As a landlord in London, repainting your rental property is one of the most effective ways to maintain its value, keep tenants happy, and reduce void periods. But how often should you do it and what should you expect to pay? The short answer is that most London rental properties need repainting every 3 to 5 years. But the exact timing depends on the type of tenancy, the condition of the walls, and the rooms involved.
Recommended Repainting Schedule by Situation
Between Tenancies (Every 1-2 Years)
For short-term tenancies on 6 to 12 month contracts, repainting between tenants is standard practice. A fresh coat of paint makes the property feel new and helps justify the asking rent. Most landlords include repainting as part of the changeover process, along with professional cleaning and minor repairs. The cost is typically £400 to £900 for a one-bedroom flat depending on condition.
During Ongoing Tenancies (3-5 Years)
For tenants who stay longer, walls naturally show wear after 3 to 5 years. Faded paint, scuff marks, and general grime mean a refresh is due. Many landlords offer to repaint during a tenancy renewal as a goodwill gesture. It helps secure another year and keeps the property looking maintained. If the tenant has been careful and the property has washable paint, you may stretch this to 5 to 7 years.
High-Traffic Areas (Every 2-3 Years)
Hallways, stairwells, and kitchens take more abuse than bedrooms. In shared houses and HMOs, hallways may need repainting every 12 to 18 months. These areas benefit from durable, washable paint finishes like eggshell or diamond matt.
After Problem Tenancies
If tenants have caused excessive wear, heavy scuffing, cigarette smoke residue, or damp issues, you may need a full repaint plus wall repairs before the next tenancy. Budget accordingly.
What Affects the Cost in London?
Several factors influence the cost of repainting a rental property in London. Flat size is the main factor. A studio costs £400 to £600, a one-bedroom costs £600 to £900, a two-bedroom costs £900 to £1,400, and a three-bedroom costs £1,300 to £2,000 or more. Wall condition matters. Cracks, holes, damp patches, and peeling paint require extra preparation work. Ceiling height is another factor. Victorian conversions with high ceilings take longer and cost more. Woodwork adds cost too. Skirting boards, doors, and frames add £150 to £400 depending on condition. Paint quality influences longevity. Trade paint costs more but lasts longer and covers better. Location also matters. Central London rates are higher than outer London or South London suburbs.
Does Repainting Increase Rent?
Yes. A freshly painted property can command 5 to 10 percent more rent compared to one with tired, marked walls. In competitive London markets, properties that look well-maintained attract better tenants faster. The cost of repainting is usually recouped within one to two months of higher rent or reduced void time.
What Paint Finish Works Best for Rentals?
For London rental properties, I recommend eggshell or diamond matt on walls. These finishes are wipeable and durable. Use satin on woodwork as it stands up to cleaning and daily wear. For bathrooms, use kitchen and bathroom paint as it is moisture-resistant. Avoid standard matt emulsion on rental walls. It marks easily and cannot be wiped clean, meaning you will be repainting more often than necessary.
Is Repainting Tax Deductible?
Yes. The cost of repainting and decorating a rental property is fully tax deductible as a maintenance expense in the UK. This includes paint, materials, and professional labour costs. Keep all invoices from your painter for your records.
How a Professional Helps
A professional painter-decorator gets the job done faster and to a higher standard than most handymen or general contractors. Professional preparation including filling, sanding, and caulking means the paint lasts longer, reducing how often you need to repaint. Good painters also work clean, minimising disruption to your tenants. Paolo specialises in landlord repaints across South London including Brixton, Peckham, Clapham, Dulwich, and more. Fixed quotes, fully insured, and work completed on schedule. Get a free quote for your rental property.