Painting is often the biggest “make-ready” line item during a unit turn. But the price can swing fast depending on how much prep is needed, how standardized your finishes are, and how tight your timeline is.
This guide breaks down what actually drives apartment turnover painting cost, how to estimate it quickly, and where you can reduce spend without sacrificing durability. If you want a faster, more predictable turnover, it also helps to scope painting alongside cleaning and repairs as one coordinated plan through an apartment turnover partner.
Key takeaways
- Apartment turnover painting cost is driven more by prep, scope, and timeline than paint alone.
- Standardizing colors and finishes is one of the fastest ways to reduce repaint spend.
- Build 3 pricing packages (touch-up, standard repaint, heavy prep) to speed approvals and forecasting.
- Rush turns usually cost more; better sequencing and early scoping reduce urgency premiums.
- Older buildings may require lead-safe processes when paint is disturbed, which can affect both budget and schedule.
Apartment turnover painting cost at a glance
Most professional interior painting pricing lands in a broad range of about $2–$6 per square foot, depending on prep, coatings, and local labor rates.
If you’re painting just walls, some estimating tools show lower “paint a wall” ranges, but real turnover scopes often include patching, priming, trim, doors, and cleanup, which pushes total cost up.
A helpful way to think about cost is by scope level:
- Touch-ups and spot repairs: lowest cost, but only works when the last resident left the unit in good shape and colors are consistent
- Full repaint (walls): common in turns, especially after longer tenancies
- Full repaint (walls + ceilings + trim/doors): highest cost, but best when you need a true “like-new” reset
If you’re trying to compress vacancy days, it’s usually cheaper to plan a consistent repaint standard than to do case-by-case color matching and rework.
If you want a quick, unit-specific estimate based on your scope and timeline, schedule a turnover walkthrough.
The biggest cost drivers that change your quote
1) Unit size and paintable surface area
Square footage is the starting point, but painters price off paintable area (walls, ceilings, trim), not just floor plan size. Higher ceilings, open layouts, and lots of doors/trim increase labor time.
2) Surface condition and prep work
Prep is where budgets move. Common turnover prep items include:
- Nail holes, anchors, minor drywall dents
- Corner damage and door-frame scuffs
- Water staining (needs stain-blocking primer)
- Smoke or heavy odor (often needs sealing primer)
- Grease build-up (kitchens) and moisture issues (baths)
More prep = more labor hours, and labor is typically the biggest part of the bill.
3) Number of coats and color change
Big color changes (dark to light, bold accent walls) often require extra coats and primer. If your property uses a standardized color set, you usually reduce both materials and labor.
4) Paint quality and finish selection
Contractor-grade paint can be cheaper up front, but it may scuff faster and require more frequent repaints. Higher-durability products (washable eggshell/satin) can cost more per gallon but extend repaint cycles, especially in high-touch areas.
5) Timeline pressure and scheduling
Rush turns can trigger:
- overtime or weekend labor
- higher crew counts
- stacked trades (painters working around cleaners/maintenance)
If your move-out schedule is uneven, the same unit can cost more simply because it falls on a different day of the week.
6) Location and labor market
Regional labor rates vary a lot, and so do contractor minimums. That’s why two similar units can price very differently in different markets.
How to estimate apartment turnover painting cost per unit
A fast way to estimate is to build a simple “unit repaint formula”:
- Define scope: walls only, or walls + ceilings + trim/doors
- Estimate price band: start with $2–$6 per sq ft for interior painting as a baseline
- Add prep multiplier:
- light prep (few patches): +0% to +10%
- moderate prep (multiple patches, stains): +10% to +25%
- heavy prep (smoke/odor sealing, lots of damage): +25% to +50%
- Add “extras” (if needed): doors, cabinets, stair rails, accent walls, garages/storage, etc.
Pro tip: If you track turns, build 3 standard packages (touch-up, standard repaint, heavy prep repaint). Standard packages make approvals faster and help you negotiate better pricing.
If you want a coordinated make-ready plan (painting + repairs + turnover) across multiple units, start with Apartment Turnover Services.
Add-ons that quietly raise painting costs
These are common “surprises” that show up after move-out:
- Drywall replacement (not just patching)
- Ceiling texture repair (popcorn matching)
- Caulking and baseboard refresh
- Water intrusion stains (primer + potential repair coordination)
- Mold-like staining (requires fixing moisture source first)
- Repainting doors/trim (lots of detail labor)
if your building was built before 1978, lead-safe requirements can impact both cost and scheduling when paint is disturbed. EPA’s Renovation, Repair and Painting (RRP) program includes containment, cleanup, and certification requirements in applicable situations.
Ways to reduce costs without cutting quality
- Standardize colors and finishes across unit types
Standardization reduces paint matching time, reduces coats, and makes touch-ups actually work. - Scope painting earlier (at move-out inspection, not day 1 of the turn)
Earlier scoping lets you order materials and schedule labor before the unit is empty-day critical. - Bundle units where possible
Vendors are often more efficient (and flexible) when they can paint multiple units in one run. - Use “durability upgrades” where they matter
You don’t need premium paint everywhere. Use it in hallways, kitchens, and baths, and keep a solid standard elsewhere. - Coordinate painting with the full turnover sequence
Painting goes faster when patching, trash-out, and cleaning are sequenced correctly. This is why specialized turnover contractors can reduce rework and shorten vacancy windows.
Need help scoping and sequencing the entire turn? Schedule a consultation.
Outsourcing vs in-house: when each makes sense
In-house can work when you have steady volume, consistent staffing, and predictable turns.
Outsourcing often wins when:
- Turns cluster unpredictably
- You need faster cycle times
- You’re managing multiple properties
- You want consistent results across markets
If your goal is repeatable speed (48–72 hour targets), many teams use a contractor model to avoid overtime and downtime costs that come with staffing swings.
FAQs
What is the typical cost range to paint an apartment during turnover?
Many pros price interior painting in the $2–$6 per square foot range, but your final cost depends on prep level, what you’re painting (walls vs ceilings/trim), and local labor rates.
Is it cheaper to touch up or repaint the whole unit?
Touch-ups are cheaper only when colors match and walls are in good condition. If you’re patching many areas or fighting color mismatch, full repaint often reduces labor time and call-backs.
What increases painting cost the most?
Heavy prep: stains, smoke/odor sealing, damaged drywall, and lots of trim/doors. These add labor hours fast.
Should we repaint ceilings every turnover?
Not always. If ceilings are clean and consistent, many properties repaint ceilings on a cycle (or only when stained). Kitchens and baths often need more frequent ceiling work.
How can we make painting faster during turns?
Standardize colors, pre-scope at move-out, stage materials, and coordinate the turnover sequence (trash-out → repairs → paint → final clean). A specialized turnover crew can help maintain speed across multiple units.
Do lead-safe requirements affect painting costs?
They can. In applicable situations (often older housing), EPA’s RRP rules require lead-safe work practices and certified firms/renovators when disturbing lead-based paint, which adds steps for containment and cleanup.