How often should a rental property be repainted between tenants?
Most landlords repaint a rental property every three to five years, and again when a long tenancy ends. No law sets a fixed gap. The right timing comes down to how the walls have held up, how long the last tenant stayed, and how fast you want the place let again.
A flat that looked smart two years ago may only need a wipe down and a few touch-ups. A family home let for six years, with children and a dog, almost always needs a full repaint before new viewings begin.
The short answer for busy landlords
Repaint the whole property roughly every 3 to 5 years. Budget for touch-ups between each tenancy. When a tenant has stayed five years or more, treat a full repaint as the default, not the exception.
Fresh paint keeps a property looking cared for. It photographs well for listings. It also cuts down the small arguments over scuffs and marks that hold up deposit returns.
Fair wear and tear, and what you cannot charge for
Paint fades and picks up marks through ordinary living. That counts as fair wear and tear, and you cannot bill a tenant for it. A few faint scuffs along a hallway after two years sit firmly in this camp.
You can charge for damage that goes well past normal use. Think crayon across a wall, holes from unapproved shelves, or smoke staining that needs a stain blocker and two fresh coats. Knowing where that line falls helps you decide whether a repaint is your cost or a deduction from the deposit. Take dated photos at every check-in and check-out, so the difference is easy to prove.
What pushes the schedule sooner or later
Several things move the date. A short let of one or two years rarely needs more than touch-ups. A long let usually needs the lot.
More people in the home means more contact with walls, so more marks. Pets add scratches near doors and skirting. Smoking indoors yellows ceilings and walls fast, and the smell clings until you seal and recoat. South-facing rooms fade more quickly because of strong sunlight. Cheap trade paint, chalks and marks are often cheaper than a quality washable emulsion, so the first saving often costs you a second repaint.
Room by room
Not every room ages at the same pace. Hallways, stairs and landings take the most knocks from bags, buggies and daily traffic, so they need attention first. Kitchens collect grease and steam. Bathrooms deal with damp, so they want a moisture-resistant finish and a recoat more often.
Bedrooms and reception rooms last longest. You can often stretch these to a five-year cycle if the previous tenant looked after them.
Paint finishes that hold up in a rental property
Pick the finish for the room, not just the colour. A washable matt emulsion suits walls in living rooms and bedrooms, since you can sponge off marks without leaving a shiny patch. Use a wipeable satin or a specialist bathroom and kitchen paint in wet rooms. Coat woodwork, skirting and doors in eggshell or satinwood, both of which take scuffs better than flat finishes.
Colours that work best in rentals
Neutral shades let faster, suit most furniture, and make touch-ups simple because the tins match. These five earn their place again and again:
Stick to one or two colours across the whole property. It speeds up future touch-ups and keeps your paint cupboard simple.
What a repaint costs
Prices in London vary by size and condition. As a rough guide, a 1-bedroom flat in good order costs less to refresh than a tired 3-bedroom house that needs filling, sanding and a stain block first. Ceilings, woodwork and any mould work add to the total. Always get the painting done in the void period between tenancies, when rooms sit empty, and the crew can move fast.
Getting it done between tenants
The gap between one tenant leaving and the next moving in is tight, so the prep work matters more than the painting itself. Fill and sand the walls first. Sort out any damp before you go near it with a brush, then put on two solid coats. A neat job lets faster and protects your deposit position next time round.
If you would rather hand the whole thing over, Toms Decor works as contract painters and decorators in London and handles void period repaints for landlords and letting agents. They prep, paint and clear up to a schedule, so the property is ready for viewings the moment the keys come back.
The bottom line
Repaint every three to five years. Do it sooner for the rooms that take a beating and for tenancies that have run a long time, and touch up between every let. Stick to washable paint in neutral shades, keep the colours the same throughout, and book the work for the void window while the place sits empty. A property that shows well lets quickly, and the deposit conversations get a lot easier too.
