Most people want to live in a space that reflects their personal style or aesthetics — and paint is one of the easiest ways to accomplish that. But as a tenant, can you paint a rental apartment? Here’s what you need to know about landlords and renters painting responsibilities.

Can Renters Paint? Take a Look at Your Lease Agreement!

The rental contract or lease agreement should be the first thing that tenants should look at. It is an important document that outlines the terms of occupancy, specifically what one can or cannot do to the rental property during the tenancy. To answer the question of whether painting rental property is allowed, make sure to look for these specific clauses.

• Painting Clause

  The painting clause should make it clear whether a tenant can or cannot paint the rental property during his/her tenancy. Depending on the terms, a tenant may be held liable for painting the dwelling without the landlord’s written consent.

• Security Deposit Clause

  A landlord may have the authority to deduct from a tenant’s security deposit if the said tenant has made unapproved alterations, such as painting the rental property. The landlord can use the security deposit to restore the rental property to its original condition.

• Moving Out Clause

  A typical moving out clause requires tenants to leave the rental property clean and undamaged, with all furniture and appliances in proper working condition. Depending on the terms, tenants may need to repaint walls if the condition is beyond normal wear and tear. If the rental property is not “fit” for occupancy, the landlord may charge a tenant with cleaning and/or repair costs.

• Alterations and Improvements Clause

  The alterations and improvement clauses outline the extent of possible changes that a tenant can make to the rental property, as well as the procedures for making such alternations. Conversely, it will also tell you non-permissible alterations, improvements, or additions.

• Paint Addendum to Lease Agreement

  If no painting requirements were noted in the original lease agreement, a landlord may ask the tenant to sign a paint addendum. Tenants should also look at this document to determine whether they are allowed to paint their rental property.

 

Depending on your lease agreement, here are the most common rental property painting scenarios, as well as possible landlord painting requirements you may encounter.

 

1. Tenants Cannot Paint

Tenants are not allowed to paint their rental space. Aside from normal wear and tear, landlords expect tenants to leave the property in the same condition as it was during move-in. If there are unapproved changes, the landlord may deduct from a tenant’s security deposit or impose a repainting fee upon moving out.

 

2. Tenants Can Paint

There are some benefits to allowing tenants to paint the rental property such as increasing property values without having to spend on painting expenses. As such, some landlords may allow tenants to paint the rental property. Nevertheless, the security and moving-out clauses will still be in effect so tenants will be held liable for any damage that results from painting the rental property. You should also confirm with your landlord, in case there are additional requirements such as a non-refundable painting fee.

 

3. Tenants Can Paint But with Conditions

Many landlords will allow tenants to paint their rental property — but with several conditions. For instance, there may be a list of pre-approved colors or types of paint finishes that you can only use.

Landlords also typically require a written request from tenants. This helps them determine the scope and cost of the painting project, as well as whether the painting will be done by the tenant or a professional.

It’s helpful to have a landlord-tenant painting agreement in place so that both parties are protected. The landlord can specify the painting requirements, while tenants have explicit approval for repainting the rental property.

 

Landlord Painting Responsibilities: Are Landlords in Charge of Repainting?

Are landlords required to paint between tenants? Who is responsible for painting landlord or tenant? These are common questions asked by both parties. Here’s what you need to know.

There are very few laws that require landlords to repaint a rental property between tenants or at any other time. However, based on the implied warranty of habitability law, landlords are required to maintain a safe and livable environment.

If the paint in a rental property is creating unsanitary or unsafe conditions, the landlord is responsible for providing a remedy. For example, if the rental property has lead-based paint and it is starting to crack or chip, the landlord will be responsible for repainting the walls.

Even though there are no mandates for repainting a rental property, landlords should consider repainting in between tenants. A fresh coat of paint can instantly make a rental property look newer and brighter. Thus, it will be easier to attract new tenants. Landlords may even command a higher rental price based on how prospective tenants view your rental space. If you’re in a competitive neighborhood, little things like a new coat of paint can make a world of difference.

 

Frequently Asked Questions About Renters Painting Responsibilities

If you’re still unclear about landlords’ and renters’ painting responsibilities, consider these answers to the most frequently asked questions about painting a rental property.

