A Question for Landlords.. should you let a tenant paint?

[Alex_Ontario]

I will be renting my property out to tenants and while some things are black and white, the paint issue clearly isn't. I just had the had the property painted a few months ago and all rooms with the exception of bedrooms and bathrooms are all in a neutral color. I want to have a definitive clause in the lease agreement but not sure which way to go about it. It's not like the place needs to be painted but the the bedroom and bathroom colors were more of a personal choice yet they're still soft, calming colors and not overpowering.

I wouldn't want them to paint since it's not a necessity but it would be the space they're living in depending on how long they stay which will be at least 1 year. If they choose to paint, it will be at their own expense. When I lived in an apartment many years ago, I had to have permission to paint and I had to pay to have it restored to the original flat white paint. What do you think?

 

[Riley.Royal]

I will be renting my property out to tenants and while some things are black and white, the paint issue clearly isn't. I just had the had the property painted a few months ago and all rooms with the exception of bedrooms and bathrooms are all in a neutral color. I want to have a definitive clause in the lease agreement but not sure which way to go about it. It's not like the place needs to be painted but the the bedroom and bathroom colors were more of a personal choice yet they're still soft, calming colors and not overpowering.

I wouldn't want them to paint since it's not a necessity but it would be the space they're living in depending on how long they stay which will be at least 1 year. If they choose to paint, it will be at their own expense. When I lived in an apartment many years ago, I had to have permission to paint and I had to pay to have it restored to the original flat white paint. What do you think?

I painted my place and my landlord told me if its light enough I might not have to repaint to primer when I move out.

Sometimes they want the tenant to show the landlord the colours they have choosen for the unit.

but painiting does make the place feel like home. and sometimes you can't stop them from paiting when I moved in I could tell my place was painted in lime green before.

 

[Fred Zed]

When I lived in an apartment many years ago, I had to have permission to paint and I had to pay to have it restored to the original flat white paint. What do you think?

Does tenant need to get permission to paint his apartment from the landlord ?
I don't think so. Typically the landlord has to repaint the apartment after the tenant moves out and before the new tenant moves in..

 

[Handyman66]

Does tenant need to get permission to paint his apartment from the landlord ?
I don't think so. Typically the landlord has to repaint the apartment after the tenant moves out and before the new tenant moves in..

It's been in most leases I've signed. It stipulates if the tenant's colour choice was not pre-approved by the landlord, the security deposit is subject to being used to repaint once you move out.

Primer isn't such a big deal, less than $30, what bites is if they charge you for the labour too. Not sure what I prefer, sweating over repainting after I've decided to move out for the cost of the primer, or getting dinged on my deposit to have someone else repaint which is always unreasonable.

 

[Brill]

I like to make them feel it's their home, encourage anyone who wants to plant flowers, change light fixtures, paint - whatever. I'll pay for the paint only if it needs to be done and if they supply receipts.
I point out that I like the natural wood trim kept the way it is.

I don't see a problem with your request though, be upfront with it.

 

[Fred Zed]

Correction - I just checked on the internets, landlord is not required
to paint the apartment when a tenant moved out:
http://docs.google.com/gview?a=v&q=...&gl=ca&sig=AFQjCNGVqcz2RcAESqEOdlKGivTqeDU95Q

 

[Anynym]

Why on earth would you want to prevent them from painting? Do you really only want tenants who have no taste, or who share your own personal colour preferences?

I don't think you can legally prevent them from painting, but you come off as an ass by trying. I know I'd never want to rent from someone like you.

 

[Aardvark154]

Alex_Ontario, I believe you've answered your own questions

I just had the had the property painted a few months ago and all rooms with the exception of bedrooms and bathrooms are all in a neutral color.

I wouldn't want them to paint since it's not a necessity

When I lived in an apartment many years ago, I had to have permission to paint and I had to pay to have it restored to the original flat white paint. ?

It sounds like you really don't want them to paint. I am supposing that this is a house or a single apartment unit and that you don't own an apartment house.

If the above is correct, your third point is exactly what I would put into the lease: a) must have landlord permission b) must repaint to original condition upon vacating (make sure it covers primer etc. . . in case they paint in a dark colour. Further, I would make certain that the lease requires a sufficient security deposit that you can cover the full cost of repainting if they fail to meet the conditions of the lease and that failure to restore to previous condition is spelled out in the lease as constituting damage and that the original condition is specified (and you have attached photographs), and that the security deposit is sufficient that it will as well cover any other damages.

Normal wear and tear of paint etc... is expected and normally one can not make a tenant pay for repainting. However, when the tenant chooses to repaint in another colour. . . . I would, however, double check Ontario Landlord tenant law as well as any municipal ordinances to make sure it conforms with the above.

 

[C Dick]

One of my tenants moved out, and some of the ceiling tiles had been stained by a leaky roof. So good landlord that I am, I replaced all the tiles with new white ones. My new tenant painted the whole ceiling of new tiles black. Which of course I had to replace again when he moved out. It was such a waste, if I knew he wanted to paint them black, I could have left the stained ones in and saved the money. Oh well.

 

[elassowipo1]

I let my tenants paint the walls whatever color they wish, with the condition that they repaint them to a neutral color (white, beige) before the lease is over.

