Real Estate Investing Forums

Real Estate Investing => Rehabbing, Fix and Flip, Rental Properties => Topic started by: Matt66 on April 25, 2007, 10:08:18 am

Title: Rehab and Rental Paint Color
Post by: Matt66 on April 25, 2007, 10:08:18 am
My real estate agent has been bugging me to change the color we paint our rehabs. We use a bright white that we just spray on the walls trim and everything else. Then we hang cabinets, lay carpet and call it a day. She wants us to go with more of a taupe then paint the trim white. We dont exactly do high end rehabs mostly in the $50,000-$120,000 range.
On our rentals I was thinking of a little darker shade of something so dirt, smoke and scuff marks dont show as much and we dont have to paint as often. I would rather use just one color so we can spray every thing.
Lowes just discontinued the paint we have been using for the last 5 years, so I figured this might be a good time for a change. What are the rest of you using?
Thanks, Matt
Title: Re: Rehab and Rental Paint Color
Post by: mcwagner on April 25, 2007, 12:58:24 pm
sherwin williams macadamia for most walls.  sometimes one shade lighter for a really small, close, or dark room.

nice warm color.  every one, and I mean EVERY one who views our rehabs comments on the color. 

color sells.  white bombs do not.
Title: Re: Rehab and Rental Paint Color
Post by: bradyc on April 25, 2007, 01:45:57 pm
I forget the brand but I got it at Ace Hardware, it's called "Summer Tan". LOVED IT
Title: Re: Rehab and Rental Paint Color
Post by: Bexo on April 25, 2007, 02:45:19 pm
I agree with your realtor.  A different color trim will likely more than pay for itself.
Title: Re: Rehab and Rental Paint Color
Post by: Rich_in_CT on April 25, 2007, 04:25:15 pm
I see a lot of white trim, tannish paint in places these days and it pops.  For the very small extra expense it might make it worth it.  The just redid the halls where I work like this and it looks a million times better than the plain white that was there before.  My aunt also has a nice house that was recently redone this way and it looks sharp.
Title: Re: Rehab and Rental Paint Color
Post by: mcwagner on April 25, 2007, 05:58:30 pm
yeah, crown moulding and base in bright white.  always.

even lower income folks want to have a house they can be proud of.  the extra cost of good paint has always been worth it for us as it vastly increases interest and, presumably, reduces time on the market.
Title: Re: Rehab and Rental Paint Color
Post by: propertymanager on April 25, 2007, 06:13:32 pm
Matt66,

We use Berkshire White from Walmart, in a satin finish.  We paint everything this color, which makes it easy to touch up when the tenants' children write on the walls with crayon or holes get punched in the walls.  We use True Walnut to paint the wood floors.  When we put carpet in rentals, we use 55 cent/sq ft Berber carpet from Lowes.

It doesn't pay to do too much to working class rentals.

Mike
Title: Re: Rehab and Rental Paint Color
Post by: JaredfromIndiana on April 25, 2007, 06:14:16 pm
I used to live in "white tornado" world.  Then I realized that momma buys the house and momma likes color.  We have done alot of soft tan walls with white trim.  The last one we did we used a soft grey that people LOVED.  The one we are working on now we used a very light tan in the kitchen an baths, and a soft warm green in the big living room.  Looks awesome.  In one house I used different colors for every room!  Talk about a huge waste of time and money.  The bottom line is to not make things too difficult.  Warm nuetral color walls with white trim and doors. 
Title: Re: Rehab and Rental Paint Color
Post by: Matt66 on April 26, 2007, 02:58:08 pm
So the consensus seems to be to two tone the rehabs and single tone the rentals.
Thanks for the input, Matt
Title: Re: Rehab and Rental Paint Color
Post by: jdproperties on September 20, 2007, 11:47:42 am
What sheen should the crown moulding and doors be? Semi gloss?
Title: Re: Rehab and Rental Paint Color
Post by: LoriK on September 20, 2007, 01:26:39 pm
I like semi gloss for trim.
Title: Re: Rehab and Rental Paint Color
Post by: duh on September 20, 2007, 03:29:22 pm
Stay with white
your realtor is not the boss you are
white goes with everything and makes the rooms look clean and big
easiest to repaint when your tenant moves out .
the carpet can be a beige/brown for color contrast.
Lowes has a inexpensive plush carpet alwas in stock and looks great
I use  walmart dutch boy paints and always looks great
Title: Re: Rehab and Rental Paint Color
Post by: buffinvestor on September 20, 2007, 09:14:03 pm
Sherwin Williams "Accessible Beige" for walls (you can always mix it in whatever brand you want if you want to spend fewer bucks).

