By Matt Weiler, Weiler Painting
If you own a rental in Chilliwack, you know the turnover window is where money gets made or lost. Every week a suite sits empty is a week of lost rent, and walls with scuffs, nail holes and a tenant’s bold colour choice make it harder to rent at the price you want. I’ve painted a lot of rental suites, basement units and townhouses between tenants over the last 25+ years, and the landlords who come out ahead plan the paint before the old tenant even hands back the keys. Here’s what turnover painting involves, what it costs, and how to keep your unit empty for as few days as possible.
What Turnover Painting Usually Includes
A typical rental repaint is about getting the unit clean, neutral and durable, not about a showpiece finish. On most turnovers we handle:
- Filling nail holes, anchors and small dings, then sanding them flush
- Spot-priming patches, water marks and any stains so they don’t bleed through
- Two coats on the walls in a neutral colour that suits most renters
- Baseboards, door casings and doors, which take the most abuse from moving furniture
- Ceilings when they’re yellowed, stained or patched (often skipped if they’re still in good shape)
If the unit is part of a bigger refresh, it’s worth looking at the full interior painting services we offer, so the paint fits in with any flooring or fixture work you have planned.
What Rental Painting Costs in Chilliwack
These are real numbers from jobs we’ve done, so you can budget before you call:
- Apartment or suite, walls and trim: about $2,200 to $2,400, two coats with patching and sanding included, paint included
- Add ceilings: roughly $800 more
- Walls only, priced by area: about $2 per square foot of wall
- Full package (walls, ceilings, doors and trim): about $5 to $6 per square foot of floor area
- Larger rental house, main-floor walls: about $4,000 to $5,000
All prices are plus 5% GST. Heavy damage, smoke staining or a dark colour that needs extra coats to cover will push a job toward the top of the range. For a wider look at how house painting is priced here, see how much it costs to paint a house in Chilliwack.
Choosing Paint That Survives the Next Tenant
The cheapest gallon is rarely the cheapest choice in a rental. A good paint lets you wipe off scuffs instead of repainting the whole unit next time. We use Sherwin-Williams SuperPaint on most interior work because it covers well, touches up cleanly and holds up to cleaning.
A few things I recommend to landlords:
- Pick one neutral colour for every unit. A warm white or light greige makes touch-ups simple because you always have the right colour on hand.
- Use a more washable sheen on high-traffic areas. Hallways, kitchens and bathrooms get a tougher finish. Bedrooms and living rooms can stay lower sheen to hide wall flaws.
- Keep the leftover paint labelled. Write the colour, sheen and room on the lid so small touch-ups between tenants take minutes.
How to Keep Downtime Short
Most suite turnovers take us two to three days once the unit is empty. Larger homes take longer. Our article on how long it takes to paint a house interior breaks down the timeline. To keep things moving:
- Book as soon as notice is given. Once a tenant gives notice, call to lock in dates right after move-out.
- Do a walk-through first. Note damage at the move-out inspection so we can quote it accurately and nothing surprises you.
- Paint before cleaners and flooring. Paint goes first, then the deep clean, then new flooring if you’re replacing it. That way the floors don’t get drips and the cleaners catch any dust.
- Empty units go fastest. With no furniture to move or protect, we spend the time on the walls.
If you’re thinking about selling the property instead of re-renting, the approach is a little different. Read should you paint your house before selling for that side of it.
Frequently Asked Questions (FAQ)
How much does it cost to repaint a rental suite in Chilliwack?
Walls and trim in a typical apartment or suite run about $2,200 to $2,400, with ceilings about $800 more. Prices are plus 5% GST.
How long does a rental turnover repaint take?
Most empty suites take two to three days. Bigger houses or units with a lot of damage repair take longer.
Do I need to repaint between every tenant?
Not always. If the walls were painted with a washable paint and the last tenant was easy on the unit, touch-ups may be enough. Full repaints usually make sense every two or three tenancies, or when there’s damage, smoke or a colour change.
Can you paint while a tenant still lives there?
Yes, but it’s slower and costs more because furniture has to be moved and covered. Empty units are faster and better value.
Is your work covered by a warranty?
Yes. Our work is backed by our 3-year warranty.
Ready to Get Your Rental Back on the Market?
If you’ve got a tenant moving out soon, give me a call and I’ll come take a look and give you a clear price. Call 604.825.8337 for a free estimate, or reach us through our contact page.
Weiler Painting serves Chilliwack, Sardis, Vedder, Promontory, Langley, Abbotsford, and Mission.
