Topic: Tenant Painting Policies

For the past 3 years, we have allowed tenants to paint accent walls, or entire rooms, as long as it was not a dark color.

I have to approve the shade of paint and it cannot be darker that the current color on the walls.

I am using Sherwin Williams color "Macadamia." It's a rich tan color and the trim is semi-gloss white. I haven't had anyone not like the color, so far.

The idea to let everyone paint was to retain residents. The theory is to let them personalize the apartment and they will stay longer. So many applicants are asking if they can paint, so we decided to allow them to without having to "put it back."

WRONG!!!

It hasn't worked at all and we are re-painting after one year in these apartments. I have had to paint 2 apartments after one year just this month.

Hideous colors, too. One is pink and one lime green.

I need a new policy because we are a small community and the idea behind this was longer tenants.

I was thinking of allowing them to paint one accent wall in the kitchen dining area (3 walls, very small area) as an alternative. That would not be a high cost area to re-paint.

What is working for you?

At time of renewal, you could give the resident a choice of pre-approved color that maintenance will paint to create 1 accent wall. That way, you know who is doing the work so you can count on the efficiency, when the tenant moves out you can sell it as a "premium feature" to the next resident and you know that it's not going to be lime green :)

I can say only from my experience in the past when I was running properties and on one it was in the wording of the contract that they could change the color, but before vacating it had to be changed back to the original color. That worked for the kinds of clients that we were bringing in.

Another location made it an award to where those who had lived there a year were allowed and the painter came in and did the painting. The tenants were responsible for covering their items and moving heavy items away from the walls, but we had material and never hassled those who did not have everything moved.

Yet another location they put down a deposit which they got back when they wanted darker colors to cover the costs of changing back to the original colors. Now if the new tenants were fine with the color and wanted it left, then the outgoing received their whole deposit for color change back.

Worked for us and I cannot say for other places or other states.

I've seen places in my area allow painting but with the caveat that it must be painted over with at least one coat of primer when they vacate, or the cost of repainting comes out of their deposit.

I couldn't care less what color the resident chooses to paint his apartment. Heck, he can paint it black if he wants to. While he's living there, keep the apartment clean, pay the rent on time, don't ask me to do you a favor I cannot grant to everyone, and decorate to your heart's content. When you move, as per the Lease, the unit must be returned to "move in condition." I don't want stains on the carpet, cigarette burns on anything and no smoking smell permeating throughout the apartment. I want holes patched appropriately and no other damage.

New Prospects used to say, "Really?????" I'd look at them and say, "Sure, it's your home." I found 80% of the residents resist the temptation to go too wild at move in and wait until they settle in for a year. After that, rarely will they go crazy re-doing the paint. In fact, they will say, it's not important because the walls aren't white when they move in (it's painted a pretty neutral.)

Now, for those residents who choose not to paint a color of their choosing, and they stay more than a year, the Benefits of becoming a long-term resident kicks in: we will re-paint your apartment after three years (if needed); we'll replace carpet after five years (and I'll let you pick out what you want within a few guidelines with my carpet supplier/installer). After only a year, we clean the carpet. After a couple of other years, we may change out a fixture or two or install a ceiling fan in the master bedroom. In other words, there is a Rewards Program. I believe in the power of making yourself at home.

Sandy, I suppose you could charge an increased security deposit for those who choose to paint, like some charge a Pet Deposit. That would make your residents think about this before they rush in to paint a burnt sienna color in the kitchen.

The only problem with letting your residents paint, is that not everyone is a good painter. At our property, the trim is wood. We do not paint it, and even our professional painter has had oops, and got paint on it.