Painting - Painting interior/exterior of rental house

Hello,

I rent a small house. About 900 square feet. Two bedrooms, one bath. I want to paint the interior and trim as I think the people who "tidied" the place up prior to my arrival seven years ago spray painted everything (including the floor). Either that or they threw paint at the walls! My problem is that I would like to be reimbursed for my work as well as the paint and don't know how much to ask to be removed from my rent. I am going to have to strip (groan) all of the trim around doors and windows, plus the entire front door. Does anyone know what it would cost to have something like this done in San Antonio, TX. Keep in mind that the manager of this house only spends the minimum to keep it from falling down. I want a home I like!! Next question: I would also like to re-caulk the windows as they are in very bad shape. The house was spray painted, as a neighbor has told me she watched them. It is a very poor job and needs to be done over. Any ideas about what the cost of decent paint for house and trim and labor might be. Remember, labor would be hired off the street to do this by owner. I would rather ask for reduction in rent and take my time doing it myself. Any ideas out there? I appreciate it very much. Thank you.

Maureen:confused:

The landlord might be willing to but materials but you will have to do the work yourself.
Do the caulking even if you have to buy the material, you will get the $$$ back in one month from your utility company :p
I guess thats the bad thing about renting from a property management company, the owner is just looking at it from strickly an investment perspective without regard to the tenants standard of living.
The owner hands all the responsiblitly to the property managment company pays them 10% of the rent and collects his check.
It is almost always better to rent directly from the owner of the property.
Any owner of rental property who cares will want to screen the tenants himself and keep the property up rather than handing it over to a management co who will let anyone who pays the rent live there.

I am currenty painting the interior of a rental, so that everything will look clean and fresh. I have caulked, spackled, sanded, and primed where needed and applied fresh paint. I cleaned, primed, and applied two coats of latex over the cheap panelled wainscoating in the breakfast room. I purchased the supplies and am doing the work myself. The landlord is notorious for being a tightwad. I replaced all the blinds. When I was told the refrigerator did not need a new seal, I had it replaced myself. I had the stove taken apart so that I would not have to look at the dead roaches in the clock. I am planning on replacing the ceiling light fixture in the breakfast room, as it is a small bathroom light fixture. I am paying someone to come Monday to hang the new wallpaper above the wainscoating in the breakfast room. The exterior doors are also in need of a fresh coat of paint.

Landlords and property managers have their own perception of what is acceptable. It is doubtful that you will be too successful in negotiations. When in college, a landlord did give me a month's free rent for painting the interior of an apartment. I purchased the paint.

Labor costs vary from location to location as does the cost of paint. Whatever agreement you enter into with the property management people, get it in writing. If the property management company hired a painter, they would probably get someone off the street to whom they would pay minimum wage to do a quickie cover up. Thus, it is doubtful that you could expect to negotiate for more than that.

http://forum.doityourself.com/showthread.php?threadid=97586

I would be hesitant to get into stripping woodwork and doors. A fresh coat of paint will do wonders in a rental. Some landlords are hesitant to let tenants paint anything because of their concerns about the quality of the paint job (paint on hardware, etc.). Some restrict the color of paint. My current landlord uses only antique white from the local Porter Paint store. While that is not my preference, I can live with that as long as it looks fresh and clean.

Good luck.

Thanks to 54 and 12 for their advice. I probably won't be able to work anything out. It can take weeks or months to get a drip fixed (I can fix a worn out stem or washer or seal) that is beyond my ability. Trying to have the tree trimmed after it started splitting took a while also. I kept thinking it would fall on the roof which would have been a circus as the roof was rotten. So, insurance came out to look at the roof and said they were going to encourage the owner to replace the roof (read--get a new one or we withdraw the insurance). So all of these good companies came to give estimates. I came home one day and there were three men on my roof ripping the shingles off. No one had called me, I just hoped they had the correct address. I couldn't communicate with them and vice versa. I believe they were free-lancers. I'm sure they did a good job, but it was nothing fancy. No barriers, etc. I noticed that my hall closet was full of rotted wood from the roof. I have no attic cover and no insulation in the attic. In TX it would be very welcome, especially in the summer. Anyway, it looks like the attic is full of rotted wood from the roof. Wonder if they replaced the wood? I believe there are termites, in fact I'm sure. I think the roofers and I agreed there were termites, but I'm not really sure. I've mentioned this possibility to the manager (manages about 5-7 houses privately) once and got not response. Oh well. I suppose I should mention it again. Maybe insurance pays for things like this. As for painting the house especially inside, I would rather do it myself since the last time it was spray painted. I suppose I shouldn't strip the trim, but the paint is so thick even if I scrape it I will have lots of weird looking spots. It is a pain though. Maybe I'll just do the exterior door. That way when the panels are scraped they will break into a hundred pieces and maybe:confused: I will get a new exterior door that the big bad wolf can't blow down in one small breath.

