An empty unit earns nothing. Turnover painting is a different job from a homeowner's repaint — it's measured in days off the market, not in how many coats you'd like.
Tell us how many units and where.
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A homeowner repainting their living room is buying a result they'll look at for ten years. A landlord repainting a unit between tenants is buying something completely different: getting the property re-let before it costs another month's rent.
If a unit rents for $1,200 a month, every day it sits empty is about $40. A painter who takes five days instead of two has cost you $120 on top of what they charged. That arithmetic is why turnover work has to be scheduled, staffed and finished differently from residential work — and why the cheapest quote often isn't the cheapest outcome.
We quote turnover jobs on a completion date, not just a price.
Repainting the whole unit when you didn't need to. Plenty of turnovers need scuff removal, patching and a couple of walls — not four coats throughout. We'll tell you which it is.
Flat paint in a rental. Flat looks perfect for exactly one tenancy. It can't be cleaned, so every scuff from furniture, suitcases and shoes stays permanently, and you end up repainting fully at the next turnover instead of touching up. An eggshell or satin costs marginally more and can be wiped, which often means one repaint instead of two.
No color record. This is the big one. If nobody wrote down the product, sheen and color code, a touch-up eighteen months later won't match, and a wall that needed a patch turns into a wall that needs repainting. We keep a written record per property so the next visit is a touch-up, not a redo.
Painting over the damage instead of fixing it. Nail pops, doorknob holes and water stains all come back through fresh paint. Stains in particular bleed through coat after coat until they're sealed with a stain-blocking primer.
If you own several units, the value compounds. Standardising on one color and one product across a portfolio means touch-ups never need matching, leftover material from one unit finishes another, and we can price a run of units more keenly than a series of one-offs.
Corridors, stairwells and breezeways in multi-unit buildings take more abuse than anything inside the units, and they're where a property starts looking tired to a prospective tenant before they've seen a single apartment. Those want a durable, cleanable finish rather than whatever was cheapest per gallon.
Straightforwardly, and it's worth being upfront because it won't suit everyone: we're paid on completion and inspection. We don't work on net 30 or net 60 terms.
For independent landlords and small property owners that's usually how you'd want to pay anyway — you see the unit finished, you walk it, you pay. If you're a large management company whose accounts payable runs strictly on 30-day terms, we're probably not the right fit, and we'd rather say that now than three weeks into a relationship.
We carry liability insurance and can confirm cover before work starts.
If the property is going on the market rather than being re-let, the priorities shift again — see painting before you sell. For business premises rather than residential rentals, see commercial painting.
Montgomery, Prattville, Millbrook, Wetumpka, Pike Road, Tallassee and across Montgomery, Elmore and Autauga counties.
Quoted on a finish date as well as a price. Free written estimate, no obligation.
