (by Robin [WI]) Mar 27, 2023 2:17 AM
       Paint? (by Jason [VA]) Mar 27, 2023 3:22 AM
       Paint? (by MC [PA]) Mar 27, 2023 6:06 AM
       Paint? (by myob [GA]) Mar 27, 2023 6:49 AM
       Paint? (by Busy [WI]) Mar 27, 2023 8:31 AM
       Paint? (by Still Learning [NH]) Mar 27, 2023 8:52 AM
       Paint? (by Busy [WI]) Mar 27, 2023 9:46 AM
       Paint? (by Jim in O C [CA]) Mar 27, 2023 9:53 AM
       Paint? (by Renne [TX]) Mar 27, 2023 10:00 AM
       Paint? (by WmH [NC]) Mar 27, 2023 10:21 AM
       Paint? (by Oregon Woodsmoke [ID]) Mar 27, 2023 11:12 AM
       Paint? (by Vee [OH]) Mar 27, 2023 12:57 PM
       Paint? (by Ed [CA]) Mar 27, 2023 1:16 PM
       Paint? (by plenty [MO]) Mar 27, 2023 5:10 PM
       Paint? (by MYOB [GA]) Mar 27, 2023 5:54 PM
       Paint? (by Busy [WI]) Mar 27, 2023 6:27 PM
       Paint? (by BRAD 20,000 [IN]) Mar 28, 2023 12:39 AM
       Paint? (by Busy [WI]) Mar 28, 2023 7:26 AM
       Paint? (by zero [IN]) Mar 28, 2023 9:45 AM
       Paint? (by Greg [NY]) Mar 28, 2023 12:07 PM
       Paint? (by OREO [WI]) Mar 28, 2023 8:49 PM
       Paint? (by Robert J [CA]) Mar 29, 2023 12:56 AM
       Paint? (by Busy [WI]) Mar 29, 2023 2:34 PM
       Paint? (by zero [IN]) Mar 29, 2023 5:25 PM
       Paint? (by Ray-N-Pa [PA]) Mar 30, 2023 10:25 AM

Paint? (by Robin [WI]) Posted on: Mar 27, 2023 2:17 AM

I have a five-year tenant who is requesting me to repaint the living room, stairwell, and an upstairs hallway. They've been decent tenants, paying on time and taking reasonably good care of the property. Would you do it for them?

Paint? (by Jason [VA]) Posted on: Mar 27, 2023 3:22 AM

How is their rent compared to market value? That would be a big factor for me. --71.63.xx.xx

Paint? (by MC [PA]) Posted on: Mar 27, 2023 6:06 AM

I don't paint with people's belongings in the area and I don't move their belongings. Too much liability. Why does it need repainted? Perhaps a ceiling fan or or new DW instead-something that will last longer.

Paint? (by myob [GA]) Posted on: Mar 27, 2023 6:49 AM

sorry we don't paint with residents still in a place. we will give a gallon for touch up. We suggest they damp wipe the walls. Of course we don't have long term tenants either. --108.239.xx.xx

Paint? (by Busy [WI]) Posted on: Mar 27, 2023 8:31 AM

Stairwell and hallway shouldn't be as big a problem, as no furniture. But, just a good wash 'might' just refresh the spaces. I WOULD help a tenant wash spaces; they don't have stepladders, tall ladders, and if you've ever had those streaks of dirty water run down walls, you know you wash bottom up.

I wouldn't EVER leave paint for tenants to use, but I DO touch up paint when I'm in doing repairs...though I start to get behind the longer a tenant is there.

Paint? (by Still Learning [NH]) Posted on: Mar 27, 2023 8:52 AM

Busy - I wash walls in thirds - top all the way across, middle, then bottom. Wouldn’t bottom up have streaks of dirty water dripping over the clean bottom from above? My bottoms are usually dirtier.

Paint? (by Busy [WI]) Posted on: Mar 27, 2023 9:46 AM

Still learning, maybe I have it upside down. ( stupid spatial relations issues!) My houses have all been occupied for so long, I mostly do 'spot' washing, lol!

I admit, I do a web search before doing any project that involves up, down, this way that way, cuz I mix those down ( see what i did there? groan...)

Anyway, one of the ways can leave streaks of dirt which are silly stupid to get off. I've done it once. Once. Mostly if the wash rag is wet enough that liquid runs. If its just damp, like with spot washing, no worries.

Paint? (by Jim in O C [CA]) Posted on: Mar 27, 2023 9:53 AM

Does it need painting? I use top quality Sherwin Williams and my paint lasts more than 10 years. I just opened a SW can of paint from 2015 and it’s like brand new.

