Quick turnarounds between tenants
The gap between one tenancy ending and the next beginning is usually short, and decorating is often the job that sets the pace. Booking early helps. If we can see the property, or photos of it, before the check-out, the work can be quoted and scheduled so we start soon after the keys come back. Empty rooms are quick to protect and paint, which is one reason void decorating moves faster than work in an occupied home.
Neutral, hard-wearing finishes
Most landlords want walls that appeal to the widest range of tenants and stand up to everyday life. That usually means a soft white or light neutral on walls and ceilings, with durable satin or eggshell on doors and skirting. A washable emulsion in hallways and kitchens makes it easier to wipe off marks during a tenancy, and keeping to a standard colour across your properties makes future touch-ups simpler.
Nicotine, stains and marks
Nicotine, water marks, crayon, grease and some felt-tip inks will bleed through ordinary emulsion, sometimes after the paint looks fine on the day. Stained areas, or whole ceilings where smoking has yellowed them, are sealed with a stain-blocking primer first, then finished with normal paint. It is an extra step, but skipping it usually means the marks come back.
Touch-ups or a full repaint?
Touch-ups work when the existing paint is in good order and the exact colour and sheen are known. Even then, a patch can show up because the surrounding paint has faded or picked up grime. Often the most reliable approach is to repaint a whole wall, or a whole room, so the finish is even. We will tell you honestly which rooms need a full repaint and which can be refreshed.
Keys and access
Void work is usually done with nobody home. We can collect and return keys through your letting agent, work from a key safe, or meet a property manager on site. We agree who has access, when the property will be locked, and what to do about meter readings, post or deliveries before we start.
Photos for your records
When the rooms are finished, we can send photos so you have a record of their condition alongside your inventory. That helps when comparing the property at the next check-out.
Kitchens and bathrooms
Kitchens and bathrooms show wear fastest. Kitchen walls are washed down to remove grease before painting, and bathrooms are checked for mould and peeling around windows and showers. Paints designed for kitchens and bathrooms resist moisture and cleaning better than standard emulsion. Silicone and grout are not part of decorating, but we will point out where they need attention.
Several properties, one plan
If you or your agency manage several properties, it helps to keep a standard specification: the same wall colour, woodwork finish and ceiling white throughout. That way, any decorator can match touch-ups, and void work can be quoted and scheduled quickly as each tenancy ends.
Woodwork and doors
Doors, frames and skirting in rentals pick up scuffs, dents and fingermarks. Chipped gloss is sanded and filled before repainting, and a durable satin or eggshell is usually the best choice, as it wipes clean between tenants. Doors that stick or have damaged hinges should be adjusted by a joiner or handyman, and we can work around that.
Mould and recurring problems
If a property keeps showing mould or condensation marks, repainting alone will not solve it. Our guide to mould on walls explains how it is cleaned and treated before decorating, and why the cause needs dealing with too. Call Eric on 07872 324935 or use the form to arrange a quote.