What are typical interior painting costs?

By
Services for Real Estate Pros with HomePointe Property Management, CRMC

Painting costs can vary depending on many factors including wall condition, current wall color, type and color of paint to be used, to name a most considerations.

In the rental business we usually pay on the lower end of the scale, but we do use only licensed and insured contractors to protect ourselves and our clients.  We make sure the painting company carries workers compensation insurance for their employees.

Typical costs run about $1.00 per square foot of house up to $1.50 if a primer coat is needed to prepare the walls.  The cost of the paint is built into this price which includes major brand paints. 

So, a 1500 square foot home completed painted inside would run about $1,500.00.  A two bedroom apartment that is 700 square feet would run $700.00.  If only a 12 x 12 room was painted the cost would be about $144.00.  In the case of a single room you might expect to pay a bit more since preparation time would be higher for a smaller job as a percentage of the whole job.

Anybody have different figures on this?

Posted by

Robert A. Machado, CPM, MPM

HomePointe Property Management

Sacramento, Yolo, El Dorado, and Placer Counties

We manage residential and commercial property.

916-429-1205 x 105

rmachado@HomePointe.com

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Rainmaker
573,877
Terry & Bonnie Westbrook
Westbrook Realty Broker-Owner - Grand Rapids, MI
Westbrook Realty - Grand Rapids Forest Hills MI Re
We find out a vacant home is easier and cheaper to paint and 1500 to 2000 is a typical cost for your sample home.
March 14, 2008 02:41 PM #1
Anonymous
Anonymous
Andy

I agree that the paint costs about $1.00 a square foot, however, with a rental comes some compound, and other reapir.  Typical 2 bedrooom paint costs are about $2,500.00 - $2,800.00 and $3,000 for primer if nessesary here in NYC.  There are some landlords that pay $ 500 for two bedroom apartment, but this is unlicensed personell.

As the project gets bigger, the square footage figure is important, however not reliable, and shouldbe used as a guide. Smaller projects have to absorb other costs, and this is where the $1.00 figure fails. to get accurate results.

I had a woman who had $60 square feet of tile, and read on the internet that it costs $2.00 a square foot to install...and wanted us to install it for $120.00 in labor.....this doesn't work...see where i am getting at?

 

October 18, 2008 08:55 PM #2
Anonymous
Anonymous
DoItDon

I hope you are saying $1.00 per square foot of wall and cieling surface?!? Unless you live in south america. In the US, I do not know ANYONE who could afford to paint an empty unit for less than $2.30/ sq ft of flooring footprint. And they are sloppy hacks. Any decent painter I know charges about $3 to $3.50. And that is if the unit is completely empty. A lived in home with furniture to move and work around costs $650 to $800 for an average room with average cieling heights. The decent, quality guys being in the $700 tp $800 range. If your $1.00 per sq ft figure applies to footprint as opposed to surfaces painted, then you live in bizarro world. Or another third world country.

July 21, 2009 01:27 PM #3
Rainmaker
251,689
Robert Machado
HomePointe Property Management, CRMC - Sacramento, CA
CPM MPM - Property Manager and Property Management - Sacramento Area

My property management clients would never pay much more than a $1.00 per square foot (footprint).  In painting a personal home the costs can go way beyond that for a more accomplished painter and better quality paint.  I live in California!

July 26, 2009 12:26 AM #4
Anonymous
Anonymous
redstone

I have to totally agree with DoitDon.  $1/sq. ft. is a joke unless you're an illegal immigrant working for peanuts.  It's totally offensive and quoting people numbers like that is misleading to customers and a detriment to hard working, legitimate contractors. 

January 20, 2010 10:12 PM #5
Rainmaker
251,689
Robert Machado
HomePointe Property Management, CRMC - Sacramento, CA
CPM MPM - Property Manager and Property Management - Sacramento Area

Good luck getting $3.50 a square foot in our area. 

January 21, 2010 12:13 AM #6
Anonymous
Anonymous
dave

Robert----your saying that a 12 x 12 room would be painted for $ 144.00  ?   Does that include ceilings?