 

[LateComer]

I used to rent out apts in my house. I let the tenants paint as it would make them feel at home and encourage them to stay longer. Most of my tenants stayed for two to five years so I had to paint anyway when they left.

 

[HOUND_DOG]

I like to make them feel it's their home, encourage anyone who wants to plant flowers, change light fixtures, paint - whatever. I'll pay for the paint only if it needs to be done and if they supply receipts.
I point out that I like the natural wood trim kept the way it is.

I don't see a problem with your request though, be upfront with it.

What Brill said. Receipts for tax writeoff.

 

[tboy]

One of my tenants moved out, and some of the ceiling tiles had been stained by a leaky roof. So good landlord that I am, I replaced all the tiles with new white ones. My new tenant painted the whole ceiling of new tiles black. Which of course I had to replace again when he moved out. It was such a waste, if I knew he wanted to paint them black, I could have left the stained ones in and saved the money. Oh well.

I think if you look into it, there is a clause in the landlord tenant act about this. I lived in a building and some tenants on the 4th floor painted the ceiling black and the walls navy blue. The landlords stipulated and had the tenants sign a contract stating that they would return it to a neutral colour before leaving.

The problem is with strong colours, it could take many many primer coats before returning it to "normal". I've used a few "one coat" paints and to cover a really strong colour they ain't "one coat".

Sure, a landlord should try to accommodate a tenant's taste but we all have to remember: it is a rental unit, they don't own it. If one wants to change light fixtures, paint in "odd" colours, put down flooring, they should buy. A landlord has to rent out the unit once the current tenants leave so whatever is done has to be acceptable to the vast majority of people.

 

[Alex_Ontario]

Thanks for your opinions and suggestions

I forgot to mention in my original post that the house is over 2000 sq ft and upon starting this thread, I wasn't sure if I'd be returning to the house to live in it again.

I'm not against people painting and if they decide to do this it will be on their own dime. If they select some really wild colors then it will be specifically stated they will have to paint it back to a neutral color as that's one of the attractive points when prospective tenants come to view the house. This is what concerns me the most and I think this is only fair. I won't be living there again so personal feelings aren't an issue. It will be getting the place leased quickly once a renter moves out.

 

[5hummer]

You should have a clause for any cosmetic changes will need Landlord approval.

 

[Cobra Enorme]

Why on earth would you want to prevent them from painting? Do you really only want tenants who have no taste, or who share your own personal colour preferences?

the reason on earth is that you dont want to keep painting your unit from bright purple/pink/lime green walls every 2 months when the next hippy has to move out cause he smoked all his rent money.

 

[Anynym]

the reason on earth is that you dont want to keep painting your unit from bright purple/pink/lime green walls every 2 months when the next hippy has to move out cause he smoked all his rent money.

Sure, if you are choosing your tenants poorly, you will pay a price.

But it is their living space, not yours, while they are paying rent. And your rights to treat is as your own living space are severely constrained while you are renting it out.

 

[Alex_Ontario]

the reason on earth is that you dont want to keep painting your unit from bright purple/pink/lime green walls every 2 months when the next hippy has to move out cause he smoked all his rent money.

Yes, this is true. I think most people who rent houses are likely to stay longer than a year and the renter selection process will reflect this. Painting a house can become quite expensive if I had to lease the house every year. I don't paint myself and while one has to anticipate repainting and repairs, it still doesn't come cheap. I still have a lot to figure out.

Sure, if you are choosing your tenants poorly, you will pay a price.

But it is their living space, not yours, while they are paying rent. And your rights to treat is as your own living space are severely constrained while you are renting it out.

Like I said, they can paint but they have to take into consideration that they don't own the place and if their personal choices in decor are eccentric then it has to be restored to a condition that is acceptable such as the neutral colors that are considered safe among renters and even buyers. Ultimately the would be renter has the choice to agree or disagree to the conditions that the landlord has laid out in the lease.

 

[tboy]

Sure, if you are choosing your tenants poorly, you will pay a price.

But it is their living space, not yours, while they are paying rent. And your rights to treat is as your own living space are severely constrained while you are renting it out.

That is true but the owner still owns the property and can have a say as to what the tenants do to it. Personal taste aside it is still a rental property and therefore any renter cannot treat it like they own it. If they want that then they should purchase something not rent.

Like something I told a customer of mine who had me refinishing their investment property (for rent and eventual sale). They wanted me to install the new hardwood floor at an acute angle to the windows as opposed to the standard 90 deg. I said "you have to do things that will be desired by the majority of people whom you wish to sell the property, you can't do things a little left of centre to suit your tastes". (she checked with her real estate agent and they confirmed my advice).

Same goes for rental properties: Renters don't have free reign over it and have to return it to the condition they found it in upon leaving (and believe me, they will eventually leave).

 

[Aardvark154]

can't collect security deposit ....only last months rent

That indeed is one stupid law! There may be other jurisdictions with the same, but Ontario is the only one of which I'm aware. Talk of being overly tenant friendly.

Now under 2006, c. 17, s. 34 : "The tenant is responsible for the repair of undue damage to the rental unit or residential complex caused by the wilful or negligent conduct of the tenant, another occupant of the rental unit or a person permitted in the residential complex by the tenant." But of course the landlord is going to have to chase them through the court system to collect.