Decorating house completely before renting it out

[MadamG]

We are planning to rent out the house we currently live in. The estate agent has recommended we get it completely re -painted before marketing it. I think that could take time and cost money (can't do it ourselves for various reasons). It's in an okay ish state but not pristine. What would you do?

you need to budget to paint it .

simple enough.

fresh coat of paint everywhere makes a huge difference and doesn't have to be that costly. just basic white or magnolia emulsion.

then it is clearer to everyone including the tenants the starting point for things like deposit and so on.

The fresher and newer it is, the better chance you have of getting good tenants who will then look after it. If you can afford it, definitely do it. As cestlavie says, it will then also be easier to identify damage and deduct money from the deposit if you need to.

Here's an idea - it's far easier to decorate when there's no furniture in the place so you could market now (but make good anything which is bad) and then have it all painted before the tenants move in. It means you have to have a few days with no one living there before the tenancy starts, but it will be easier.

Professionals are far quicker than you would be anyway and the tenants will feel it has been done specifically for them.

Could that work?

Thanks that sounds like great advice. Icing is so expensive that I'm trying to cut costs, just knowing which to cut and whats false economy.

Icing? moving....!

remember not to economise on the rental insurances (buildings, contents, legal, malicious damage), deposit protection (not expensive), gas safe, inventory, possible electrical check, 24 hour home emergency cover, a decent agent and all the other costs of being a landlord!

Thanks! special that's a helpful list

How strict are you going to be about the tenants changing any décor?

One option is to reduce the first months rent in lieu of them decorating for you.

This has worked well for me with my current tenants. Previously I had had the entire house painted (pale cream) only to have tenants paint over it all with garish colours. So, this time round, I gave the tenants the option and they chose to do it themselves in lieu of a months rent. It would have cost me more to get a decorator to do it and I'd have delayed everything by doing it myself. They've been in 4 years now.

Gautami that's an interesting idea. Not one if thought of. I guess I was assuming that I'd let them decorate to there own tastes as long as. It was returned to the standard (and relatively tasteful neutrality) that it starts in...

Having had someone wallpaper all the stripped pine doors in camouflage wallpaper and then do a runner has made me pragmatic about some things.

It's not a corporate let

our previous rental was our own home, and was painted in what with hindsight were rather lively colours. (although we liked them!)

second lot of tenants asked to paint it white, did so to an excellent professional standard. Third lot also asked to paint, but it appeared that they got their toddler to do it - what a mess.

you never know and you can't win!

you definitely can't win! Thanks for the stories, they help to keep this real.

OP if you do decide to decorate once you have moved out and a tenancy begins, make sure the letting agent knows this is your intention and will advise prospective tenants of this. And get a decorator teed up to do the work, so get quotes now.

Ex landlord here. After loosing a lot of money on scum tenants, I would say no.
You just don't know who you are going to get. Forget references, everybody lies. The worst I had gave me references from the local church. I had had their flat decorated throughout, including new carpets. They left me with piles of dog shit everywhere.
The best I had was a couple of 18 yr olds with a baby who everyone said: don't do it. They were wonderful.
The other good one was a 'Lady of the night' although I didn't know it at the time. I had her for 6 yrs and never heard a thing from her.

The nicer it looks the better tenants you will get who will hopefully look after it better.

I found it easier to find my own tenants and use a standard tenancy agreement from whsmith for instance.

Scum landlords are also a problem.

yes, PJ, but they aren't blamed on mumsnet for all the economic ills of the country. And there is legal comeback on bad landlords.

Thank you all. finger DH has the same theory as you that it may be trashed so don't bother.
One of my relatives had a house rented out, the last tennant graffiti'd it, trashed it and blew his brains out in it. made one hell of a mess. Poor guy. We all chipped in for a major renovation and redecoration of the house after that.