 

Does a Tenant Have to Paint When They Move Out?

Some landlords allow tenants to paint their rental property — on the condition that tenants return it to its original condition after the lease expires. If that’s the case, the tenant will have to repaint the rental property when they move out.

 

How Often is a Landlord Required to Paint?

There are no nationwide laws that require landlords to paint their rental property. However, interior paint typically has a useful life of 3 to 5 years. As such, landlords should consider repainting their rental property within that time frame.

 

Do Landlords Have to Paint Between Tenants?

Landlords do not have to paint in between tenants — unless the current paint of a rental property creates a safety or health hazard. However, most landlords choose to repaint in between tenants for the sake of convenience. It’s much easier to schedule a repainting job when it coincides with a tenant’s move-out date.

 

How Often Do Landlords Have to Paint in California?

California does not have a statewide mandate for painting rental properties. However, in the city of West Hollywood, landlords of rent-stabilized units are required to paint every four years. There is a similar mandate in New York City, where landlords are required to paint every three years.

 

Are Tenants Responsible for Painting?

Tenants are not responsible for painting a rental property. Most landlords also prefer to handle the painting themselves. This is to prevent any kind of damage that could be caused by an inexperienced painter. For example, a tenant may accidentally paint on woodwork or natural stone finishes. However, if the painting job is due to the tenant’s own behavior, the landlord may deduct the expenses from your security deposit or send you a bill.

 

Can Landlord Deduct Painting from Security Deposit?

Landlords can deduct painting expenses from the security deposit only for reasons stated in the lease agreement. They cannot charge tenants for repainting due to normal wear and tear. However, make sure to check your state and local laws as well. Some states have strict rules on what can or cannot be deducted from a tenant’s security deposit.

 

Can a Tenant Paint Without Permission?

A tenant can certainly paint a rental property without permission. However, it’s not something that we recommend. Aside from incurring fines or penalties, painting without permission can be considered a violation of your lease. Landlords can use this as a justifiable reason to evict a tenant.

 

A Reasonable Answer to ‘Can Renters Paint Rental Units?’

There’s no definitive answer to the question: “Can renters paint a rental property?” It will depend on your landlord and the lease agreement that you signed. If there is a need for it, though, there’s no harm in asking the landlord to paint the rental property. If you are a long-term tenant, the landlord may even consider giving you special consideration to paint. Before making any changes, though, make sure to consult your landlord. This is the best way to prevent issues or misunderstandings.

 

As a landlord, it can be challenging to deal with painting and maintenance requests from tenants — especially when combined with many other duties and responsibilities. If you need help with the day-to-day operations, consider hiring a property manager. Feel free to utilize the Rental Choice online directory to find the best property management company for your needs!

 

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Performing a rental renovation is a good way to up the value of any rental property. But, which one should landlords make first?

 

The Most Important Rental Renovations Landlords Should Make

Renovating a rental property may seem like a no-brainer at first glance. But, some renovations are actually more valuable than others. Landlords have to make sure their rentals appeal to a wide range of tenants. More than anything else, these renovations should be both functional and comfortable. After all, tenants have a right to a habitable home.

These are the top projects landlords should consider when undergoing renovation for rental property:

 

1. Start With the Small Stuff

Rental renovations can seem like a huge undertaking, but they don’t have to be. Even the smallest of fixes can make a big difference.

Start with making small changes to the rental property. Make all the needed repairs and replace anything that needs replacing. This includes air filters, water filters, window screens, doorknobs, etc. Change up the lighting fixtures for ones that look simpler and cleaner. It also helps to apply a fresh coat of paint in between tenants.

 

2. Install Some New Floors

Many older apartments still have carpets as their flooring. But, carpets have since become outdated. Tenants also don’t usually prefer carpet floors because they require more cleaning and maintenance. Plus, they stain easily and can trap odors.

As a way to upgrade your rental, consider replacing carpet flooring with hardwood floors. Hardwood is a popular choice among many landlords and tenants because they effortlessly add to the appeal of a rental property. Additionally, hardwood floors are much easier to clean and maintain.

 

3. Switch to an Open Floor Plan

Walled-off rooms were trendy in the past, but it’s all about open floor plans now. An open floor plan allows for a smoother flow and makes even small rooms seem spacious.