Thanks again for all the input. It gave me some ideas. I will write the manager a letter and list everything I want to do and see what the response will be. I am thinking now about overpainting the cheap paneling on the lower half of kitchen walls. Have been wondering what to do.

It is too bad that landlords (or their reps) don't care if they have renters who are responsible and willing to improve the condition of the house.

Thanks again.

Why not do as I did and buy a house for $20K ??
Find one in a good neighborhood that might need a little work and fix it up.
Payments on mine are $325.00 for 5 years, probably less than you pay in rent.
It sounds like you are in town for the long haul, why not put the work into something that is yours instead of the landlords ??
Go to www.realtor.com and punch in the zip code you are living in.
You will be surprised what you can get for the $$$
I did a quick check http://www.realtor.com/FindHome/HomeListings.asp?mlsttl=&frm=bymap&pgnum=1&mls=xmls&lnksrc=REALRSCF2C0002&js=on&poe=realtor&st=tx&ct=San+Antonio&areaid=139&typ=1&mnprice=0&mxprice=99999999&mnbed=0&mnbath=0&mnsqft=0&pgsz=5&view=2&ss_fthb=n%2Fa&ss_mitm=n%2Fa
Looks like there are homes for low $$$ that are at least as good as where you are living now

Here's the little peice of america I bought for $20K http://briefcase.yahoo.com/bc/bigguy73160/vwp?.dir=/My+Documents&.dnm=The+house.jpg&.src=bc&.view=l&.done=http%3a//briefcase.yahoo.com/bc/bigguy73160/lst%3f%26.dir=/My%2bDocuments%26.src=bc%26.view=l

I agree about buying a fixer upper. At least you will have something to show for your hard work and money. And, it will be yours. If you are in an area that is prosperous, you can buy and sell and move up to better housing as opportunities present themselves.

Right now, I am not ready to purchase where I live. It is a poor, rural community. Selling a house here is a challenge. If I bought one, I'd probably be stuck with it for life. Thus, most of the houses here are rentals owned by folks who do have money.

My roof is in good shape. The exterior is brick for the most part. Some of the windows need reglazing, but I am not going to worry about that as long as they are clean. The old aluminum storm windows aren't in the best of shape. The carpet is over 25 years old and I spray it daily, despite the professional cleaning and disinfecting. The previous renters had dogs and cats. The toilet in the laundry room is not vented, but I can live with that. It's just that everytime I run water somewhere, everything gurgles. I got rid of the roaches. As long as everything looks clean and cheerful, I am content for now. $500/month is expensive, but it was the only thing available at the time. I was sleeping in my sleeping bag at the store. It feels good to have a roof over my head that if in need of replacement, someone else has to pay for it.

The neighborhood is not the greatest. You can't leave anything outside. My waterhose disappeared. My trash cans get commandeered by the neighbors. Dogs and cats abound. Fortunately, my flower bed has survived. I am told that there are drugs in the neighborhood, but from what I read drugs are everywhere. So far, my car has not been vandalized. I keep to myself, but I wave at everyone when I drive up the street. I got a security system, and I don't answer the door.

Yes, I think I would make a list of my findings of things in disrepair and report the rotten wood and termites. Sometimes you luck out and you get appreciated for taking care of a rental as though it were your own.

It sounds like you plan on staying there for a while. If not, don't spend too much time or money on the place. Perhaps you can find a better rental or a small house in your price range that does not require too much work.

Hi 12p,

Thanks for the input.

I have to admit I got a laugh about your comment on the 25 year old carpet and previous owners having animals. I am one of those owners. You are right about the carpet, nothing helps. See below:

My little house was carpeted and after about four years it was wearing out because the cheapest stuff they could buy had been put down. I asked the second manager I'd had in four years if I could pull up the carpet, since I knew there were wood floors. He gave me permission. What a horrible surprise. The pad was moldy and this had stuck it to the floor in many places and had to be scrapped off. (I thought I'd probably get some weird lung disease from this as it was black and powdery). When the house had been repainted and made ready prior to our arrival the walls were obviously spray painted, along with the floor. Another surprise was globs of paint all over the floor, footprints in paint, and cigarette butts. I don'think I will every have carpet again. When you said 25 years I felt sick. In fact I'm trying not to think about the pad etc.

Makes sense not to buy a house in an area where resale would be difficult or impossible. I take it you don't plan on staying in that area. You said you were sleeping in the store. Is this your business? Must have been really uncomfortable.

