Guide To Painting Your Rental Property In South Auckland By RMC Painting

It is for this reason that painting the exterior and interior of the rental property is so important when it comes down to managing and maintaining the rental property. There are a lot of myths and misconceptions about painting rental properties and certain things that you should avoid. We’ve created a guide for rental and investment property owners.

Repainting versus normal wear and tear

It can be difficult to determine when scuffs and dirty walls go beyond normal wear, so you may have to ask the tenant to cover the cost of repainting. The answer will be largely determined by how long the tenant stayed at the property. If the property has been occupied by the tenant for more than one year, it is likely that the wear and tear will be greater.

You cannot charge the tenant for damage/marks that are not intentional or careless. Some landlords will charge tenants for minor issues because they want the property to remain in the same condition. Finding a balance between keeping a good tenant while also having a fair contract between landlord and tenants is crucial. It is important to be clear about all expectations before entering into an agreement to avoid misunderstandings.

Washing the walls will in most cases help maintain appearance and prevent repainting walls.

Tenants not willing to pay for the painting project

It’s important to understand who is responsible for repairing and paying for any damage or repairs in a rental. (

You may find tenants who will value your rental property the same as you do your own home. You must, however, be ready to search. It is hard to create a system of scoring that will allow you to determine whether or not the tenant will take care of the property. If you and the tenant agree, you can specify who will be responsible for certain maintenance work before entering into an agreement. If there is no agreement, tenants will not be responsible for the cost unless the damage is deliberate or careless. Wear and tear usually falls to the landlord.

Allowing Tenants to Paint Their Homes

Landlords are not the first to grant tenants permission to paint. Tenants who plan to live in a property long-term and want to maintain it will often request this. Some landlords may agree to this, but it is important that the expectations are clearly stated up front.

The worst case scenario is that your property is painted in a color you didn’t expect, or has a substandard finish. You are not legally allowed to take money out of the rent, because you have given them permission. If you don’t know that the tenant has done this before or is a pro, I suggest you hire a professional. The cost savings may not justify the results.

New Paint Can Make Your Home Look More Appealing

A fresh coat of paint and new, bright walls will give the property a “new” appearance for both buyers and tenants. Tenants will choose to rent a property that has just been painted (or are willing to pay a higher rental price) over a worn-out and dingy property. A freshly painted home has a cleaner look than a worn-out and dirty one.

A new coat of paint is also something that every landlord should consider before re-renting their property. You can easily repair holes, dings and nicks on your wall with a fresh coat of paint. It will be much more difficult once tenants have moved in.

Paint Durability

According to experts, a good paint job should last seven to ten years. You should be aware that scuffs and scratches are a part of normal wear and tear. Repainting is only an option for rooms that have become outdated, are scuffed, nicked, or have damage that cannot be repaired. Repainting will only work if you want a different color.

Most landlords will only repaint the areas of ceiling or wall that have holes. You can repaint an entire wall or room if you have the necessary materials and enough paint. You will have a new paint job that is brighter and cleaner.

The warranty on most paints (Dulux, Resene), is 10 years. This covers any paint issues such as paint fading and color changes.

Paint Basics

You can make an educated decision if you know the basics of different paints. How long your interior paint job will last will be determined by the quality of paint that you use. Durability is also affected by the finish. If you are painting your home to sell it, you can save money by using cheaper paints or fewer coats. Here are the most common paint finishes, along with their areas of application.

High gloss finish

It is easy to clean, and it’s durable. The paint dries to a glossy finish. This polished finish also reflects light. This paint finish is also resistant to sticky oils and fingers. You can use it on cabinets, trims, or doors.

Semi-gloss Finish

This is the one to use in places with high moisture levels, like bathrooms and kitchens. It is also the best option for cleaning and trimming quickly.

Satin finish

This is a great option for high traffic areas like family rooms, hallways and children’s bedrooms and playrooms.

Eggshell finish

Eggshell is a great choice for areas with less traffic. Use it on walls that have imperfections or bumps. It is also perfect for living rooms, dining rooms, study rooms and offices.

Matte finish

This paint finish gives your walls a flat appearance – it is commonly used for feature walls. This is a great option for low-traffic rooms like adult bedrooms. It’s not recommended for kids rooms because it leaves marks.

When is the right time to paint your property?

Schedule the painting of your investment property and how many times you will do it. Align this schedule with your budget to include this cost in your ROI calculation.

Create a plan that will allow you to keep your rental properties attractive and new, without affecting your budget. Consider these factors when deciding whether to paint your rental property:


After the tenant has left, you should evaluate your property. You can then check for any damage and determine if rooms need to be painted. Repainting the room is not worth it if it does not add to its aesthetics or perceived value by renters.

You Can Clean Your Walls Instead

In some cases, oils, dirt and smudges can accumulate on the walls of your property. You can quickly refresh the paint by washing the walls with mild soap and water. Use magic erasers or spot scrubbers to remove the scuffs. Concentrate on window trims, door frames and other high-traffic areas.

