Any of you use a paint clause for turn overs?

My rental is very nice and I always paint between tenants. I am thinking about adding some type of clause if some one moves out after a year or two and the house needs painting due to numerous spackled holes all over the whole house. Is there a better way to allow someone to hang pictures that wont damage the walls?

There are some hanger types that are like post it notes, they just peel off. I don't know how their holding poser is or what weight pictures they will hold though. If I had valuable pictures I don't think I would trust them to cheap holders.

On the material control sheet on the home, I'll say something like BR1 - Wall - New: 0 of 3 years to reflect a new paint job.

If someone is there longer than three years they don't get charged for paint. If there are holes however, I will charge them $2 per hole.

So say someone is there only one year and hangs one picture on just one wall. The cost to paint the one room is $120. I need to paint one of four walls $30 and they got one year of use out of the paint so the paint job is only $20 and then $2 for the spackle of the hole. $22 total. Now that seems low to some, but I would be tickled pink if that was the only charge for some folks.

Command strips work well for hanging things, as long as they buy the good brand. The off brands seem to peel paint when removed or they just fall off.

I prefer that outgoing tenants do not spackle or otherwise attempt to fill the nail holes. Usually makes more work for me than just doing it myself. I also do not charge for nail or tack holes as long as it is not excessive. I decide what is excessive.

More problems come from when they tape things up. Small piece stays on the wall when they remove it and then it fisheyes when you paint, or they use something really strong and it rips the paper off the drywall.

You pick the nail size and the amount

(Think small pack of finishing nails at Ace)

Patrick,

Between every turnover seems excessive and expensive.

Maybe use a better, washable, satin paint. Flat paint "bruises" easily.

The label on the can says 12 years.

My lease is clear: $375 per room to repaint.

Limit of 5 nails per room on average.

Command strips may only be used on smooth unpainted surfaces because they WILL take off the paint layer.

We leave a quart for them actual bucket and tell the res to touch up.

We tell them to leave the nails in the wall for the next resident.

We often repaint corner to corner of the bad wall, not the entire room.

Our Welcome Gift Bag includes a Ziploc bag with 12 small brad nails (LOVE that term!) hoping they will use these instead of railroad spikes.

We install miniblinds on every window which immediately saved our window trim from huge nails from blankets and drapes.

Hope these ideas help!

I want them to hang artwork, & tell them so. If they feel at home, they want to stay, is my theory.

I also tell them no more than 4 small picture-hanging hooks per wall. I do not want them to sparkle/patch and definitely not to do any touch-up paint. I've had paint over rough patching & not-quite-matched paint applied. I would much rather do that myself - right the first time. I have the exact same paint to use without needing to do the whole wall/room - & understand the importance of priming a repair first to get the same finish to be invisible.

Here is a section giving minimum repair costs, from the end of my Rental Agreement:

Painting, per room, walls 275

Painting, per room, ceiling 50

Nail holes (4 brad nails per wall allow) 25

Repairing spackle by resident, each 5

Remove stickers/adhesive residue, each 3

Drywall, small dent repair 15

Drywall hole, up to 5 square inches 25

Drywall hole, 5 -10 square inches 35

Drywall hole, over 10 square inches 50

Our duplexes were built in the 1920’s. Most of you may not have these older places, but could still incorporate what we do in new builds. In the 20s houses had picture hanging molding. Ladies would use ribbon to hang their pictures. The molding hung an inch down from the ceiling and was all around the room.

DJ, exactly what I tell them on the initial walk-thru.

"You are going to live here, it will be up to you to decorate to your tastes. Hang pictures, if you miss the nail and put a hole in the wall let me know and I will fix it and charge you. If you don't tell me it will cost a lot more."