Painting Rental
Hello everyone, I am rehabbing a rental property I was wondering what's the consensous on painting the trim for an interior paint job, I am going with an off white color, just not sure if it will look tacky with the walls and trim the same color. What about the doors, different color or same color? Thanks any feedback is greatly appreciated.
The doors and trim need to be in satin. The trim can be the same color as the walls, but I would paint the doors bright white. In my personal house, the doors, trim and walls are the same color. But it is a more contemporary look and some people would feel that doors should be white.
brenda
I always do bright white on all the trim. Semi-gloss, easy to wipe off and has a nice sheen to it. Contrasts beautifully with an off-white wall.
Certainly is easier painting everything the same color but itf you are trying to sell it you want it to look as nice as possible. I always do a light color on the walls and an off white woodwork. Looks a little more inviting than all white hospital looking. door same as woodwork unless they are a natural wood color and then I would go with that.
I agree 100% with the previous poster - but in my experience with Sherwin Williams, anywhere the light does not hit that white paint every day, (like a pocket door, or if furniture blocks that section of trim) it turns yellow.
I agree with oil base for woodwork. It's getting to where people look at you funny for asking for oil based paint (WTF??) and try to tell you that water based works just as well. Bullhockey.
Benjamin Moore, baby. If you're looking for a high-quality paint.
My rentals, I just use Glidden (trim) or Behr (for walls).
Thanks everyone for the very usefull information.
There is absolutely no wrong or right method when it comes to painting trim walls and doors which colors. It is personal choice and based on investment goals.
Oil or latex? - come on now guys this isn't 1971.
The best looking results usually involve more work, which is painting contrasting or complementary colors where the walls, trim and doors are not the same color - hey, lets not forget the ceiling here too.
However, is this a $2000 a month place or a $700 a month place? That's where the decisions lay, not anything else. If it is a $700 a month place, paint everything the same, if it is $2000 a month - hire a painter.
Quote: The best looking results usually involve more work, which is painting contrasting or complementary colors where the walls, trim and doors are not the same color
OK, I realize that real estate rentals and resells are not high design. But just to clarify - it is very contemporary to paint the walls, trim and doors the same color. Start looking in design magazines and look around when you visit a nice contemporary restaurant or retail store.
Brenda
Rehabinator,
The place will rent for about $950. So I was thinking to paint it the same to save time and energy. Is there a type of paint that will work on both. Painting the same will save lots of time and energy. It would seem to be very time consuming to paint walls and trim for each new tenant if it needed it.
Re: I was thinking to paint it the same to save time and energy. Is there a type of paint that will work on both....
NO.
You better hire a professional because it sounds like you do'nt know what you're doing when it comes to paint. If you use the wrong paint on the woodwork you will ruin it for future paint jobs. Do you really want to sand or replace all the trim in your property? I have actually passed on buying potential rehabs because the previous owners painted everything with the same paint. Latex on the trim, doors, kitchen and bath cabinets... thousands and thousands of dollars worth of damage due to stupidity.
Wether you do a good job or a bad job, use good paint or bad paint, painting still takes about the same time and energy.
Painting is labor intensive, don't go through all that work (or pay all that labor) to apply the wrong paint or a cheap paint just to save a couple of bucks... it aint worth it.
And I'll say it again, whatever you do DONT USE ANY KIND OF LATEX ON YOUR WOODWORK. I'm not joking when I say oil is the only way to go if you want a lasting job that doesn't look like crap. If you use a waterbased product on your woodwork, it will chip, peel, need constant touchup and unless you lay down a serious primer and then spray the topcoat, it will look like a 5 year old did it. Don't let anyone sell you
on Acrylic for the wood either... it is inferior to oil but at least better than latex.
Sounds like you want to put the least amount of effort into painting your place. The only area where you can save a little on effort is by using the same color (not the sam paint) for walls and trim.
Good luck.
And just a final thought.
The colors you choose are just a matter of taste. The product you choose for the surface you are painting is a matter of quality, durability and whether or not it's appropriate for that particular application.
You wouldn't paint your car with a can of Krylon, use silly putty in place of plumbers putty or repair a hole in the wall with duct tape and toilet paper. I've seen it done however<g>.
As for color, most everyone (renters) are happy with white all the way around. But, they are more impressed with what the builders of upscale new homes are putting in colorwise which is just basically a two tone experience. White trim with Buff walls. It really isn't much more effort (if at all) or expense to do what the pro's are doing.
Quote:
OK, I realize that real estate rentals and resells are not high design. But just to clarify - it is very contemporary to paint the walls, trim and doors the same color. Start looking in design magazines and look around when you visit a nice contemporary restaurant or retail store.
Brenda
Brenda - I think if you should look at the details in those pictures, you are going to notice that in contemporary design, there is no base, crown, chair rail or any other type of molding. I think at best painting everything all the same color mimics a cheap contemporary design look. Still if the place is average or low rent nobody will no the difference.
Quote:
On 2004-12-23 19:11, dakerrian wrote:
Rehabinator,
The place will rent for about $950. So I was thinking to paint it the same to save time and energy. Is there a type of paint that will work on both. Painting the same will save lots of time and energy. It would seem to be very time consuming to paint walls and trim for each new tenant if it needed it.
Of course, this is not rocket science no matter how much others want to make it sound like it. You can paint everything with latex, everything with oil or a combination. I would just use latex, it is easier to work with and you will get just as excellent results. Wiping everything down with a TSP solution will do more for your end results than juggling all types of different paint types.
I've painted literally tens of thousands of square feet of walls, ceilings, trim and doors all with latex with excellent results. Use rollers as much as you can for speed and better results. On your doors use the small rubber rollers used for smooth surfaces and the results will be fantastic.
Don't kill yourself trying to figure all this out, this is just painting. It's not that big of a deal. I've never had any horror stories in regard to latex, this is an interior for Gods sake, there is no rain, wind, sun effecting the paint.
If you want to go with one color for ease of application and take it up a notch, the only thing you might want to do is paint the walls in a flatter sheen such as 'eggshell' and paint the trim and doors in the same color but use a 'semi-gloss'. You will get the combination of easy painting and speed while getting the flat sheed advantages on the walls which will help hide imperfections in the drywall, and the semi-gloss benefits on the trim and doors which will help hide dirt and grime and hold up better. The differences in sheen will stand out and look really nice yet be easy to achomplish with just cutting in with a brush where they meet.
In the bathroom and kitchen use a semi-gloss so it is easier to clean.
I used to use one color to make it easier. Now I use a flat on the walls, off white, ceiling white on the ceilings and full gloss white on the doors and trim. The flat on the walls and ceilings keeps imperfections down. The full gloss on the trim makes it look "richer" and can be wiped off instead of re painting each time. I use the same color in every home, rental (no difference if it is low income or high income) or resale. That way I can buy in bulk for better pricing. I keep BIN tinted to the wall color in stock. I am now starting to add an accent color to one wall in the living room to jazz things up. By using the same color each time the labor goes way down after the initial painting.
Get a realtor to take you through houses in your neighborhood and see what the corresponding houses are like. Then match that with a few "sizzle" features so that yours is the first to sell.
I would never use satin on trim, never have seen satin trim? Also my personal preference is bright white trim with some other offset color on the walls.