Choosing the right paint for a rental property can seem overwhelming at first. There are so many options to consider – durability, cost, appearance, and more. As a rental property owner, you want to select a paint that will hold up to repeated tenants, maintain a fresh look over time, and fit within your budget. The good news is that by keeping a few key factors in mind, you can narrow down the options and select paints that will serve your rental property well for years to come.
Durability Considerations
Durability is likely the number one priority when selecting paint for a rental unit. Tenants will inevitably scuff walls, ding doors, and cause general wear and tear. You want paints that can stand up to:
- Repeated cleanings
- Marks and scuffs from moving furniture and belongings
- Knocks and bumps from everyday use
- Condensation and humidity in kitchens and bathrooms
Look for interior paints with an eggshell, satin, or semi-gloss finish. These offer more durable and scrubbable surfaces than flat paints. For high-moisture areas like bathrooms, choose paints formulated to resist mold and mildew growth.
Exterior paints also take a beating from the elements. Select exterior paints that claim weather resistance, UV resistance to prevent fading, and flexibility to expand and contract with temperature changes. Glossy exterior paints will also better repel water and withstand washing.
Cost Considerations
Paint costs can vary tremendously, from $10 per gallon for basic latex paints to $50 or more per gallon for premium or specialty paints. As a rental property owner, you want to find a middle ground – paints that are affordable enough for your budget but still offer decent quality and durability.
For most rental units, mid-range latex paints in the $20-$35 per gallon range provide an ideal balance. They typically offer good coverage, an array of finish options like eggshell or semi-gloss, and enough durability for a rental. High-end paints may last longer, but they come at a premium price that often doesn’t make sense for the rapid turnover of a rental.
A few ways to save on paint costs for rentals:
- Buy paint in 5-gallon buckets rather than individual gallons to receive bulk discount pricing.
- Use flat paints for low-wear areas like bedrooms to take advantage of the lower price point.
- Stick to basic white or off-white paint colors rather than customized colors which add expense.
- Cover existing paint and small repairs with primer before painting to reduce the number of coats needed.
Paint Type Comparisons
With most rental properties, latex paints offer the best combination of affordability, durability, and ease of use. Here’s an overview of how the main interior and exterior paint types compare for a rental property:
| Paint Type | Pros | Cons |
|---|---|---|
| Latex paint | – Budget-friendly cost– Provides a mildew resistant coating– Dries faster than oil-based paints | – Not as durable as some oil-based paints – Requires priming for the best adhesion |
| Oil-based paint | – Extremely durable and moisture resistant finish – Excellent adhesion and sealer for problem surfaces like heavily stained wood | – Long dry time between coats– Strong odor– Difficult cleanup with mineral spirits/thinners |
| High-end acrylic latex paint | – Higher durability than standard latex – Good stain and moisture resistance– Washable finishes | – Much more expensive than standard latex– Primer still recommended for best results |
For exterior surfaces, latex paints provide plenty of durability for most rental properties. Oil-based paints may be preferred for high-wear areas like railings, doors, and trim since they form a harder protective film. But latex technology has improved greatly and latex paints can perform well on most exteriors.
Sheen Level
Paint sheen refers to the level of glossiness in the finish. For rental units, semi-gloss and eggshell sheens provide the best resistance. Here’s an overview of the common sheen types:
- Flat/Matte: Absorbs light and has no shine. Easy to touch up but shows scuffs and stains.
- Eggshell: Soft satin-like finish. Holds up to cleaning better than flat.
- Satin: Low-luster sheen. Stands up well to cleaning and touch-ups.
- Semi-gloss: Medium sheen and easiest to clean/wash. Good for bathrooms, kitchens, trim.
- Gloss: High-shine finish. Most durable and reflective. Good for accent trim.
In general, use flatter paints like eggshell or satin on walls and ceilings and semi-gloss for kitchens, bathrooms, doors, trim, and high-traffic areas. Gloss paint can accent architectural details like railings.
Color Considerations
Paint color has a big impact on the look and feel of a rental property. While personal color preferences come into play, there are a few guidelines that apply when selecting paint colors for rentals:
- Use neutral hues like off-white, beige, gray, and tan which have mass appeal to tenants.
- Add color through décor, throw pillows, art etc. rather than painted walls which are permanent.
- Soft tones feel more relaxing and appealing than bright colors.
- Greige or gray-beige blends are increasingly popular paint colors that create cozy, modern spaces.
- Avoid potently bold colors like deep purple or red which may be off-putting.
- White paint helps rooms appear brighter and more spacious.
Earth tones, warm grays, and soft greens are some great go-to paint colors that attract tenants. Of course, white paint can’t be beat in its rental appeal and ability to brighten up space. The key is selecting flexible hues that will work for the widest range of tenants.
Specialty Coating Options
Beyond basic wall paints, consider using specialty coatings in certain rental unit areas:
- Bathrooms & Kitchens: Use mold-resistant bathroom & kitchen paints formulated to withstand humidity and regular cleaning.
- Outdoor areas: Exterior porch & floor paint adds extra durability in outdoor high traffic areas.
- Metal railings, pipes, etc: Use direct-to-metal paints that won’t corrode or chip off metals.
- Tiles: Paint made specifically for glazed ceramic and porcelain tile adheres best.
- Furniture: Painting worn wooden furniture with bonding primer and enamel paints can restore them.
These specialty paints cost a little more but provide added protection, adhesion, and longevity in their intended applications.
Conclusion
Choosing durable, quality paints for your rental property upfront will save you money and headaches down the road. Look for interior latex paints in eggshell or satin finishes that can stand up to repeated cleanings and touch-ups. Semi-gloss is ideal for bathrooms, kitchens, doors, and trim. Exteriors also benefit from latex paints with weather-resistant properties. While expensive premium paints are not essential, avoid the cheapest economy grades which sacrifice performance. Lastly, keep color choices neutral to appeal to the widest range of tenants. With some consideration given to the purpose and location, you can find the right rental property paints that balance quality, durability, and affordability.