Paint Only the High Traffic Areas

You should only paint the areas that need it. You can paint the most visible areas, such as the living room, hallways, and bedrooms.

Competitive Edge

You can use trending colors or paint the house in a way that highlights features.

Season to Paint

Painting is best done in the summer, when it is usually dry and warm. Some homeowners paint during the spring and fall, since not everyone can paint during the summer. Some contractors extend the painting season to the maximum, but quality painting contractors understand that it is important to paint when temperatures are stable and weather conditions are constant.

However in saying that, typically a lot of painting companies/contractors will be offering discounts during the winter season because it’s generally their quieter months in terms of work volume.

Does it have to be painted by tenants?

The tenant does not need written permission to paint a property. If a tenant paints the property without the permission of the landlord, their damage deposit will be deducted.

Paint Agreement between the Landlord and Tenant

Only if the landlord has given written permission can the tenant paint the rental property. The agreement must include the names and dates of both the landlord and the tenant. A short document must also be included to explain that the landlord allowed the tenant the right to paint certain rooms in the rental property. The agreement should also include the colors that the tenant and landlord have agreed upon. All parties should have a copy of a one-page document that contains all these details.

What to know before painting your investment property

1. Select The Best Colors

It’s not as simple as you might think to choose the right color. Selecting a paint colour that appeals to all people is important. Avoid paint colors that are bright, pink, resemble national flags, camouflage or any other pattern.

Tan, Grey and Beige (neutral colours) are the best colors to use. These colors will help you attract more tenants to your rental.

2. The right paint

As a landlord who is focused on achieving your goals in Auckland, it’s important that you understand the damage tenants can cause to investment properties. Scuff marks are a good example, as they will require you to repaint the property.

If you select a sheen you can easily clean the walls after the tenants leave. This will save you from having to repaint the entire property. Avoid matte and flat paints. Semi-gloss is the best option.

3. Be Prepared before Painting Your Property

Before you begin painting, you will need to cover the floor, mask the walls, trim and windows, as well as mask any window frames. If you are doing it yourself, here are some important things to remember:

  • Use 2″ painter’s masking tape to mask the wall. This tape should be placed directly on the trim edge to prevent paint from contacting the wall.
  • Drop cloths are a great way to protect the carpet. Use masking tape to hold these cloths.
  • Masking tape can be used to cover door handles and windows
  • Mask the light fixture using a large garbage bag, and then tape this bag with masking tape. You can also remove it altogether.

You can also ensure that your paint is running smoothly by:

  • Remove all nails from the wall of the room
  • Remove curtains
  • Remove the plates and switches from electrical outlets so that you can paint these areas.
  • Filling in all the holes on the wall of a room with filler
  • Use dishwashing liquid with water to thoroughly clean the walls of a room
  • It is important to prepare the area before painting, particularly if there are smoke residues or molds.

4. The right paint tools

Bunnings and Mitre10, for example, will offer a wide range of paint tools. With so many choices, it can be confusing to know which tool is best.

  • Rollers

If you want to paint an area that is large and flat, a roller will be a vital tool. This painting tool will make your job easier. If you are buying a roller, it is important to also choose a tray. This tray is very useful for holding paint.

  • Brushes

If you are going to be painting or touching up small areas, an angled brush is the best option. A smaller brush will help you create a more detailed piece.

  • Sprayers

These tools are more expensive than brushes and rollers. These tools allow you to paint faster than a roller. Sprayers are more comfortable than rollers and produce a better finish.

Check out these other essential painting tools:

  • Protective Eyewear

It will be easier to paint your ceiling with the protection of your eyes.

  • A Bench

You can reach high places more easily with a durable aluminum bench. Some people choose to use a three-step ladder, but this can be dangerous.

  • Paint Stick

Attach this stick to your roller to easily reach those hard-to-reach places.

5. The right procedure

You need to ensure that you follow the correct procedure in order for your painting project to run smoothly. In this case, you should follow the following steps:

  • If the paint doesn’t contain primer, you will need to prime the walls using a roller.
  • Before painting the walls, paint the trim. Consider masking the room before you do anything.
  • After the trim paint is dry, seal off the edges and then use an angled brush to paint the edges. Paint the edge of the wall with an angled brush, and then coat the wall with a roller using an M or W motion.
  • A second coat of paint is the best way to get the best possible results.
  • You’ll need to remove the wallpaper before you can paint.

Does it make sense to paint a home in order to sell it?

There are many ways to make your house look better if you plan on selling it. A simple coat of paint can transform tired, old houses. It can make your home look more appealing and modern, as well as increase the value of your property.

It is impossible to overstate the importance of making a good impression on potential buyers and renters. You need to ensure that your house is presented in the best possible light, so you can maximize the return on investment.

You can also talk to real estate agents to find out what trends buyers are following in your area. They may even be able to give you advice on the colors and styles that renters and buyers are interested in. For more info about – painters in South Auckland.