Painting

Audience: rental property owners who need a clear, practical overview of painting standards, timelines, materials, and expectations in rental homes especially related to turnover, durability, and NC wear-and-tear guidelines.

Painting is one of the most important maintenance tasks in rental properties. It affects first impressions, marketing photos, tenant satisfaction, and turnover costs.

FAQs ❓

How often should I repaint a rental?
Every 3–5 years on average, depending on wear and tenant behavior.

Can tenants be charged for repainting?
Only when damage exceeds normal wear and tear with depreciation applied.

Is touch-up acceptable instead of full repainting?
Yes, if color and sheen match and walls aren’t heavily worn.

Which paint finish is best for rentals?
Eggshell or satin for most walls; semi-gloss for trim and doors.

Why Painting Matters So Much in Rentals

Painting is one of the biggest contributors to:

✔ Faster leasing

✔ Higher rental rates

✔ Better online photos

✔ Lower turnover friction

✔ Tenant satisfaction and retention

Poor or outdated paint makes a home feel old, even when other materials are upgraded.

How Often Should a Rental Be Repainted?

Typical repaint cycle: 3–5 years

Factors that shorten repaint lifespan:

High activity households
Pets
Poor-quality paint
Dark or trendy colors
Rough wall texture

Factors that extend lifespan:

High-quality washable paint
Consistent neutral colors
Low-traffic environment
Regular touch-ups
Good tenant care

What Counts as Wear vs. Paint Damage?

Normal wear (not chargeable)

Small scuffs
Minor nail holes
Faded color
Light smudging
Mild dirt buildup

Tenant-caused damage (chargeable)

Heavy gouges
Large holes
Marker or crayon
Large stains
Unauthorized repainting
Stickers or adhesives damaging the walls

Even chargeable repaint work must consider depreciation, meaning owners can only recoup the remaining value of the paint’s lifespan.

Choosing the Right Paint for Rentals

High-quality, washable interior latex paints are essential.

Recommended finishes:

Eggshell: modern look, easy to clean
Satin: extra durability in high-traffic areas
Semi-Gloss: trim, doors, cabinets
Flat: ceilings only

Recommended qualities:

✔ Washable
✔ Scrubbable
✔ Mid-grade or better
✔ Neutral colors

Recommended Colors for Rentals

A consistent palette reduces cost and simplifies touch-ups.

Popular choices:

Light gray
Soft greige
Clean white
Warm neutrals
Very light beige

Avoid:

Bold colors
Custom accent walls
Dark paints

These are harder to reverse during turnover and often require multiple coats.

Cost-Saving Tips for Owners:

✔ Keep leftover paint labeled

This allows seamless touch-ups later.

✔ Use one color throughout the home

Reduces labor and paint waste.

✔ Choose durable finishes for heavy-use areas

Satin and eggshell last longer.

✔ Touch up between tenants

If the paint is still in good condition, this avoids unnecessary full repaints.

✔ Avoid trendy colors

Neutral tones always age better.

Professional vs. DIY Painting: Which Is Better?

DIY Pros

✔ Lower cost
✔ Flexibility
✔ Easier touch-ups later

DIY Cons

❌ Prep mistakes reduce durability
❌ Color matching is harder
❌ Longer time to complete
❌ Can look unprofessional

Professional Pros

✔ Faster
✔ Higher-quality finish
✔ Better materials
✔ Cleaner edges and trim

Professional Cons

❌ Higher upfront cost

For owners comfortable with home projects, DIY can be a viable option as long as proper preparation and materials are used.

When a Full Repaint Is Recommended

MoveZen may recommend a full repaint when:

Walls look heavily worn
There are multiple color mismatches
Tenants smoked inside
Pets caused heavy wear
Patches and repairs are extensive
Touch-ups would look uneven
The paint finish is low-quality
Odors are present

A new paint job dramatically elevates the rental’s appeal and helps it lease faster.

Painting Mistakes That Cost Owners Money ❌