Decorating Between Tenancies: When and How
Fresh paint sells a let faster than almost anything else. Here is when to do it, what to spec, and where to draw the line.
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# Decorating Between Tenancies: When and How
Paint is the cheapest way to make a tired property feel new. A fresh-painted flat lets faster, achieves higher rent, and attracts better-quality applications. Skipping it to save £400 can cost three weeks of void.
Decide: touch-up or full redecorate
Touch-up (every tenancy)
- Walls clean, no major marks beyond cleaner-friendly scuffs.
- Last full decoration within 3–5 years.
- Spot-fill cracks, sand back, dab paint over marks.
- 3–6 hours of work, £30–£80 in materials.
Full redecorate (every 5–7 years)
- Last decoration 5+ years ago.
- Multiple scuffs, marks, faded colour.
- Yellowed ceilings.
- Tenant change after long tenancy.
- New rent banding (raising rent to market post-refresh).
If in doubt, the smell test: walk in like a prospective tenant. Does it feel "lived-in" or "fresh"?
Colour and finish
Stick to a neutral palette that suits all tastes and ages well:
- Walls: warm off-white. Dulux Trade ''Vanilla Sundae'', ''Almond White'', or any white-with-a-hint-of-warmth.
- Ceilings: brilliant white, matt emulsion.
- Woodwork (skirting, architraves, doors): brilliant white, satinwood or eggshell.
- Hallways and stairwells: the same off-white but in a more durable finish.
Finishes by room:
| Room | Walls | Ceiling |
|---|---|---|
| Bedrooms / lounge | Matt emulsion | Matt emulsion |
| Hall / stairs / landing | Mid-sheen (durable) emulsion | Matt |
| Kitchen | Mid-sheen / kitchen-specific | Matt |
| Bathroom | Anti-mould / bathroom-specific | Anti-mould |
Skip: feature walls, deep colours, anything fashionable. They date fast and limit your applicant pool.
Specifications worth paying for
- Trade-grade paint — Dulux Trade, Crown Trade, Johnstone''s Trade. Better coverage, more washable, only marginally more expensive.
- Anti-mould paint in wet rooms — Polycell 3-in-1 or Dulux Trade Bathroom.
- Stain-block primer — for water marks, mould patches, nicotine stains. Without it, marks bleed through new paint.
- Tin per room rule — buy 5L per room as a starting point.
Costs
For a 2-bed flat (typical 60 sqm floor / 180 sqm wall area):
- DIY: £200–£400 in paint and consumables.
- Decorator (touch-up + accent repaint): £400–£700.
- Full redecorate by decorator: £900–£1,800.
Per square metre of wall area: £6–£12 covering labour and materials at trade rates.
Timeline
A small flat full redecorate:
- Day 1: Prep — fill, sand, mask, dust sheets.
- Day 2: Ceilings + walls first coat.
- Day 3: Walls second coat + woodwork.
- Day 4: Touch-ups, snags.
- Day 5: Clean, photographs, listing live.
Allow 5 working days from check-out to "ready to view". Trying to compress to 2 days produces visible defects and re-do costs.
When DIY makes sense
- One property, you have the time and ability.
- Touch-ups only.
- Outside the cleaning trade''s reach (e.g. above stairwells).
Honestly assess: a decorator''s 2 days produces a better finish than your 5 days. For a landlord paying mortgage and council tax on a void, that often pays back the labour cost.
What to skip
- Wallpaper — unfashionable, time-consuming, depreciates.
- Feature walls in trendy colours.
- Specialist textured finishes.
- Repainting wood floors (sand and seal instead).
Combining decoration with other works
End-of-tenancy is when the property is empty — ideal for:
- Carpet replacement or deep clean.
- Boiler service.
- Window seal repairs.
- Smoke alarm replacement.
- Bathroom regrout / silicone refresh.
- Locks rekey.
Bundling reduces total downtime vs spreading over multiple visits.
What sells the property after painting
- Professional photos within 48 hours.
- Listed across Rightmove, Zoopla and SpareRoom (if applicable).
- Cleaned to "hotel standard".
- All bulbs working.
- Empty enough to feel spacious; staged enough to feel homely.
Common mistakes
- Cheap supermarket paint — needs three coats, weaker washability.
- Skipping primer over stains — bleed-through within weeks.
- Bright/feature colours — alienates 80% of applicants.
- Repainting before fixing damp — paint flakes and you redo.
- Not allowing drying time before viewings — smell drives tenants away.
- Tenant moves in before paint fully cured (allow 7 days for full cure).
Bottom line
Fresh paint is the highest-ROI cosmetic spend in lettings. Budget £400–£1,500 between tenancies; use neutral colours and durable finishes; combine with other turnover works; never compromise drying time. The few hundred pounds saved by skipping is paid back many times over in void weeks.
Frequently asked questions
Do I have to redecorate between every tenancy?+
No — touch-ups are usually enough. Full redecoration every 5–7 years or where condition demands.
What colour should I paint?+
Warm off-white walls, brilliant white ceilings and woodwork. Avoid feature colours and wallpaper.
What is the best paint for a rental?+
Trade-grade emulsion (Dulux Trade, Crown Trade) — washable, durable, only slightly more expensive than DIY brands.
How much should I budget?+
£400–£700 for touch-ups, £900–£1,800 for a full 2-bed redecorate by a professional.
Can I deduct decoration from rental income?+
Yes — redecoration is a revenue repair, fully deductible. Improvements (e.g. installing new features) are capital.
Should I use eggshell or satinwood on woodwork?+
Either — both are durable and washable. Eggshell looks more contemporary; satinwood is more traditional.
Do I need to seal mould before painting?+
Yes — treat with fungicidal wash, dry fully, use stain-block primer, then anti-mould paint. Painting over mould without this leads to re-growth in weeks.
How long should paint dry before tenants move in?+
Walls should be touch-dry in 2 hours, recoat in 4. Allow at least 48 hours before move-in and ventilate well. Full cure can take 7+ days.
Should I use feature walls?+
No — dates fast, narrows your applicant pool. Stick to neutral throughout.
Is wallpaper worth it?+
For a rental, no. Time-consuming to hang, easily damaged, hard to repair, looks dated quickly.
What about painting wooden floors?+
Avoid — sand and seal instead. Painted floors chip quickly and look poor.
Can I charge the tenant for redecoration on check-out?+
Only if damage exceeds fair wear and tear. Routine end-of-tenancy redecoration is a landlord cost — deposit deductions for normal scuffs rarely succeed at adjudication.
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