Painting Rental Properties Melbourne

A fresh coat of paint can significantly impact your rental property's appeal and rental income. This guide helps Melbourne landlords and property managers make smart painting decisions that maximise returns.

Benefits of Painting Rental Properties

• Higher rent: Well-presented properties command premium rent
• Faster tenanting: Fresh paint attracts tenants quickly
• Better tenants: Quality presentation attracts quality tenants
• Lower vacancy: Maintained properties have less turnover
• Tax deduction: Painting is often a deductible expense

When to Paint Your Rental

Between Tenancies

• Ideal time for complete repaints
• No disruption to tenants
• Present property at its best for viewings
• Address all wear and tear

During Tenancies

• Only for urgent repairs (water damage, mould)
• Requires tenant agreement
• Coordinate around tenant schedule

Signs Your Rental Needs Painting

• Scuff marks and wear in high-traffic areas
• Dated colours that put off potential tenants
• Stains that won't clean off
• Previous tenant's colour choices
• 5+ years since last paint

Best Colours for Rental Properties

Recommended

• Warm white: Appeal to most tenants
• Soft grey: Modern and sophisticated
• Off-white: Classic and timeless
• Light neutral tones: Make spaces feel larger

Avoid

• Bold or bright colours
• Dark colours in small spaces
• Trendy colours that date quickly
• Pure white (shows marks easily)

Paint Selection for Rentals

Durability is Key

• Finish: Satin or low-sheen (washable)
• Quality: Mid-range minimum (Dulux Wash & Wear or similar)
• Semi-gloss: For trim, doors, high-traffic areas

Cost vs Quality Balance

Cheap paint is false economy:

• Needs repainting sooner
• Harder to clean and maintain
• Quality mid-range paint lasts 7-10 years

Rental Painting Costs Melbourne

Budget estimates for rental property painting:

• 1-bedroom unit: $1,500-$2,500
• 2-bedroom unit: $2,500-$4,000
• 3-bedroom house: $3,500-$6,000
• Touch-up between tenants: $500-$1,500

Tax Considerations

Consult your accountant, but generally:

• Repairs (like-for-like): Immediately deductible
• Improvements (upgrades): Claimed over time (depreciation)
• Initial painting (new purchase): Usually capital

Tenant-Caused Damage

• Document condition at entry with photos
• Include paint condition in condition report
• Normal wear and tear is landlord's responsibility
• Excessive damage can be claimed from bond

Maximising ROI on Rental Painting

• Time it right: Paint before advertising for new tenants
• Focus on impact: Prioritise visible areas
• Consider partial repaints: High-wear areas only if budget-limited
• Get multiple quotes: Compare value, not just price