Of course, this rental renovation will take more time and effort than some of the others on this list. To accomplish an open floor plan, you will need to knock down the walls that divide the rooms. While you’re at it, consider adding a few more windows to really brighten up the room and let some natural light in.

 

4. Remodel the Bathroom

For a lot of tenants, a clean and updated bathroom is non-negotiable. After all, the bathroom is where tenants are supposed to maintain their own hygiene. How do you expect them to do that if the bathroom is dirty and worn?

To start, make sure the bathroom looks spotless. You can either give it a deep cleaning yourself or hire a professional cleaner to do it for you. Then, you can move on to replacing the toilet or toilet seat, the faucet, and the showerhead. If you have a small bathroom, adding some storage space is a good way to attract tenants. You can also go for a sliding door instead of a standard one to maximize space.

 

5. Renovate the Kitchen

Aside from the bathroom, the kitchen is another common non-negotiable. Tenants often look for apartments with kitchens where they can actually cook. With the younger population pivoting towards a healthier lifestyle, home-cooked meals are a huge sell. Plus, it’s a bonus if they can do it in a kitchen that’s aesthetically pleasing, too.

One way to easily upgrade your kitchen is to update the cabinets and cupboards. Make sure the colors mesh well with the countertops. Kitchen appliances should also have a cohesive look. To achieve this, they must have similar finishes. Then, add a nice backsplash to tie the whole kitchen together.

 

6. Give the Outside Some Love

No rental renovation is complete without paying attention to the property’s outdoor area. Whether you rent out a single-family home or an apartment, there’s bound to be some green space.

As a landlord, landscaping and yard care generally falls under your list of duties and responsibilities. That means making sure the trees are trimmed, the hedges are sculpted, and the grass isn’t overgrown. You may also want to invest in a professional landscaping service to give the outdoor area a more stylized look.

 

7. Increase Appeal With Amenities

Lastly, a rental renovation every landlord should consider is to add amenities to the rental unit. Amenities add value to a property, and they also give you a reason to charge more in rent. Tenants also love it when a rental has the amenities they are looking for.

Some common amenities you can incorporate into your next renovation project include:

• Air conditioning and heating
• Dishwasher
• Washer and dryer
• On-site parking
• Storage space

 

The Benefits of Rental Renovations

Some landlords believe that their rentals are perfect the way they are. And while there might be some truth to that, there is always some room for improvement. Why even go through a rental property renovation? Let us count the reasons.

1. Minimize Maintenance Costs

Older appliances and fixtures are bound to break down sooner than later. They also tend to malfunction more often. This will result in higher maintenance and repair costs. Instead of paying for these repairs over and over again, it makes more sense to just replace them with newer ones. Doing this not only adds to the appeal of the property but also gives landlords a warranty on new products.

 

2. Attract More Tenants

It’s no secret that finding tenants — in particular, quality tenants — is hard to do. Older, rundown apartments usually attract tenants who are looking for something cheap, whereas newly renovated ones tend to attract tenants who are more willing to pay rent and take care of the property. When you update the rental and add amenities, your rental becomes more enticing. This, in turn, will lead to more applications and reduce the vacancy period.

 

3. Raise Your Rent

Another benefit of a rental renovation is that it gives you a reason to raise your rental rate. Because renovations offer value, it’s not unusual to expect something valuable in return as well. Of course, the extent and nature of the renovation should reflect the rent increase. It would be absurd to charge an extra $300 per month if you only added a fresh coat of paint.

 

4. Stand Out from the Competition

Tenants have so many options to choose from nowadays, so much so that it’s hard to make your property stand out from the rest. In a sea of older-looking apartments, though, one way to get noticed is to look new.

 

5. Increase Property Value

While not every landlord will eventually sell their rental property, those that do will find that renovations can significantly increase the property’s value. Thus, after making bank on renting out the property for years, you can also earn a profit by selling it off for more than what you paid for it.

 

Can Landlords Do Rental Property Renovations While Tenanted?

Most landlords start a rental renovation project when the property is unoccupied. But, what happens if the renovation takes place while there is a tenant living there? Is that even allowed?

