If they've lived there for 3 years, chances are you will have to repaint at turn over anyways.

My biggest advice is to do any major demo and work (taking out a wall, replacing/repainting cabinets, refinishing or replacing floors).

It may be a new kitchen floor, repainting the living room, etc...

- damages - to roof from Antenna, Ruined lawn by pet urine and bug patched walls that need to be repainted.2 questions - did anyone had experience of small claims court in Washington, by law do I need to refund everything if I am late beyond 21 days. ( everything was deducted from receipts)Does the judgment against me go on Credit history?

foundations are pretty common issues i have found in Texas and other parts of the deep south.issue is how extensive do you need to cut water sewer lines.. patch cracks in the walls then repaint etc.some areas are simply worse than others.. and some builders got away with minimum foundation thickness that will be a constant problem..  

I want the place to be vacant when shown and in its best condition possibleRight now I'm doing one where I've repainted the whole place and done new flooring....... cant put my ad up until its far enough along that I can take nice pictures....but it wont be 100% ready before I post my ad and it will still need some small stuff done after the open house.

If it's a dropped ceiling use a jabsaw to cut and access hole, then when you're done up there, just screw a 1x4 to the cut out piece so it holds back up there level with the other sheet rock and tape, mud, sand, and repaint it.

Getting an offer is the key and nothing gives back more for your buck than cleaning...and if it wont clean, repaint.

I expect to repaint after every tenant.  

One of our new tenants (have rented for 2 months) contacted us asking if they could sand and repaint their deck.