Should we repaint the ceilings or not?

Rehabbing, Fix and Flip, Rental Properties
1

I’m rehabbing a great 3-2 REO that is good condition overall. If I were going to rent it I would just clean the carpets and be done with but since I’m planning to flip, will do the kitchen/bath updates (house was built in 1980) and new floors/paint throughout. To me and my sister, the ceilings look fine - standard ceiling white colors but my brother-in-law, the chief contractor, wants to repaint all the ceilings including the vaulted living room which will require scaffolding. I don’t think it’s worth the time or money as there are no stains or issues with the paint. Yes, it’s one of those “while we’re painting X we might as well paint Y” situation but those extras costs time and money and I rather spend it on the kitchen and baths.

Any thoughts on whether new ceiling paint is a requirement for a mid-range rehab?

2

If they look fine, I’d leave them alone. Are they popcorn ceilings? I remember my dad trying to roll some paint on popcorn ceilings and having the material fall off the ceiling.
If there were smokers in there before, there will be nasty brownish orange stains on the ceilings. If that’s not there, don’t waste the time/money on them.

3

If your contractor just wants to roll the ceilings to freshen up the appearance I would let him. If He isn’t suggesting retexturing or anything like that he shouldn’t need scaffolding, Just a nice thick roller cover and an extension on a paint stick. That would be fine even for a vaulted ceiling. If he is just rolling one coat of paint and he doesn’t have to do much cutting in. A good painter can cut in using an extension pole. If the ceiling is going to remain the same color (flat white?) then it should be fine since you would be looking for a decent application nothing more and you would have accomplished your goal.

4

I needed to paint the ceiling of a house we are currently rehabbing last week,I have a sprayer I have never used, but thought this was the perfect place,I painted the ceilings (1800 sq. ft house) in a few hour with the sprayer on Friday,it was easy, not that big a mess and made a big difference in how the house looks,

Mine was a little simplier because we are changing the carpet, but it really was easier than I expected

5

They look fine now, but when you have fresh paint and new flooring, you are going to discover that they look tired.

Paint them while everything is already masked and before the new flooring goes in.

6

Hey Andy - good to hear you used your sprayer. :beer

7

Good God no. Update the bathroom/kitchen, change the flooring, paint the warn areas and get it listed. Save your money for the carrying costs if it doesn’t sell as fast as you thought.

8

Having recently painted several ceilings, it does make a difference. Unless the ceiling looks terrible, you don’t really notice the ceiling, but it adds to or detracts from the whole room. Seeing the room after it is painted is like sitting in the kitchen with only the refrigerator compressor quietly running. You don’t notice the noise until it shuts off, and then you realize how quiet it is with the compressor off.