Renovation regulations can vary from state to state. Generally, though, landlords must be careful not to inconvenience their tenants when undertaking renovations. Otherwise, this could be considered a breach of the lease agreement and a violation of the tenant’s right to quiet enjoyment and privacy. This could result in both legal and financial consequences.

To avoid legal repercussions, landlords must obtain their tenant’s permission to start a renovation project. It’s best to communicate all the details of the project, including estimated start and end dates. While a tenant can’t stop paying rent because of the inconvenience, a good compromise is to consider a rent reduction. Additionally, landlords must not forget to send ample notice before entering a tenant’s unit.

 

The Pros Outweigh the Cons

Rental renovation projects can seem costly and time-consuming. And, for the most part, they are. But, they also bring in a lot of advantages to landlords. Don’t get left behind the times. Update your rental property by undertaking the most important renovations listed above.

Overseeing renovations can be a hassle. Luckily, landlords can outsource this and many more tasks to a property manager. Start looking for a property management company in your area using Rental Choice’s online directory.

 

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Every now and then, landlords will want to renovate their rental property. But, finding the perfect contractor for the job is not as easy as you think. Learn how to hire the right renovation contractors below.

The Importance of Hiring Good Home Renovation Contractors

Renovating a rental property is a good way to breathe new life into the space and attract higher-quality tenants. But, home renovations are often easier said than done. Instead of taking a DIY approach, landlords should leave renovation jobs in the hands of experienced professionals.

Why hire a general contractor?

For one thing, you can save yourself a lot of money, time, and headaches. Renovations are usually time-consuming, and a general contractor can complete the project in less time than you. Contrary to popular belief, it is also cheaper to hire a contractor than to do it yourself. Mistakes can be costly, and they happen more often when someone inexperienced tries to do the job.

General renovation contractors also have the necessary tools and resources. They usually already have an established network of trusted subcontractors who have proven track records in working together. Moreover, project management takes skill. General contractors know how to start each project properly and what steps to take next to complete the job in an efficient and effective manner.

All things considered, hiring a general contractor for home renovation projects is a better route than doing it yourself. But, you can’t just hire the first contractor you come across. As with most things, there are good and bad renovation contractors. And hiring bad contractors can be just as terrible as taking a DIY approach.

 

Types of Home Contractors

When it comes to home renovations, most people immediately think about general contractors. But, home improvement contractors come in all shapes and sizes, each one with a specialization.

 

General Contractors

A general contractor is responsible for supervising all aspects of the home renovation process. Their responsibilities include obtaining work permits, hiring and scheduling subcontractors, and ensuring the project is completed on time.

• Carpenters work mostly with wood materials. As renovation projects often involve wood, carpenters are integral to the process. Typically, though, general contractors will also double as carpenters.
• Electricians are in charge of the home’s electrical system, making sure they function properly and don’t pose any danger to the occupants.
• Plumbers are in charge of maintaining and repairing the home’s plumbing system.
• If your home has a centralized HVAC system, an HVAC specialist is tasked with maintaining and repairing all aspects of it.
• Landscapers offer yard care and maintenance services as well as design services for green spaces.
• If you need to repair or replace your roof and gutter, a roofer’s services are often necessary.
• As the name suggests, a painter is in charge of painting the exterior and interior of the house.
• A handyman is an all-around contractor that can usually make small fixes and perform smaller renovations.
• A tile-setting contractor specializes in laying down tiles on floors and kitchen backsplashes.
• Anything related to drywall — be it repairs or maintenance — calls for a drywaller.
• When you need new wallpaper installed, a wallpaper installer can peel off old wallpaper and stick on new ones.
• If your walls are made of plaster, a plastering specialist is needed to repair or put them up.
• Masons are in charge of any surfaces made of stone, marble, or pavers.
• For installing steel beams or other steelwork, a steelworker’s services are needed.
• If your home renovation project involves using previously unused space, an excavator will need to prepare the land before anything is built on it.
• Demolition experts or explosive workers tear down houses (or parts of them) to make room for new ones.

 

How to Hire Contractor for Home Renovations

Knowing how to choose the right contractor for your next renovation can help guarantee the success of the project. If you’re hiring a contractor any time soon, make sure to utilize the following tips.

 

1. Shop Around

The first thing you should do is shop around. Don’t go for the first contractor you see. You can search for available renovation contractors online or get some recommendations from fellow landlords or homeowners. Use online reviews to your advantage. Chances are, if there’s anything bad about a contractor, it will show up on the Internet.

 

2. Ensure They Are Qualified

Hiring a licensed contractor is critical, but not all states require contractors to get a license. For instance, California requires contractors to obtain a license from the Contractors State License Board, but New Hampshire does not. It is also imperative that the contractor you hire has sufficient insurance coverage.

 

3. Ask for Estimates

It is best to ask for written estimates from at least three of the contractors you contact. This should give you an idea of how much each contractor will charge for the project. Compare the cost of building materials and labor. You should also take a look at how each contractor intends to complete the job and how long it will take.

Additionally, be wary of cost estimates that are either too expensive or too cheap. For instance, if you plan on renovating just a small part of your bathroom, a bathroom renovation contractor shouldn’t charge you $50,000.

 

4. Set Up an Interview

Once you have narrowed down your options to about three or four candidates, it is time to meet with them face-to-face. Setting up an interview will allow you to ask important questions, such as:

• How long have you been working in this line of business?
• Have you worked on similar projects in the past?
• What is your estimated timeline for this project?
• How do you plan on completing the renovation job?
• Will you be doing everything in-house or do you plan to hire subcontractors?
• When can you start?

Talking personally with the home remodeling contractor also gives you a chance to get to know their personality and behaviors. Keep in mind that you will be working closely with your contractor, so it is vital that you get along with them and that your visions align.

 

5. Talk to Past Clients

In your quest to hire a good contractor, one step you can’t miss is talking to past clients. Ask contractors for references and then contact those references yourself. Ask them how it was like working with the contractor, whether they finished the job on time, and how they dealt with hitches in the project. It is also a good idea to ask for photos of the completed renovation job.

Remember to ask for references and photos that are relevant to your renovation project. It wouldn’t make sense to ask for photos of a bathroom renovation if you’re renovating the kitchen. In that case, you would ask your kitchen renovation contractor for references and photos of similar jobs.

 

6. Iron Out Payment Options

Before finalizing the agreement, talk about the budget and how you will settle the payment. Keep in mind that every contractor will have their own pricing structure, so don’t assume one’s prices apply to another.

Regardless of the price, though, it is best not to pay for the job in cash. Contractors don’t tend to ask for cash payments unless they are scamming you. For smaller projects, you can pay using a credit card or check. For larger projects, you might need bank financing.

Renovation contractors will often ask for a down payment. That is completely normal. But, in some states and cities, there is a limit on how much a contractor can charge you as a down payment. Check your own state and local laws to ensure your contractor isn’t breaching regulations.

 

7. Get It All in Writing

After ironing out all the details, it is time to get everything in writing. In other words, you need to sign a contract. Make sure to review the contract with a lawyer before signing it. This way, you can ensure the contract is reasonable and fair for both parties involved.

At the very least, the contract should include the following information:

• A detailed scope of work
• The payment schedule
• Estimated start and completion dates
• Any applicable guarantees

 

Can You Cancel a Renovation Contract Without Penalty?

Under federal and certain state laws, homeowners do have a right to cancel their contract with home renovators without penalty, provided they cancel within the given window. This is known as a “cooling off” period. Those who wish to cancel within the acceptable time period should do so by certified mail. This way, you have proof that you sent your cancellation notice.

 

How Much Does It Cost to Hire a House Renovation Contractor?

Renovation prices can vary dramatically from one contractor to another. Aside from the general renovations contractor, a number of other factors can also influence the cost of renovations, such as:

• The nature, extent, and scale of the renovation project
• Cost of materials (dependent on industry prices and what materials will be used)
• Increased wages

Rental property owners should expect to pay anywhere between $15,000 to $200,000 for renovations.

 

A Hassle-Free Renovation Done Right

Renovation contractors are clearly the best option for landlords who would like to renovate their rental properties. But, there is a right way to hire a contractor. Ensure the success of your renovation project by following the tips above.

Landlords can outsource most of their work, including overseeing renovations, to a third-party professional. Find the best property management company in your area today with the help of Rental Choice’s online directory.

 

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