When I was younger, I actually used to live in a rental property with my family, and there was this one time I won’t forget.
One day, my Mother wanted to give my brother a surprise for his birthday and painted his room bright blue (his favorite color).
But before even asking the landlord if it is okay, she went to the local paint store and started painting.
I kid you not, the next day the landlord came around to do a random check of the property while my Mom was halfway done with the room.
Although I was a bit too young to remember much, I do remember the arguing coming from the closed bedroom and my Mom crying afterwards.
I learned that we lost much of the security deposit as the landlord had to repaint the walls, and it honestly was just a mess.
A mess that could have been avoided if this article existed back then.
Can You Paint a Rental Property?
Well, there isn’t a simple answer to this question. It totally depends on the landlord, the property, or even where you are!
Generally, tenants do not have to paint the property.
Any repairs or changes are usually done by the landlord and the tenant doesn’t have to worry about it.
However, what if the tenant wants to paint the property?
This again depends on the lease and the landlord’s approval.
In many cases I found that if the tenant does not get approval for painting and goes ahead and paints the property, funds can be withheld from the security deposit.
So, it may be in your best interest not to.
But, let’s say you really want to. In my opinion, all you have to do is get the owner’s approval, it’s as simple as that.
If they say no, well you are all out of luck.
If they do say yes, then you can paint the property, however, you must pay for the paint and labor.
Also, the landlord usually has to approve of the design and color, so keep that in mind.
7 Rules to Follow When Painting Your Rental
Your landlord approved for the house paint, that does not mean you can hire a contractor and start right away.
Rather you will need to follow certain rules before you can do that. This will avoid things getting complex.
1. You Must Get Approval
Like we previously mentioned, this is probably the most important part of the whole process.
You need permission from your landlord. If you look through your tenant agreement, there is a solid chance that it says you are not allowed to paint.
However, if you simply talk to your landlord, many are understanding and will give you approval, especially if you agree to paint it back to the original color before you move out.
2. Don’t Go Overboard
Think about why you want to paint.
Maybe you just are bored with the bland colors of your rented house and want something to pop, or maybe your child really wants a green-themed room.
With either of these situations, you don’t have to go overboard.
I recommend starting small, like painting one wall at a time.
There usually isn’t a good reason to paint every wall in every room a new color, especially if you have to paint it again when you decide to move out.
3. Be Extra Careful
When you are painting, it is guaranteed to happen. You spill a little paint.
This usually isn’t a big deal, but it can be a huge deal when you spill black paint on a white carpet, especially when you don’t own the white carpet!
Try to think like a professional painting team. You wouldn’t go into someone’s house and just start throwing paint around, you would be careful and calculated.
You would prep everywhere near the painting surface by moving away furniture and covering the floor.
If you ruin a piece of furniture or something you didn’t get approval to paint, you can bet that the repair cost will come out of your security deposit.
4. Don’t Spend Too Much
This is a very common theme in this article, but it’s super important. This is not your house.
And there is a solid chance you will move out of it within the next five years. You shouldn’t invest a ton of money in painting the property.
Like, I don’t even think you should use a painting service since they usually cost a lot of money.
Feel free to use cheaper paints.
Although cheap paints do get a bad reputation, especially considering their lifespan, they are perfectly fine to be used on walls for a few years.
The less money you spend on your property is better in my opinion.
However, if a higher quality paint will make you that much happier, I’d say go for it!
5. Experiment with The Paint
Since this is a rental property, and you will not be living here forever most likely, take a risk.
Try painting your walls in such a way that they are experiments! For example, you can try painting just one wall a super bold color.
This will be a huge difference in the look of the room, and you don’t have to use that much time or paint if you just paint a single wall.
You should have fun painting, so I think you should do what you think is fun.
Maybe this will be painting a cool design in the wall or painting the entire room hot pink.
It’s your place of residency for at least a little bit, might as well have fun!
6. Talk to Your Landlord Before Moving Out
We mentioned it a few times before but talk to your landlord before you move out.