Always semi-gloss white for wood (trim/doors/window frames, etc.).

Nobody commented on kitchen/bath though...

I do Lowe's "Main Street USA" for bathrooms...It looks like pea soup on the can...Thought I made a bad mistake on the color until I did my first bathroom...Really pops with the lighter wall/floor tile I always use...

Lowes "Quiet Waterfall" for the kitchens....It's a light green that looks great for a kitchen and always complements wood kitchen cabinets (tannish walls with wood cabinets would be a little "heavy" for a kitchen)...
Title: Re: Rehab and Rental Paint Color
Post by: Salverston on September 21, 2007, 09:16:51 am
While I'm not doing anything now (I sold all my properties in 2005 to take a couple years off) here is what I did.

Rentals - everything was one-tone "Apache White" semi-gloss.  It is an off-shade white and since I used a bunch of it I could get some discounts and had no problem doing touchup.

Rehabs - Frankly - I was a bargain hunter so on my journeys to paint stoes, Home Depot and elsewhere I'd keep an eye out for overstock and bargains.  I'd try to find a very light tan for the walls.  If something came up I'd buy 100 gallons and use it until it was gone.  For small rooms I'd do white trim - worthwhile getting the better stuff.  For large rooms I'd use a complimenting dark trim.

Also I'd be always on the lookout for decent quality remaindered carpet and tile.  I'd often pick up a pallet of remaindered tile for $5.  A lot of breakage  and waste in there, but there would always be enough to do a few rooms.  I normally would put a mix of flooring in my houses - wood or tile in common areas and carpet in bedrooms and family rooms.

If done right, it looks like you spent a lot of money.  Of course, if you don't choose well it looks cheap.  The main thing is if you don't have an eye for what looks good, get a spouse, a friend or someone to point out combinations for you.  Just don't let them go overboard.

With your agent bugging you for the different color, if you trust her then I'd do it.  She should be there not only to do the selling services but she should also have a very intimate interaction with your local buyers and know their preferences.  If she says a little darker color would be better to draw the buyers' interest then I'd do it.  If you can't trust your agent's advice on something like this, you need a different agent.
Title: Re: Rehab and Rental Paint Color
Post by: claymc on September 21, 2007, 06:33:10 pm
newport beige from Porter Paint and white trim.. makes a world of difference.

also

'Leather' from sherwin with white is great too
Title: Re: Rehab and Rental Paint Color
Post by: dmharp on September 21, 2007, 08:23:38 pm
i spray all the walls and ceilings bone white then go back an [aint doors and trim in semi gloss white
Title: Re: Rehab and Rental Paint Color
Post by: JaredfromIndiana on September 22, 2007, 03:59:22 pm
I get painting a rental home white with white trim, but a home your selling needs more than that. 
Title: Re: Rehab and Rental Paint Color
Post by: Matt66 on September 25, 2007, 05:48:25 pm
Wow,I started this post back in April. Good to see its a popular topic. Anyhow we did change to a sort of taupe color on the wall with white trim, on our rehabs. Our rentals we are trying the same color, but with a sort of mocha color on the trim. Hoping not to have to paint them as often as we did when everything was white.