If thats the case, basically a painter is working for $80.00 after materials.  Say it takes 3 hrs---and thats prob. not two coats.  He's working for 26./hr.  I don't know any self employed guys that can survive on that.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

January 27, 2010 04:59 PM #7
Rainmaker
251,689
Robert Machado
HomePointe Property Management, CRMC - Sacramento, CA
CPM MPM - Property Manager and Property Management - Sacramento Area

This does not include ceilings.  Keep in mind that this is rental work.  Painting is not a high profit margin business.  Of course we could pay more, but the competition for this work is fierce.

January 27, 2010 11:02 PM #8
Anonymous
Anonymous
Hanna

I can't say I've ever felt the urge to live in CA but seeing Robert's responses regarding painting for only $1/sq ft reassures me that I couldn't even pay for my work truck's gas with $1/sq ft for painting.

Do illegals even work for such chump change like that?

March 11, 2010 07:45 AM #9
Anonymous
Anonymous
B. Berrettini, Pennsylvania

Painting is the most undervalued contractor service...until your carpet is destroyed, your ceilings have wall paint all over them, and things are missing in your home...oh yeah...of course it's also always awesome when the contractor keeps comming back part way through the job to ask for more money.  That's always a cherry on top.  So all these cost boards should keep posting completely unrealistic pricing so the general public has rediculous expectations, which will ultimately result in complete and utter disappointment.  Way to go.

June 15, 2010 08:40 PM #10
Anonymous
Anonymous
Kevin Faust
It is this type of advice (poor) that gives home owners a hissy fit when you bring them real costs. Boo
August 25, 2010 11:48 AM #11
Anonymous
Anonymous
Nicholas Darracq

Once a poor paint job is applied, it can be extremly costly to fix. If you are a property manager and do not use a licenced contractor for painting, who carries general liability and workers comp insurance, you are putting your clients in a highly risky situation. One slip on the ladder and your client is in a world of trouble. 1 dollar a square ft. would be illegal labor or uninsured labor. A professional would never consider his pricing based upon the footprint sqare footage. You could have 2, 1000 square foot properties, one with 8ft walls and another with 20 ft walls. It's a nonsensical way of looking at pricing. In a very competitve rental market, a quality painter perserves your property by not folowing the "blow and go" philosophy of many hack painters. If you have quality properties, with walls, cabinets, flooring, and windows in good condition, one bad paint job will destroy your ability to get top rents. Paying for quality painting services from a professional company is good business for  property owners, and property managers.

December 22, 2011 01:32 PM #12
Anonymous
Anonymous
Joe

I would have to agree that , if its turn over painting the prices are on the $1.25. a foot floor area.

 

I personally charge use to charge $150 labor only for a 10x10 room up to a 10x12. Half that for a small hall or a half bath.

If you have 20' high walls, you have to triple the price, most people dont want to get up on a ladder that hight and will pay more, and plus its three times as tall, more wall area , even thou its the same floor area.

 

High quality jobs you can charge the high rates some of those contrators are talking about. Metro Area do have lots of people who say they can paint.

 

If our in the San Francisco Bay Area give me a look

http://www.joethehousepainter.com/

December 06, 2012 04:19 PM #13
Anonymous
Anonymous
THOMAS EDWARDS

well i have to say that is pretty cheap   is this all one color   empty rooms no carpet  or  cabnets in the house   or is the   home owner supplying all the material   sounds like that is the labor price    and that is still low          is way to low    has  to be  $250----$ 350   for normal size room   price depends on  trim work  and how many windows and doors    and how many different colors   and if the ceilings textured or not   will take extra paint if so   

 

 

Edwards Repair &Maintenance  

tedwards7474@yahoo.com 

Cleveland,TN. 37323 

 

 

January 13, 2013 01:58 PM #14
Anonymous
Anonymous
bill

i believe in being fair priced and doing a quality paint job i have done this for twenty years also thomas im not sure how it is there but here in ut u would be lucky to get another job by word of mouth doing paint jobs for almost fifty dollars an hour in someones home that is very greedy and unfair licensed or not! as for th rest of u 1.00 per sq  os not bad if you r doing high volume but 3.00 is rediculous. ots all about treating the customer how u would like to b treated. 1.50 -2.00 is fair for most homes if u have the entire homw depending on two tone or three repaints 1.25 - 1.75 depending on if u r changing colors. u dont hve to gouge people to b a high end painter word of mouth is very valueable.

