Turnover painting that hits the move-in date.
Patch, prime and repaint a vacant rental so the next lease can start on time, in finishes that are easy to clean and easy to touch up later.
Painter Hotline paints rental homes, townhomes and apartments in Brighton, Colorado between tenants. A turnover usually covers patching nail holes and wall damage, sealing stains, and repainting walls, ceilings where needed, trim and doors in a durable, washable finish. We keep one standard color and sheen per property on record so future touch-ups match. Owners and property managers can send photos and a vacancy date for a written price; vacant units can be painted with no one on site. Call 720-208-5645.
Brighton has a real rental market
About 29% of Brighton's occupied homes are rented, and the median gross rent is $1,734 a month, according to the Census Bureau's latest five-year survey. Every week a unit sits empty costs real money, so the paint schedule has to fit between the move-out and the next move-in.
Source: U.S. Census Bureau, American Community Survey 2019–2023 5-year estimates, tables B25003 (tenure) and B25064 (median gross rent), Brighton city.
What a turnover includes
- Walk-through with photos, so the owner has a record of the damage at move-out.
- Fill nail and anchor holes, repair dents and door-handle holes, retexture patches.
- Seal water marks, smoke, crayon and marker stains with a stain-blocking primer so they do not bleed through.
- Repaint walls in the property's standard color; ceilings, trim and doors as needed.
- Clean up and leave the unit ready for the cleaners or a showing.
Set a house standard once
The single best way to cut turnover costs is to pick one wall color, one trim color and fixed sheens for every unit you own, and write them down. Then a future turnover can be a touch-up instead of a full repaint. We recommend:
| Surface | Finish | Why |
|---|---|---|
| Walls | Eggshell or satin in a warm neutral | Wipes clean, hides wear, suits any tenant's furniture |
| Ceilings | Flat white | Only needs repainting after a stain or leak |
| Trim and doors | Semi-gloss white | Takes scuffs and cleaning best |
| Kitchens and baths | Satin, same color as walls | Handles moisture without a second color to stock |
Older rentals and lead paint
Many rentals near downtown Brighton were built before 1978. Federal law requires landlords to give tenants lead disclosures for those homes, and any repair that disturbs painted surfaces must follow the EPA lead renovation rule: a certified firm, containment and cleaning verification. We handle that work and give you the paperwork for your records.
Making the deadline
Tell us the move-out date as soon as notice is given. If we can see the unit, or photos of it, before the tenant leaves, the price and dates can be settled ahead of time, and the work planned around flooring installers and cleaners so the trades do not overlap.
Rental turnover questions
Can you work from a lockbox while the unit is empty?
Yes. Many turnovers are done with no one on site.
Do I have to repaint every time a tenant leaves?
Not if the walls are in a washable finish and you keep a standard color on record. Light wear can often be cleaned and touched up instead.
Can you paint before the carpet or flooring goes in?
That is the best order. Paint first, then floors, so drips and ladder marks never reach new flooring.
What about a rental built before 1978?
Disturbing painted surfaces in a pre-1978 rental falls under the EPA lead renovation rule. We use lead-safe practices and give you the records.
Do you work for property managers?
Yes. We can quote unit by unit and keep each property’s color standard on file for the next turnover.
Request your free estimate
Tell us what needs painting and add a few photos if you can. Most projects around Brighton can be priced from photos and the year the house was built.
Rather talk? 720-208-5645