Rental Maintenance

How to Hire a Painting Company for Rental Property

2785 views March 6, 2024 Karina Jugo 7

Learning how to hire a painting company for rental property is a skill every landlord and property manager should do. One of the most popular property improvement projects that rental property managers and landlords undertake every once in a while is painting. Regardless of the project scope, hiring a professional painting company is the secret to a well-done job. It saves you a lot of effort and time in the long run.

Due to the high number of painting companies on the market today, it can be confusing when selecting the best painting company. This is why it is wise to be skeptical about who you are hiring. Below is a comprehensive guide on how to hire a painting company for a rental property if you’re doing maintenance in between tenants.

Before selecting a painting company to meet your needs, follow the steps below.

1. Find painting specialists.

You have a few main options when you start looking for painting companies. The first is a simple Google search or a site like Angie’s List. These are good options to start, as they will give you a lot of feedback and let you find user reviews.

The second method is to use the old-school way. Look up Yellow Pages. Or watch out for a paint company’s sign while driving around. Asking your local paint supply company, like an employee at a Sherwin-Williams store, can also work.

Finally, you can ask around if any of your friends, family, or coworkers have had great experiences with painting companies. The best people to ask are those who have also invested in real estate or are property managers, similar to yourself. If they refer you to a company you are already interested in working with, that’s a good sign.

Referrals are essential as they are more effective than just checking out companies online. You get an objective appraisal of the business ethics and skills of the company. That said, you shouldn’t rely entirely on the feedback you are given from your friend. They may be biased towards the painter they refer you to if they’re friends or family members, so that’s something to dig into before you move forward.

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2. Compare at least three painting companies.

Talk to at least three different companies before making your decision. If you don’t get multiple bids, getting a feel for how much the job should cost is more challenging.

Ask the same questions to each company. All questioning should be done in a week. If you wait too long, you want to move fast because their quotes may change due to demand. Note that if any estimates sound too good for the deal to be valid, think twice.

Make sure you have a great list of questions to ask your painting contractor. The list will ensure you don’t forget anything and get all the information you need to decide.

3. Critical Information to Find Out

A painting project involves a lot of money and time. Therefore, make a point of meeting the company representatives for an interview. Watch how quickly and efficiently they answer your questions. It would be best if you also were keen on any suggestions they give, as this confirms their expertise. During the interview, find out the following information from the representative.

Experience

Find out how long the painting company has been operating. Companies that have been in the industry for a long time have gained invaluable skills. Such companies have also settled with the necessary equipment in place. In addition, they have survived the challenges that come with this business, so they deserve more credit.

However, do not entirely make your decision based on experience, as you might miss great painting companies at the entry-level. It is recommendable that you hire a painting company that has been operating for at least two years.

Licensing and Insurance

hire a painting company

Before dealing or negotiating with a painting company, this should be the first thing you should check. The company should have a license issued by the state, worker’s compensation insurance, and liability insurance. The company must have these documents before hiring them.

A reputable painting company will have those documents in their possession, and they should be free to show them to you as proof of legal business operation. These documents protect the company and its workers when on site. They also protect you and your home.

Hiring painting companies outside legal boundaries denies you the right to regain your money for neglected promises. Instead, give more credit to any painting company that is a member of a national or local association, such as Painting and Decorating Contractors of America.

Preparation work

Inquire about the preparation work that the company does before painting. A great company spends time doing everything necessary for the project’s perfection. On the other hand, a cheap job skimps the prep task to cut corners.

The prep work required will depend on the type of job. If it’s an exterior job, they should pressure wash the house to get all dirt off. If it’s interior, they should tape molding around the room and cover the floor and furniture with plastic or drop cloths to keep paint from splattering.

Employee vs. subcontractors

Find out if the employees of the company are direct employees. Direct employees are those that get a monthly paycheck. The alternative to this is subcontractors; if this is the case, they should have individual insurance policies. The direct employees should be covered by the company’s general liability insurance policies and worker’s compensation.

If they use contractors, confirm the company’s insurance covers them. Remember, they’re working for YOU. You call the shots- and if their bases aren’t covered, you should consider hiring someone else.

Guarantees and warranties

Ask if the company offers any guarantees. This should be in addition to the guarantee given by paint manufacturers on the products. Ask for a guarantee in black and white. A verbal guarantee isn’t enough.

Obligations

Seek clarification on the start and completion dates. Find out if there are any specific obligations you are responsible for. If you delay executing your responsibilities, you might interfere with the completion dates.

One example of your obligation might be moving all furniture to the center of the room. However, the painting company usually won’t do that for you because it’s a liability for them to do so, and it takes up valuable painting time.

Cost

Find out from the company representative how much the painting task will cost you. The lowest quote should not be the only or the first consideration. A rental property painting project needs a skilled, experienced company to undertake the task.

You also need an insured and licensed company with great employees and awareness of safety issues. Therefore, the ideal company will not have the lowest bid. Even if the price is usually a genuine concern, it should not be the sole determinant.

4. Gauge how knowledgeable the company is.

Knowing how to hire a painting company for rental property means knowing what to listen for when you talk to the contractor.

A skilled and experienced painting company should be eager to answer your questions. They should be able to demonstrate their knowledge regarding the task at hand, leaving no doubt in your mind they know what they’re talking about. It should also be in a position to make recommendations on the best brand of paint to use.

The company should also be knowledgeable about the latest painting techniques and products. It should suggest finishes and colors of the latest trends—experience matters.

5. Call the references.

how to hire a painting company for rental property

Once the company gives you references, please make a point of calling them. Check their records against the business bureau to determine their credibility. Obviously, you can ignore this advice, but spending an extra 5-10 minutes getting feedback from these references never hurts.

Brandon Turner from Bigger Pockets emphasizes that you should always check references. Considering he’s one of the most well-known and respected real estate bloggers, it’s probably a good idea if he says to do it.

6. Get the formal estimate.

The company should give you a scope of the material to be used, the amount of prep work, and the project in a written contract. This information should not be scribbled on the back of business cards or napkins. Professional painting companies offer their clients written agreements as well as specifications.

By writing, I don’t necessarily mean it’s a hard copy. Of course, many will give you a physical copy, but a digital version sent to your email is fine, too. I would argue that’s a better format since it is much easier to save away in case you need it again later.

Conclusion

There you have it – how to hire a painting company for rental property. With this information, you can now select the best company to paint your property. Above all, you will need to trust your gut. Did you find the company punctual and courteous?

Do not leave your rental property in the hands of anyone who has a paintbrush and a white van. Instead, use the above tips to hire the best painting company. All the best!!!

Authors

  • Karina Jugo

    Karina Jugo is a content administrator at RentPost who works directly with real estate and property management experts to create resources and guides for property managers. She has more than 15 years of experience in content research and writing for various industries.

  • Jacob Thomason

    Jacob Thomason is the CEO and co-founder of RentPost, software platform providing property managers, landlord or owners with the tools necessary for property management. Jacob is a software entrepreneur with with a vast array of expertise ranging from business concept design to software architecture and development. He is running RentPost for more than 14 years and helping property managers and property owners.

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