March 15, 2013 03:59 PM #15
Anonymous
Anonymous
Harry L

If you are saying you will paint my home for $1 sq ft. come on you have the job! I will make sure it is done right, no problem. I have an aprox. 1000 sq ft home, I want proper masking, prep, of course you will use primer, and the lid will be done! Thanks I will except that bid right now and pay for your plane trip. 

Here it is for the real folks out there and this will vary depending on where you are. Three bd home from 1000-1200 sq ft. I will not do the job without prep and masking, 5-10 hrs depending on the prep. Prep can take two days if your dealing with caulking, replacing molding, holes or imperfections in the wall, and this has to be done before you can paint, if not, hire the guy for $1 ft. You are 100% right, word of mouth is the best marketing, I do not want my name on something that looks like Cr#@^!.

Now lets get real and answer the question, going with a typical home with 8-12' walls,

Normal prep and masking, 4 hrs two guys $300

The Lid, Primer and Paint $1800 = $1.80 sq ft

The Home, Primer and Paint $1500 = $1.50 sq ft. this includes two colors, one for walls, one for molding and trim

Total $3,600 That includes a quality job that any customer will be happy with and you make money according to this economy that we are in. $20 and hour for a pro, forget about it. $50 and hour, that is 2005 prices not today good luck! I worked for General Drywall for eight years I am quick at patching. Say a 2"-2' hole in the wall in about an hour and that includes matching the texture and feathering so you cannot see where this hole was. Eight years with Ramond Constuction the largest in the world at this time, they are now global! Branum Constuction, about six years. Halspro-LLC opened in 1999 and now on my way to a city near you soon! Remember folks a home in 2005 that was selling for $500,000 now sells for $250,000 so you need to be carefull when pricing or you price yourself out of business. Thanks, this is great input!

Here it is, and the last five that I have done at these prices were greatly appreciated and landed me more work that I can handle. I am now being asked to fly from my home town to others to put together teams that can work smart, quick, and productive, thinking on their feet. I also have now completed my Masters in Business and help set up business. Thanks for your time and remember, tell someone a joke today as life goes to quick, make someone have a good moment, lighten up and it will get better. Contractors do not be labeled as a jerk, be a leader, train but listen.

Have a great day!

 

March 31, 2013 04:25 PM #16
Rainer
39,383
Brian DeYoung
Audrey Edelman Realty USA - Ithaca, NY
Brian DeYoung

I am a former paint contractor.

I have painted for builders who wanted to use this formula. It only works for ceilings.

On average, homes are said to have about 3 times the wall space compared to floorspace.

That is, a 700 s.f. apartment will have 2100 s,t of wall space.

However a 2000 s.f. home MAY have 6000 square feet of walls, orit may have less.

My last two homes have had exactly the same square footage. However one was a 4 bedroom with a dem, one was a 3 bedroom.

The three bedroom had very large rooms. thus LESS WALLS. The 4 bedroom is older, and all the rooms are smaller, MORE wall space.

Asking about average paint costs is like asking how much the average 3 bedroom costs.

Oh there is an average, but that doesnt mean that you want the median.

How much is a 4 door car? Depends, it may be a Mercedes, it may be a buick.

July 29, 2013 07:18 PM #17
Anonymous
Anonymous
Remie Rodriguez

I charge 150 per room for one coat add $50 for two coats ceilings are $150 customer supplies paint & prep material I can paint a two bedroom ,kitchen,bathroom, two closets in one day I'm a pro

June 19, 2014 05:40 PM #18
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Rainmaker
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Robert Machado

CPM MPM - Property Manager and Property Management - Sacramento Area
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