Paint? (by Renne [TX]) Posted on: Mar 27, 2023 10:00 AM

We would. It is our business model to keep desirable Residents as long as we can and us offering an upgrade might keep them for another year.

We offer Residents a choice of those types of upgrades as an anniversary gift. We give the list of upgrade options along with the notice of the rent increase.

Spring is in the air and I learned from Jeffrey's book The Landlord's Kit, that Residents yearn for something fresh and new this time of year.

I would carefully set expectations. When we paint, if the room is smallish like a junior bedroom, we tell Residents all furniture needs to be gone from the room, not just pushed into the middle of the room and covered. We also say it will take 1 day longer than we think it will take so we can finish ahead of schedule.

When we replaced flooring in one home, although we told the Residents it would be 5 days (remove carpet, pad, tack strips, install flooring, paint baseboards and install baseboards, caulk baseboards, and touch up paint baseboards) they didn't believe us and were upset after 2 days. Now we detail out all the steps and repeat the time line often.

Paint? (by WmH [NC]) Posted on: Mar 27, 2023 10:21 AM

We have a now-ten-year tenant who wanted the place painted a few years ago. Of course he wanted to do it and quoted us a painter's price. We checked out the walls and they were bloody PERFECT so we declined and said we never allow tenants to paint their own place because then everyone in the building would be asking - and it is NOT in the budget and most people can't paint anyway.

His wife bugged him to stop bugging us: their place is FINE and she doesn't want to get "non-renewed."

Paint? (by Oregon Woodsmoke [ID]) Posted on: Mar 27, 2023 11:12 AM

Have you gone and looked at the paint? Is the paint shot?

Unless the paint is a lot older than the five years, it should be fine, or maybe it needs to be washed. A light scrubbing and a magic eraser will make most paint look brand new again.

Usually, a request for new paint, doesn't mean "new paint" it means the tenant wants a different color. That's a firm no from me. I don't paint with tenants in place and I never do the sort of colors that tenants like to paint.

Paint? (by Vee [OH]) Posted on: Mar 27, 2023 12:57 PM

As Busy-WI started with living room is usually biggest so you can scoot stuff one way, then the other to paint. Stairway - hallway the same, not much if anything to move. I also suggest inspecting because once you get finished with these places the demand may come along to do the rest of the house.

Paint? (by Ed [CA]) Posted on: Mar 27, 2023 1:16 PM

How old is the paint? If it was fresh when they moved in, there's no way would I repaint. --108.201.xx.xx

Paint? (by plenty [MO]) Posted on: Mar 27, 2023 5:10 PM

Can the walls just be scrubbed with magic eraser? Once upon a time my mom thought this was a good idea for a long term tenant. The requested the interior painted, so she did. She paid for labor and paint. Next rent recycle they have notice to vacate and moved. They got her to pay for their mess instead of coming out of their deposit. Tricksters!

Paint? (by MYOB [GA]) Posted on: Mar 27, 2023 5:54 PM

bUSY wi I've left maybe 6 gallons over the years. When these tenants leave I get 6 gallons back-- without exception. UNOPENED.

Ya gotta let them scratch the itch. --108.239.xx.xx

Paint? (by Busy [WI]) Posted on: Mar 27, 2023 6:27 PM

MYOB, you a braver landlord than I ! Makes sense that you got the cans back unopened, but... oh! ...I'd be nervous .... maybe I gotta learn to be more brave.

Paint? (by BRAD 20,000 [IN]) Posted on: Mar 28, 2023 12:39 AM


I would paint it.

Stairwells can be very difficult so maybe negotiate that off the list.

Is the need for paint due to child artwork on the walls - charge for it.

This is a huge departure…labor shortage AND good res shortage…I have allowed a few long term renters to paint. ESP if we had not painted at their move in. I supply the neutral color paint, drops, lie tape, and they sign an agreement to pay for any drips.

BTW I going LIGHT GRIEGE on walls with white trim.


Paint? (by Busy [WI]) Posted on: Mar 28, 2023 7:26 AM

Well Brad, at least you are going light greige, lol! I have always used a light greige ( hmmm... I think its close to SW Popular gray, ifI recall.) Anyway, I have changed brands three times, and have yet to have touch-ups not match.

For stairwells, I built a set of blocks that go on the stairs and get screwed in place with really long screws when my adjust able ladder couldn't be positioned exactly. All of my stairs are basement stairs, so I don't mind the screw holes. If the stairs are carpeted with a plush carpet, it might hide the screw holes as well. Definitely wouldn't with a berber. And, yeah, I 'd never loan this set-up to a tenant. But, that's where the greige tones work so well,; they seem to accept touch ups with no tell-tale visible marks.