Matt
Title: Re: Rehab and Rental Paint Color
Post by: LuckyBuysYuckyHouses on September 25, 2007, 09:23:11 pm
Wow, does your realtor pay your bills too?  :bobble

ha ha, anyway if your typing about it, then you must be thinking maybe shes right. I think she is. And go figure, if its easy, its not right.

we do several rehabs a year, we always paint the walls a nice tan, and trim white- makes a HUGE diff. You wont recognize the house... seriously its worth the extra work.
Title: Re: Rehab and Rental Paint Color
Post by: Matt66 on September 26, 2007, 07:32:07 am
I know some of you are wondering, why listen to your realtor, I am just going to do it my way and I dont care what anyone else thinks. Well your real estate agent is one of the biggest assets on your team, they actually get your house sold. Our agent deals with buyers a whole lot more than we do, so she knows what they are saying about places and what they like.
We have been involved with several dozen transactions with her, so there is a level of trust there. If she said it would sell faster and for more money, if we painted it hot pink with purple polka dots, I would seriously consider it.
When we first started in this business I didnt listen to my agent, my attorney or my accountant and everytime it cost me money. Professional advice is worth every penny.
Matt
Title: Re: Rehab and Rental Paint Color
Post by: LuckyBuysYuckyHouses on September 26, 2007, 07:46:56 am
When we first started in this business I didnt listen to my agent, my attorney or my accountant and everytime it cost me money. Professional advice is worth every penny.
Matt

Yes, big mistake not listening to attorney, accountant...
It sounds like you actually have a good realtor. You use exclusively her. Thats good. But sometimes realtors will come up with excuses as to why the house is not selling, when really they need to work at it a little more. Realtors are well worth the money when they are aggresive. After all is said and done, sometimes they dont make enough. I think his realtor is right in this case, to paint a diff. color. But when they start nit picking a house you just rehabbed, thats when i have to say- your the prof.
Title: Re: Rehab and Rental Paint Color
Post by: duh on September 26, 2007, 11:55:54 am
Be careful ...You sometimes get bad info from realtor feedback.
 they tell you what the so called buyers want in a color.
Well............... is it the buyers who say it or the prospect who looks @ 20 houses and has something negative to say about all of them.... including the colors??!These are the ones who never buy!!
Get the feed back on colors from several agents and from people you show houses to that actually buy them.
 Or actually rent them .
Remember... white goes with everything !!
Title: Re: Rehab and Rental Paint Color
Post by: JaredfromIndiana on September 28, 2007, 06:31:10 am
Neutral neutral neutral.  Warm, inviting, sharp lines, neutral.  Did I say neutral? 
Title: Re: Rehab and Rental Paint Color
Post by: eastsideguy1124 on September 29, 2007, 10:28:07 am
In the rehabs I flip, I use Behr Light-Weight Beige for the walls, and a Behr basic white for the ceilings and trim if I don’t stain the trim. What’s everyone’s opinion on door color? If I paint the trim and door casing white, would you go with white doors as well? Or, would you leave a contrasting look and go with white trim, white casing and a stained color on all interior doors? I have done it both ways and not sure what gets better results.
Title: Re: Rehab and Rental Paint Color
Post by: abc123 on September 29, 2007, 10:54:08 am
White doors (same color as the frames). If it's a special deal and the doors have multiple panels sometimes a different color on the panels can give it a Buckingham Palace effect, but it's a lot of work.
Title: Re: Rehab and Rental Paint Color
Post by: RealityCo on September 29, 2007, 09:08:27 pm
lowes

latte in flat....
Title: Re: Rehab and Rental Paint Color
Post by: ruready on September 30, 2007, 09:34:14 pm
Now who can I get to paint these wall cheap? Do you guys just call around and take cheapest? About how much do they charge to paint a 10 by 12 room?
Title: Re: Rehab and Rental Paint Color
Post by: mcwagner on October 01, 2007, 09:25:45 am
With no carpet or furniture, I can Wagner Power Roll a room in about a half hour.  An hour with the ceiling.  Whole house in less than a day, although tall ceilings (moving the ladder) slows me down.

Every dollar of labor I save is a dollar in my pocket.  I have a hard time paying for things I can do myself in a timely manner.  Let the pros do the things you can't do yourself.
Title: Re: Rehab and Rental Paint Color
Post by: RealityCo on October 01, 2007, 11:36:47 am
With no carpet or furniture, I can Wagner Power Roll a room in about a half hour.  An hour with the ceiling.  Whole house in less than a day, although tall ceilings (moving the ladder) slows me down.

Every dollar of labor I save is a dollar in my pocket.  I have a hard time paying for things I can do myself in a timely manner.  Let the pros do the things you can't do yourself.

My thoughts EXACTLY!