Some landlords will require you to bring the paint back to the original shade while others will ask you to use a neutral color.
But, if you are really lucky, have a nice landlord, and they like your paint choice, you won’t have to paint again (but this is very rare).
7. Give Yourself Time
On the same subject as number 6, make sure you give yourself time to paint the property before you leave!
I see it too many times where tenants are rushing within the last week of their lease to paint and move out at the same time.
This just creates a lot of unnecessary stress that is not needed.
I recommend tenants to give themselves a month before they move to repaint their property, so they don’t have to stress!
It is a general rule that if you don’t give yourself time, problems will happen!
Best Paint for A Rental Property
The rental property you are living is not owned by you.
After a certain period of time, you will definitely need to leave it – may be due to the transfer in your job or for updating to a better apartment.
Renters, therefore, do not love to spend lots of money on a house that is not owned by them.
Hence in a rental, the best paint option is the one that can last for long without the need of frequent updates.
You can go with satin or semi-gloss paint for your rental as it can easily be wiped clean. Plus, these does not require much maintenance and are longer lasting.
If you are also considering painting the exteriors of your rented building (like siding, railings, deck, etc.) make sure to choose the specially formulated exterior paint that can resist harsh weather conditions.
What Paint Colors are Best for Rental House?
Lighter paint shades are best to use for rented house.
You can paint the majority of your house in light shade and can try a bit darker shades for high traffic areas like your bathroom, dining room, etc.
Grays, creams, tans, canary yellow, sky blue, etc. are among the best neutral paint colors to pick if you are planning to get your rented property painted.
Remember a neutral theme not only refers to the light paint colors but also to tiles, hardwood floors, cabinets, carpeting, and light fixtures.
One of the greatest advantages of picking an evergreen neutral theme in your rental home is it will save you from updating the colors constantly.
This means you do not need to invest your money on regular updates and switching over to the most current trends.
Is Removable Wallpaper Good for Renters?
Instead of spending huge in painting, a tenant can alternatively install temporary wallpapers that are easily removable.
This is a good option for you if you plann to move out in a near-future from your rental property.
These peelable wallpaper (also called renter’s wallpaper) comes with self-adhesive and can easily be removed from walls without making any damage.
If you desire to improve the looks of your interiors without painting you can further add some bold curtains, artwork, rugs and house plants.
You may also change some hardware on the bathroom and kitchen cabinets (using the pre-existing holes).
This can help you make your apartment more appealing and personal.
Is It Mandatory for Landlord to Get the Rental Property Painted?
Most of the landlords usually get their property painted when the tenant move-in or move-out.
In many places its compulsory for them to get the painting done every 3-4 years.
If it’s the responsibility of your landlord, they may have their own pre-selected painters or contractors to do the job.
If you need to get the painting done before, you will need to bear the expenses, take the permission in written and follow the strict guidelines provided by your landlord.
You may then call your own handyman and a pro painter. Or can try DIY painting the rentals on your own which can save you a good amount of money.
Remember, if you are repainting it yourself or calling a professional you will be prepared to spend anything between $1,000 to $3,000 on average.
The bottom line
According to painting rental property laws in most of the states, a tenant is not allowed to paint the apartment without proper permission.
If you do so, you can even be evicted from the property.
How long the paint lasts and how often you need to get the painting done will largely depend on how you treat you’re rented apartment.
It’s good to take care and prevent the walls (and other surfaces) from getting scratched, and punctured.
This will increase the durability of the paint and will avoid the hassles involved in painting the rented property early.
If you really want to get your rented apartment painted, go through the painting charges clause in the rental agreement, take the written permission from the owner, and use the neutral paint colors.
Jack Luis is a semi-retired painter who loved painting his clients’ ideas on their walls. He had worked as a painter for more than a decade to serve the customers in areas such as Charleston, Mount Pleasant, Beaufort, Georgetown, SC (South Carolina). Today in his free time, he likes to read and write about the newer techniques that are being implemented in his profession. You may read more about him here or get in touch with him here.