Satin, Semi-gloss, Or Gloss For Rentals
I currently use semi-gloss throughout my rentals. I am getting ready to rehab a new rental and I am actually considering using a gloss but in a darker color in the kitchen, halls, and bathroom. I hate painting! It takes time, more time, more time,(did I mention more time?),and of course money. I've never tried it but some of the paint companies literature actually reccomends gloss for the walls in the kitchen and bathroom. My worst fear is that I will do this painting in gloss and then all the potential tenants will not like it and I will (worst nightmare) have to repaint it! Has anyone tried gloss and if so, how satisfied have they and the tenants been with it? Does satin hold up near as well as semi-gloss in a rental and if so, do the tenants really prefer it?
gloss on floor boards and doors...satin on walls
I've never had any complaints on the semi-gloss I painted everything I could with it and would do so again I think it lasts longer and is easier to clean.
Seeing it is a rental you might get your best bang for the buck by using a satin or semi-gloss. I would have to consider the ease of cleaning when a tenant moves out. Hopefully you could just wash the walls and be done with it.
In my own home I use a satin. Semi-gloss just seems too shiny.
Some food for thought.........I generally use a satin finish. Have you ever considered using a sprayer? My crew (sometimes one guy depending on depth of rehab) uses a sprayer to paint all of my properties. The most time consuming part is masking the entire place, but it beats rolling paint all over the entire property. If it is a full rehab and the old carpet is removed, spraying is that much easier. Hope this helps!
I have been using Glidden Antique White Semi-Gloss on the walls and Flat Ceiling White on the ceilings for years. No one has complained and clean up has been easy. These colors are also more neutral.
Dav- I think you can do what you want to do, but not in the combination you want to do it.
A gloss could be fine, and a dark color could be fine, but not the two combined.
Use gloss and a dark color and you are going to hate it.
Use gloss and a very light color (white) and you will be fine with it. The lighter the color the less the glossines will show up, the darker the color and the glossiness will be very objectionable.
By going light with gloss you will get what you want.
I used a semi-gloss rich, almost dark blue in my bathroom, with semi-gloss white trim, door and ceiling. With all new chrome fixtures, I really though it would look sharp. I HATE it! First of all, you wouldn't believe how hard it is to cover white paint with dark paint! I bet I had to do four coats on the walls to cover the old white paint. Second, the dark color combined with the semi-gloss, showed every little imperfection in the wall. I am a bit of a perfectionist and everytime I'm on my "throne" I see something else wrong!
The only reason I don't paint over it now is because it took so long and cost so much, I refuse to have it wasted! I figure one more year and my conscience will allow me to re-paint! BTW- I used Behr Premium brand paint.
Good Luck!
Sickdog
Definitely satin paint..... and spraying is the ONLY way to go. Masking can take some time, however, you make it up when the spraying starts. Don't waste any time masking glass either. Spray over it and scrape it off EFFORTLESSLY with a wide scraper. Saves LOTS of time!
Thanks for the input. I'll try a an antique gloss white in the kitchen and bathroom and see how it goes. It makes a lot of sense now that you mention it to use a light color with the gloss. I did learn one thing about painting ceilings a while back that I have found very helpful.Use a high grade acrylic ceiling paint instead of the extremely cheap stuff most places carry as ceiling paint. The good stuff is far more elastic, and it will greatly reduce the incidence of cracks showing up again and again.
Kitchens and Baths semi-gloss. Cleans better and most tenants are not as caring as they should be.
Always Spray, I train a sprayer. Uses all of the nozzels. The tapers are another crew. Keep them separate. The get in each others way. Their imput is not good each tries to make it the easy way. We want the correct way. We train the Tapers and we train the sprayer.
Fast and furious and out.......
Do not semi with a dark color. Reminds my tenants of the joint. Now in the $1,500 a month units it is different.
Cheers Lucius
I use semi gloss in the kitchens,bathrooms,and all trim,windows,and doors. I use flat or satin on walls. Do not use dark colors,you will regret it.