I've been in this house for seven years, or I have, my kids, then me and two of my kids (all adults) and now it's just me and my pets. Yippee. I miss my kids, but they come and visit. Now I can do whatever I like with critical comments like, "Mom....you're still up." Yes, and I'm 51 years old and I can do whatever I like. Which never worked.

I have spent over $30,000 in rent in the 7 years we have lived here. There are some inexpensive homes that need TLC in this city. I can do a lot of remodeling and think I could learn what I don't know.

I can't afford to buy a home right now, but keep hoping for a miracle. You never know.

Your house sounds cute. We have lots of feral cats in our area. I feed them all or put out food and really don't care who eats it. I personally have nothing against the animals as it was the humans who acquired these animals and obviously are not very responsible becaue they let them run around. My solution is to spay or neuter the morons who can't take care of innocent animals. Maybe that would stop the problem.

Do you have any type of floor under your carpet? Isn't it interesting how in an area that sounds a bit economically depressed (is it?) the price of rent is pretty high? It is a "california syndrome", people hear about how the housing market in California has gone through the roof and decide that even if they have a house or rental in the middle of nowhere Wisconsin (I'm just familiar with that area) the rent can be super high? Boscobel, WI is a town of about 3000 and some of the older homes are so cheap and on corner lots that I couldn't believe it. A person from CA could buy an entire block of houses for what a 1500 sq ft house costs in CA.

Thanks for sharing your thoughts. I'm with you about just living in a clean, bright place. I must say I never thought about wallpaper above the wainscoatting. The last time I tried to help my sister put up wallpaper the house next door caught fire and the heat melted the glue on the paper and it all peeled off. We quit.

I think I will just list everything and send it to the manager. My concern about termites is having to move if they have to treat the house. I have no where to go.

Have a great night.

You are paying as much in rent as you would be on a house payment.

$325.00 a month for 5 years and it's mine ....

If you paid $30,000 worth of rent in 7 years you can afford a house, you probably could have OWNED the house you are living in now free and clear !!

Say even if you live in a slow housing market, if you owned your house free and clear you could rent it to someone else and YOU could be collecting the free $$$ every month :D

Owning a home is a lot easier than you think ;)

Maureen,
Even though I would LOVE to have you in one of my rentals, I agree with the previous commentor- that you should seriously consider buying a home to fix up for your own benefit. With interest rates as low as 5.5% you can easily own a home cheaper than renting. But if you really want to stay where you are at, I suggest that you approach the owner directly with your ideas. If he/she is smart, you will be compensated for increasing the value of the property. GOOD LUCK!!!!

Sometimes special loans are avalible with reduced paperwork and closing costs if you are willing to take a higher APR.

If you are buying a $20,000 house like I did pay 7.25 % (works out to about $20.00)a month instead of the $5,000 for normal closing costs

Thanks 54,
I would so love to own a house and fix it up by my lonesome. Unfortunately I would have to win the lottery or have someone give me a house:p for this to happen. I am keeping everything you have mentioned in a special file incase I find buried treasure or some other gold mine. I'm not sure where you live, but in San Antonio a $20,000 house would not usually be in a "safe" neighborhood. The fences and window and door guards would add a hefty price to the renovations.
Suppose I could live with that.

Maureen

You could probably buy a $40,000 house for what you are paying in rent.
I doubt the house you are living in now is worth more than 1% of the rent ($400 a month, the house worth no more than $40,000)
You should really look into buying something, you work to hard to be giving someone else your $$$ and efforts.
When you move out I'll be he ups the rent $50.00 for all the work YOU have done.

Go to www.realtor.com punch in your zip code, you will be surprised at what houses sell for in YOUR area !!!

They even have program for first time buyers in some cities to help with down payment.

Some mortgage co's even have programs for slow credit, so if you credit is so-so they will help you out

If you have excellent credit mortgage co's are just giving $$$ away !!

54,
Slow credit? More like no credit. Yes our city does have a program for helping low income/first time home buyers. They have a minimum for income though. I get the giggles when I think of this. I live on a disability income and though I pay rent, utilities, lawn care, etc., they don't care because I don't meet the minimum income. So much for helping people help themselves. Maybe in my next life. I hope.

Maureen

You MUST be the most able bodied disabled person I know.
I see you doing all these home improvements maybe you could get some work and make some good money.
No point in settling for the little bit the government decides to kick your way.
There are programs out there that give employers tax breaks for hiring the disabled as well as providing any needed equiptment to do your job.
This all assumes you WANT to work, which by the way you are fixing up that house doesn't seem to be an issue :)
Don't let anybody say you can't work and make a good living !!
I have seen many "disabled" ppl out there making a good living just like anybody else, it's all about attitude :)