Best Paint for Rental Properties
When painting a rental property, the priorities shift: durability, cost, and quick turnover matter more than luxury. Landlords want walls that look good for showings, clean up easily between tenants, and don’t need constant repainting.
We’ve put together this complete Q&A guide to help landlords, property managers, and DIY owners choose the best paints, finishes, and colors for rentals — along with prep and maintenance tips that keep units looking fresh while saving money long-term.
🏠 Paint Basics for Rentals
Q: What type of paint is best for rental properties?
Choose water-based, low-VOC interior paints that balance affordability and durability. Look for washable finishes in mid-grade lines (not contractor-flat only).
Q: Should I use cheap paint for rentals?
Not too cheap. Super low-end paints need frequent repainting and touch-ups. A step up (mid-tier quality) saves labor and lasts longer, which is often more cost-effective.
Q: What are the most common brands used in rentals?
-
Sherwin-Williams ProMar 200 Zero VOC
-
Benjamin Moore Ultra Spec 500
-
Behr Premium Plus (GREENGUARD Gold certified)
All are designed for high-volume property maintenance.
Q: What finish is most popular for rentals?
Eggshell or satin for walls (durable, washable, hides some flaws), and semi-gloss for trim and doors. Avoid flat for rentals — it marks too easily.
🖌️ Finishes & Durability
Q: Why not use flat paint in rentals?
Flat hides imperfections, but it scuffs easily and doesn’t clean well. In rentals, where walls see lots of wear, it can look bad fast.
Q: Is eggshell durable enough for rentals?
Yes. Eggshell is the sweet spot for rentals: low-sheen, attractive, and washable in modern paint lines.
Q: Should I use satin instead?
Satin offers more durability and easier cleaning than eggshell, especially in kitchens and bathrooms. If you don’t mind a bit of extra sheen, satin is a strong choice.
Q: What about semi-gloss on walls?
Too shiny for most walls — it highlights imperfections. Stick to semi-gloss for trim, doors, and cabinets where durability is most needed.
Q: Do I need mildew-resistant paint for rentals?
Yes, in bathrooms and kitchens. Choose a bathroom-rated satin or semi-gloss to resist humidity.
🎨 Color & Style Choices
Q: What paint colors work best in rentals?
Stick to light, neutral colors that appeal to the widest audience:
-
Warm gray
-
Soft beige/taupe
-
Classic off-white
-
Greige (gray-beige blend)
Q: Why avoid bold colors in rentals?
Bright or bold walls can turn off potential renters and require extra coats to cover later. Neutral colors make turnover faster and cheaper.
Q: Do white walls make sense for rentals?
Yes, but go with a soft white or warm white to avoid looking too sterile. Pure white can feel cold and show dirt easily.
Q: Should I paint every unit the same color?
Yes. Using one standard wall color across all properties simplifies touch-ups, reduces leftover waste, and makes supply management easier.
Q: What about accent walls?
Usually not worth it. While accent walls can look stylish, they add cost and complicate turnover painting.
🛠️ Prep & Application
Q: Do rentals need primer?
Yes, in these cases:
-
Covering dark colors
-
Hiding stains
-
New drywall
For touch-ups between tenants, spot priming may be enough.
Q: How many coats should I plan on?
At least two coats for a clean, professional finish. Using high-quality paint can sometimes cover in one coat, but two is safer.
Q: Can I use sprayers to paint rental units faster?
Yes, pros often use sprayers for speed on vacant units. For occupied properties or detail work, rollers and brushes are still better.
Q: What’s the best order for painting?
-
Ceilings (flat white)
-
Walls (eggshell/satin)
-
Trim/doors (semi-gloss)
💲 Cost & Efficiency
Q: How much does it cost to paint a rental?
DIY painting a standard one-bedroom unit costs about $150–250 in paint plus supplies. Hiring a pro can range $1,200–3,000 depending on size and region.
Q: Should I buy 5-gallon buckets instead of gallons?
Yes. For rentals, 5-gallon buckets of your standard wall color are cheaper per gallon and ensure consistency across units.
Q: How often should rentals be repainted?
-
Light turnover (careful tenants): every 5–7 years
-
Heavy turnover: every 2–3 years or sooner
Q: Can I just touch up between tenants?
Yes, if the walls are in good shape and you’ve used the same color across units. Eggshell and satin touch-ups can be noticeable though, so sometimes repainting full walls is necessary.
🧽 Cleaning & Maintenance
Q: Are washable paints really worth it?
Yes. Tenants are less likely to repaint — a washable paint lets you clean walls during inspections instead of doing full repaints.
Q: How do I clean rental walls without damaging them?
Use mild soap and water. Avoid harsh scrubbers — they can burnish eggshell and satin finishes.
Q: What about crayon or marker stains?
Magic Erasers can remove them but may dull the sheen. Sometimes repainting is faster.
Q: Should I use gloss paint to make cleaning easier?
Not on walls. Gloss is durable but unappealing for living spaces — too shiny and highlights imperfections.
⚙️ Advanced Considerations
Q: Should trim and walls be different colors in rentals?
Yes. White trim with neutral walls looks crisp and makes the space feel finished without extra cost.
Q: What about cabinets in rental units?
Use enamel or semi-gloss cabinet paints designed for durability. Consider refinishing instead of replacing to save costs.
Q: How can I save money on rental painting long-term?
-
Standardize wall/trim colors across units
-
Buy in bulk (5-gallon buckets)
-
Train maintenance staff to handle quick touch-ups
-
Use mid-grade paints (balance of cost and durability)
Q: Should I invest in premium paint for rentals?
Only in high-end properties where tenants expect a luxury finish. For most rentals, mid-tier paint lines are best.
Q: Is it worth hiring pros for every turnover?
Depends on volume and quality expectations. For large portfolios, in-house crews can save money. For small landlords, pros ensure speed and consistency.
No Comments
Sorry, the comment form is closed at this time.