Scuff marks, discoloured walls, tired-looking rooms… When paintwork gets old, it can severely drag down the look, appeal and value of a rental home.

Repainting a buy-to-let can help you increase its income potential, but it's not the same as redecorating at home, and the choices you make should prioritise commercial sense over personal taste.

If it's been a while since your property was last repainted, the chances are it’s time for a refresh, but when is the best time to do it, and how do you plan for the least disruption to your income?

You’ll find the answers to those and many more questions in our guide to repainting a buy-to-let, so let’s take a look at:

How often should you redecorate?

Can you repaint during a tenancy?

Planning your project

Best painting practices

Final finishing touches

Read on for our step-by-step advice on timing your refresh, choosing the right finishes, and preparing your rental property for the future with minimum downtime.

HOW OFTEN SHOULD YOU REDECORATE?

When it comes to repainting a buy-to-let, the timing isn’t as clear-cut as safety certificate renewals and annual servicing dates. There are no legal requirements, but there are some things to take into account:

A general rule of thumb is to decorate at roughly 5-year intervals, but it’s very much a moveable feast that often comes down to how many tenant changeovers you have.
The biggest wear and tear comes from tenants moving in and out, so the longer a tenancy, the longer your paintwork will stay looking fresh. It really does pay to nurture long-term stays.

Imagine a 6-year period where one rental home has a single tenant for the entire time, while another has three tenants who stay for 2 years each, tripling the check-ins and check-outs.

If you're unsure whether it’s time to repaint your buy-to-let, send us some up-to-date photos to sales@piccoloproperty.co.uk - either now or from your next interim inspection - and we'll share our thoughts on a plan.

CAN YOU REPAINT DURING A TENANCY?

Is it possible to repaint a buy-to-let while a tenant is still living there? Technically, yes, but given the potential for obstacles, delays and disputes, we wouldn't recommend it. Here’s why:

Tenants can refuse access for non-essential upgrades that don’t pose a structural or health hazard, and they may view your redecoration project as the first step to a large rent increase.
If you’ve ever redecorated before, you’ll know how difficult it is to work around furniture: everything takes a lot longer.

As well as the disruption to your tenant with rooms being unusable during the works, there’s also the risk of paint splatters on their belongings and disputes over putting things right.

Given all of that, it would likely be a difficult, inconvenient and unnecessarily time-consuming experience for you, your tenant and your decorator. It’s far better to wait until your property is empty.

PLANNING YOUR PROJECT

Whether you’re repainting a buy-to-let yourself or using a decorator, planning is key to maximising the return on your spend and minimising the disruption to your income.

Aim for works to start as soon as possible after your tenant leaves, preferably the next day, so your property doesn’t stay vacant for any longer than necessary.
When using a decorator, book them as soon as your tenant gives notice. The good ones are always in demand and booked up weeks or months ahead.

Gather all the tools and supplies you need well in advance, or give your decorator whatever upfront budget they request to ensure they’re ready to start the job on time.

A tight turnaround is where you win back lost rent, so getting your timeline locked down early keeps your void periods as short as possible.

BEST PAINTING PRACTICES

It’s deeply tempting to keep the cost of repainting a buy-to-let to an absolute minimum, but you can save yourself a lot of money and time later on by prioritising practicality and durability now.

Use a good-quality washable paint on your walls and woodwork. You’ll never regret the extra expense, and being able to clean off scuffs and marks means less redecorating in the long run.
In kitchens and bathrooms where there’s extra humidity, use a mould-resistant paint to handle the increased moisture in the air.
Avoid pure or brilliant whites as they tend to mark quickly and show up every blemish. Choose an off-white or warm neutral for a hardier surface and an upscale look.

Finally, unless you’re using high-end heritage brands, choose trade paints over budget retail lines: they give faster coverage, have deeper pigments, and are easier for invisible touching up over the years.

FINAL FINISHING TOUCHES

Fresh paintwork is a big sell to potential tenants, but grimy accessories can ruin the effect, so it’s worth making a few checks to allow your newly pristine walls and woodwork to shine:

Grubby grouting stands out like a sore thumb against new paint and can make your tiles look like they need replacing, but with a bit of elbow grease, you can restore it surprisingly well.
Use a product like HG Grout Cleaner. Spray on, leave for a few minutes, scrub with an old toothbrush, then wipe clean with a warm damp cloth.

Dark dust lines on carpets under doors are more obvious next to fresh paintwork and also make your carpets look more worn. Shampoo them out.

Clean any fingermarks and stray paint splatters from every power socket, light switch and door handle so your accessories complement your new decor.

Making these final finishing touches can really be the icing on the cake for your new decor scheme, helping you attract higher-paying tenants for the best return on your investment.

Does your rental property need repainting?

We’d love to show you how we help landlords in the Wilton and Salisbury area make the most of repainting a buy-to-let, from perfect planning, to reliable contractors, to maximising rental values.

Call us on sales@piccoloproperty.co.uk or message us at 01722 580059 for a no-strings chat about your property and setting it up for years of peak performance.