Skip to content
  • There are no suggestions because the search field is empty.

Refinishing Cabinets

Done correctly, refinishing cabinets can make older kitchens look modern again and significantly boost rental appeal without the cost of a full remodel.

Audience: rental property owners considering whether refinishing cabinets is a cost-effective alternative to replacing them, and wanting guidance on durability, materials, finishes, and long-term ROI.

Cabinets are one of the most visually influential parts of a kitchen or bathroom. Replacing them can be expensive, but refinishing is often an excellent, budget-conscious upgrade that dramatically improves appearance while extending cabinet lifespan.

FAQs ❓

Is refinishing better than replacing cabinets?
Often, yes, especially when cabinet frames are structurally sound.

How long does a refinishing job last?
Typically 5–10 years in rental environments, depending on preparation and finish quality.

Can I refinish cabinets myself?
Yes, if you’re comfortable with detailed prep work. Otherwise, refinishing requires skilled labor.

Does refinishing increase rent?
In many cases, yes, updated kitchens photograph far better and attract higher-quality tenants.

When Refinishing Cabinets Makes Sense 

Refinishing is a strong option when:

✔ The cabinet boxes are solid and in good condition

✔ The doors and hardware still function properly

✔ You want a modern update without full replacement

✔ You want a high-impact upgrade at a low-to-mid price

✔ Door styles are simple, shaker-style, or classic

If cabinets are warped, cracked, water-damaged, or broken, replacement is the better choice.

Benefits of Refinishing Cabinets in Rentals 

1. Major Visual Improvement at a Fraction of the Cost

Full replacement can cost $4,000–$12,000+.
Refinishing often costs $600–$3,000, depending on home size and method.

Refinishing provides:

  • Fresh, modern appearance

  • Brighter space

  • Higher-quality listing photos

  • Better first impressions

Kitchens sell rentals — and refinished cabinets go a long way.

2. Durable Finishes When Using the Right Materials

For rentals, durability is key.
Choose finishes designed for heavy use:

Best choices:

✔ Acrylic-latex cabinet paint
✔ Alkyd-based hybrid enamel
✔ Pre-catalyzed lacquer (professional only)

Benefits:

  • Chip-resistant

  • Easy to clean

  • Moisture-tolerant

  • Withstands cooking wear

3. Refreshes the Property Without Replacing Other Materials

Refinishing complements:

  • New flooring (especially LVP)

  • Updated appliances

  • New hardware

  • Modern lighting

  • Fresh paint

This lets you “renovate” the kitchen without a full remodel.

4. Easier Touch-Ups and Repairs

If cabinets chip during a tenancy:

  • Touch-ups are simple

  • Minor damage can be corrected without replacing doors

  • Color matching is easy if you keep extra paint labeled

Owners doing their own maintenance appreciate this flexibility!

5. Environmentally Friendly 

Refinishing reduces:

  • Waste

  • Landfill impact

  • Cost of disposing of old cabinets

  • New material consumption

It’s an upgrade that’s good for both your budget and the environment.

Key Steps to a Quality Cabinet Refinishing Job

Here’s what must happen to ensure a long-lasting, professional finish:

1. Thorough Cleaning and Degreasing

Kitchens accumulate grease over time.
Skipping this step ruins the finish.

Use:

  • TSP substitute

  • Degreasing cleaner

  • Light sanding after cleaning

2. Remove Doors and Hardware

Never paint cabinets with doors attached.

This prevents:

  • Drips

  • Visible brush strokes

  • Uneven surfaces

  • Paint buildup

3. Sanding and Surface Prep

Light-to-moderate sanding is essential to allow adhesion.

Recommended grits:

  • 120 for initial prep

  • 220 between coats

Skipping sanding is the #1 cause of peeling.

4. Use the Right Primer

Primer ensures:

  • Adhesion

  • Smooth finish

  • Long-term durability

  • Prevents bleed-through on oak or dark wood

Oil-based or bonding primer is best for older cabinets.

5. Apply Multiple Thin Coats

One thick coat leads to:

  • Drips

  • Cracking

  • Uneven finish

  • Premature wear

Best practice:

✔ 2–3 thin coats of high-quality enamel

6. Upgrade Hardware (Optional but Recommended)

Adding these items significantly modernizes the kitchen with minimal cost:

  • Brushed nickel pulls

  • Matte black hardware

  • Modern hinges

Recommended Colors for Rentals 

To keep cabinets timeless and easy to maintain, choose:

✔ White

Bright, clean, modern - very popular with renters.

✔ Light gray

Neutral, hides dirt slightly better than white.

✔ Soft greige

Warm modern look with broad appeal.

When You Should Not Refinish Cabinets 

Refinishing is not recommended when:

  • Cabinet boxes are weak or sagging

  • Severe water damage exists (common under sinks)

  • Particle board is swelling

  • Doors are warped or cracked

  • Hardware is misaligned beyond repair

  • Hinges are loose due to stripped wood

In these cases, replacement is the safer long-term investment.

How Refinishing Affects Rental ROI 

Owners typically see value in:

✔ Higher rent potential

✔ Faster leasing

✔ Better listing photos

✔ Reduced turnover hesitation

✔ Delaying expensive full replacements

A well-refinished cabinet set can extend life 5–10 years or more.

🔗 Related Articles