Paint? (by zero [IN]) Posted on: Mar 28, 2023 9:45 AM

I used to stack five gallon buckets in the stairs to I could change bulbs or paint. I never let the tenants do it. They are responsible for the rest of the place.

Then one Black Friday I saw a deal on a nice adjustable ladder. I fell in love after the first use. What an idiot for doing it so unsafely all those years.

Oh I also change the fixtures in the stairwell with LED units as needed. Have yet to need to replace one. Still a little chicken to start swapping them out throughout the entire place. Changing a bulb is on the T, replacing a fixture is not.

Back to paint. I try not to paint during tenancy. Had a couple that I inherited when I bought a place. The last owner would drop off a pail and they would paint every spring. This worked for a couple years with me and then one of them knocked the pail over at the top of the stairs, freaked out and ran thru the paint, down the stairs, thru the apartment and outside to get to the next apartment.

That was a worse case scenario and it played out.

Paint? (by Greg [NY]) Posted on: Mar 28, 2023 12:07 PM

I tell them that we can allow them to hire a painting contractor and IF we approve the color from Sherwin Williams or Behn company.. We need the name of the contractor and the color of the paint before hand.

Chances are very low that you will hear from them on the matter

It also gives them how much it costs to repain, many are clueless...

Paint? (by OREO [WI]) Posted on: Mar 28, 2023 8:49 PM

When washing walls, the proper way is to wash bottom up. Yes, some may drip from above when you are washing above the bottom. But that is easily wiped off. If you wash from the top down, the streaks that drip lower don't usually come off well if at all.

The trick we've found over the years is to have several sponges and several bathroom fabric towels that are now rags to wipe with. As one of us is washing the walls, the dirty sponges are tossed into a bucket that the other one of us rinses well and brings fresh water in a bucket as it gets dirty. The rags are used to wipe the wall just underneath what is just washed so the drips from above don't drip all the way down. If they do, they are rather easy to wipe. Goes pretty fast that way. Depending what you are washing with, you may need to rinse well with cold water. We still have all our sponges today which can be used over and over through the years. --75.11.xx.xx

Paint? (by Robert J [CA]) Posted on: Mar 29, 2023 12:56 AM

Back in 2002, I had a Section 8 Tenant in West Hollywood who demanded I repaint their entire apartment again. Before they moved in, Section 8 Family, their case worker wouldn't release funds or sign a lease unless I painted the unit, using hi-grade paint and licensed painters. I had a Beverly Hills job done on a West Hollywood apartment.

Then less then a year and a half later I got the same request, repaint their entire unit! I flat-out refused. Then Section 8 stopped paying rent and ordered me to re-paint their unit.

I filed an eviction case against the tenants and a small claims law suit against Section 8 (the State) and the City of West Hollywood.

I was sent to the Beverly Hills courts who handle West Hollywood. I refused a judge pro tem or a commissioner, only a real seasoned judge.

After 30 minutes of lies and BS from everyone, I got to speak. The judge was willing to impose a $1000 fine for anyone who interrupts me.

I had a West Hollywood Detective testify that the reason why the tenants demanded their apartment be re-painted was their kids had fingerprints all over the walls. The court was in a uproar and the Judge refused to find anyone for interrupting. The court, Section 8 and all said so what? I then got another Judge up to testify. You see in West Hollywood, under their Section 8 guide lines, the only things a tenant is required to do is Clean off finger prints from the walls.

I had given these tenants Fantastic Wall spray and rolls of paper towels to clean the walls. They refused and demanded I re paint.

SO I won the case, got a judgment against Section 8 for not paying rent. The tenant for not paying their portion. And the City/State for playing with me and not following the rules.

NO one paid so I won an eviction and thru out the tenants.

Paint? (by Busy [WI]) Posted on: Mar 29, 2023 2:34 PM

Zero, that is a tenant painting tale of nightmares. Yikes!

Paint? (by zero [IN]) Posted on: Mar 29, 2023 5:25 PM

Yeah, the footprints stayed on the sidewalk longer than they should have. It was more to remind the other Ts why I don't let them paint.

I am sloppy enough. Covered way too may pants and shirts with paint. But that was the worst.

Paint? (by Ray-N-Pa [PA]) Posted on: Mar 30, 2023 10:25 AM

As long as the tenants are still keepers, I would consider it. Both sides will have to cooperate with one another to make it work though.

If they are no longer keepers, it might be time for them to move - but that doesn't seem to be the case here.

Subject: RE: Paint?
Your Name:
Your State:

Would you like to be notified via email when somebody replies to this thread?
If so, you must include your valid email address here. Do not add your address more than once per thread/subject. By entering your email address here, you agree to receive notification from every time anyone replies to "this" thread. You will receive response notifications for up to one week following the original post. Your email address will not be visible to readers.
Email Address: