Walmart Paint - A Long or Short Term Problem?

Question

Quick Question...

I know plenty of folks (myself included) are not fans of Walmart paint.

However: I have a property that needs to be painted and a tenant who is willing to paint it. With Walmart paint. Does this cheap paint have issues beyond application? I will not be keeping the walls the colors the tenant has chosen, so my thought process is that I'm merely pushing my inevitable paint project down the road when I have someone else in there.

I just want to make sure I won't be causing more trouble for myself down the road with cheap paint to go over. Thoughts?

Account Closed · Answer

@Dustin DuFault

If the tenant is willing to provide the labor (and you are confident he/she has some painting skills), why don't you buy the paint? This way you get your rental painted with good quality paint, and you get free labor.

There may needs further consultation on the color - perhaps you can agree on something the tenant likes but that is still neutral enough for future renters.

Walt Payne · Answer

@Hattie Dizmond  You would be surprised how much that cheap paint will cost you. We use a medium grade satin paint, and use the same few colors for all of our rentals, though in different combinations and proportions. So one quick coat will almost always suffice. Cheap paints require extra coats, so you have not only paid as much for the paint, but you have doubled your labor costs.

Walt Payne · Answer

@Dustin DuFault

I'm going to advise against EVER allowing tenants to paint unless they are painters by trade. Even if you think 70% might be neat and tidy and not make a mess (a hugely inflated number) how much damage do you think one messy painter can cause to your property? For example I almost never paint ceilings. But a messy painter could cause a serious mess against the ceiling, requiring that it be painted. And what about kitchen cabinets, carpets, hardwood floors, tile grout, etc, etc, etc.

Really bad way to save yourself some labor, because in the long run it could cost you a lot. And since you approved it, you eat the cost.

Hattie Dizmond · Answer

There's no issue with WalMart paint, other than it doesn't have the coverage, longevity and scrubability properties that higher quality paints possess.  I've used WalMart paint in several rentals I have lived in myself, when I was moving around for work.  I hate white walls and didn't mind doing the work to get rid of them, but I wasn't going to spend $40 gallon on the paint I would have put in my owned home.  $12 a gallon sounded much better!

Phil Z. · Answer

I don't think you will have any problems painting over cheap paint.

Rachel H. · Answer

Usually, the issues with cheaper paint brands are more related to cosmetic issues and longevity. If you buy quality paint, most likely it will last longer than cheaper paints in general. If your tenant is OK with the type of paint you choose, it really depends on your preference.

Hope that helps!

Walt Payne · Answer

As I said above, you may not be getting the labor for free. The deferred costs could be significantly higher than painting it yourself.

Mike D. · Answer

If you're getting the labor for FREE, then invest the savings in quality paint! You're saving a ton of money not paying for painters!

Hattie Dizmond · Answer

@Walt Payne

If you read my post, you'll notice I was saying it won't cause the landlord any problems later on, since he's going to repaint anyway.  He specifically asked if the cheap paint would create problems for him, given he would have to repaint regardless.  As for cost savings, I was speaking of the cost of the paint from the standpoint of a tenant.  If I'm only going to be in a property for 6 mo to a year, I don't care what the long-term costs.  Also, there was no paid labor costs being discussed in any part of this equation.

I only use high quality paints in properties I own.  In fact, for my primary residence, I've paid ridiculous amounts for custom/specialty paints.  Ralph Lauren is my personal favorite.

Dustin DuFault · Answer

@Walt Payne

I think that's really good advice.

I didn't mention before it but I've had quite the 'terrible' month in Real Estate and to have this off of my plate is pretty attractive right now, LOL. I did consider your points and wrote a contract addendum specifying the tenant would be liable for damages resulting from painting and expressly accepting other liabilities arising from their painting the property (like medical issues).

I realize that whether I get any capital back on that deal if the worst happens may be another matter though!!

Walmart Paint - A Long or Short Term Problem?

Most Popular Reply