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Optimal paint for rental units

Matt Crowley

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Any suggestions for best paint for rental units? I'm officially going all renter-beige as it looks the cleanest and having one color makes touch ups so much easier and more efficient.

What product should I buy? Brand? Gloss / flat? What is the color name of the paint?

Thanks.

PS. not interested in "feature walls" as I believe that adds zero value for tenants and is just a maintenance hassle. I want a super-hardy paint that is easy to touch up and clean.
 

Owenb

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We have used glidden lifemaster line and find it is a good value for us. You can spend more, but for rentals there will always be wear and tear. Eggshell is washable, not as washable as semi-gloss, but I would not recommend doing the walls in semi-gloss
 

James Benson

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In renovation secrets, Jared recommends o'keefe grey, not sure what brand, but my companies painter recommends Benjamin Moore aura paint with primer in it. It's expensive but you can do one thick coat and be done with it, or two thinner coats. Either way, if you are paying a painter to do it you will save on labour and get a superior product. Also, touch ups can be done in one shot, and it's really durable and environmentally friendly too. If you decide to paint it yourself then I would probably use para paint as it is really durable as well, average price, but will probably need one extra coat. What ever you use, get it with primer mixed in, it will cut time bye 33%-50%.
 

James Benson

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Also, eggshell walls, semigloss trim and doors, and make sure you use kitchen and bath paint in the kitchen and bathroom, including the ceiling in the bathroom. Black trim and door paint can look a little higher end, especially if you have black appliances, but it needs to be cleaned a little more often.
 

rkiefte

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Our painters at work like to use the Cloverdale super II eggshell. I do agree with the beige though. Hides a lot of dirt and is an easy colour to touch up.
 

kfort

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I use CIL "touch of grey". Eggshell. I've spot painted dozens of times using a 4" roller and never been able to see it after. Nice having one can that works at every property.

Don't use yellow, it's the hardest to use covering up, and also the hardest to cover up. I learned that lesson after coat #4 ...

I use the CIL semi gloss white base for trim & doors
 

DonCampbell

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Just to add to the discussion. Easy to get $50/month with a contrasting colour feature wall. I know you believe it is a hassle, but it has been proven in my portfolio over and over.
 

Matt Crowley

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^ Thanks for the response Don.

There is a large developer in Edmonton who also did this for one of their recent rental developments. It is the butt of jokes of some very large property operators. Adds another $100 Painting R&M per unit year. Maybe works differently in SFH.
 

DonCampbell

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^ Thanks for the response Don.

There is a large developer in Edmonton who also did this for one of their recent rental developments. It is the butt of jokes of some very large property operators. Adds another $100 Painting R&M per unit year. Maybe works differently in SFH.

Works in my condos, townhomes and SFH's. Hmmmm $100/yr to gain $600 and to stand out in the market place (and have lower turnover.... I'm Ok with that.
 

5har0n

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The colour scheme, with contrast walls is like clothing. The choices can highlight features, and de-emphasize architectural aspects which are less appealing. How dark or light the paint is can change perceptions of how big a room is. "Dress" your rental unit for success. :)
 
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Matt Crowley

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Works in my condos, townhomes and SFH's. Hmmmm $100/yr to gain $600 and to stand out in the market place (and have lower turnover.... I'm Ok with that.

How do you know that $50 / month is due to the wall painted that color? Is it in the rental ad? Will they resign the lease for $50 more only if the one wall is painted a feature color? Is it a box that they check when they rent the suite that they only pay the additional $50 if one wall is painted a feature color?

You will pay $100 / unit year for 200 units. You will pay $300 - 600 / unit year for a professional painter to paint that wall in a one-off situation.

We don't believe this is a value add. A concierge service, additional security, and amenities are value add. One painted wall? mmmmaybe something else.

Anyways, I'm advertising only $50 a month for a painted wall for a turnover I'm working on now. We'll see if it works.
 

kfort

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Would be interesting to run two side-by-side identical ads with the thumbnail picture being the only difference one having a photo shopped feature wall and the other no feature wall.

Might be able to test feature wall color and that impact by the same means. If you decide to do so I would probably set up an auto responder with some important questions like asking a about work details etc. simply to gauge quality of applicants and only count those who at first glance would qualify

Of course it's another thing altogether to have them sign on the dotted line
 

Courtney Hammond

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We had great response and quick applications base on what seems like the fact that we aren't "renters beige". (Meaning it's the first thing everyone comments about loving- more than the appliances)

The points you and others make about keeping it simple and easy for touch ups are valid. But I too would side with Don in that I believe our small upfront costs gain us a high return. We tend to attract the renters that are looking for a "home" (long term) because they are tired of having a beige rental.

Based on kijiji comparable prices- we rent $100-200 more a month and always have a line to choose from. But I wouldn't fully know if that is due to the colours, or all the other factors we put into our properties.

I think in the end it depends on how you want to market your rentals, your ideal tenant, and what your market is doing.

Why not try something out on one rental and see how it goes? Paint is one of the areas that can have a great roi... If you have an affordable painter.

I also agree with the comments of flat on walls, semi on doors and trim (love making these a different colour!) and having the appropriate kitchen and bath paint.
 
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