Best Paint Finishes for Rental Properties

Choosing the right paint finish for a rental property is a decision that affects how the property looks, how easy it is to maintain, and how often it needs redecorating. For landlords, the goal is a finish that looks good, stands up to tenant use, and can be wiped clean or touched up easily between tenancies.

Here is a practical guide to the finishes that work best in a rental context.

Understanding Paint Finishes

Paint finishes range from flat/matt to high gloss, with several options in between. The key differences are:

• Matt: No sheen. Excellent at hiding surface imperfections. Not very washable — marks are difficult to remove without leaving sheen differences. Good for low-traffic areas.
• Eggshell: Very slight sheen. More washable than matt, more durable, and still relatively forgiving on imperfect surfaces. A versatile choice for rental properties.
• Satin: Moderate sheen. More durable and washable than eggshell. Good for high-traffic areas and rooms that need regular wiping down.
• Semi-gloss: Higher sheen. Very durable and washable. Typically used for woodwork, doors, and skirting boards. Highlights surface imperfections on walls.
• Gloss: Highest sheen. Extremely durable. Used for woodwork, exterior surfaces, and feature details. Not usually appropriate for rental property walls.

Recommended Finishes by Room

Living rooms and bedrooms

An eggshell finish is the best all-round choice for walls in living rooms and bedrooms. It is more durable than standard matt emulsion but still has a low enough sheen to look good and mask minor imperfections. Avoid flat matt on walls that tenants will lean against or that have had repairs — the difference in sheen after touching up is very noticeable.

Hallways, stairs, and landings

These are the highest-traffic areas of any property and should be painted in a durable satin or tough eggshell. Scuffs from bags, pushchairs, and furniture removal are inevitable — a washable finish makes a significant difference to maintenance costs over the course of a tenancy.

Kitchens and bathrooms

Use a specific kitchen and bathroom paint or a satin finish that resists moisture and steam. These areas are prone to condensation and grease, and a finish that can be wiped clean regularly will last far longer than a standard emulsion.

Woodwork (doors, skirting boards, window frames)

Semi-gloss or gloss paint on all woodwork. These surfaces receive significant contact and need a hard, washable finish. Water-based gloss has improved considerably in quality in recent years and is easier to apply and less smelly than traditional oil-based gloss.

Colour Choice for Rental Properties

Neutral colours — warm whites, off-whites, and light greys — are the most practical choice for rental properties. They appeal to the widest range of tenants, photograph well for listings, and make touching up between tenancies easier. Strong or unusual colours can limit your tenant pool and make redecoration more expensive when it is needed.

Touch-Up vs Full Redecoration

Using the same paint throughout the property — including keeping a note of the specific colour reference and finish — makes between-tenancy touch-ups straightforward. A full redecoration is typically only needed every four to seven years in a well-maintained rental, depending on tenancy turnover and the level of use.

Our painting and decorating service covers both full redecorations and between-tenancy touch-ups for rental properties across Essex and the surrounding areas. We can also advise on the right products for your specific property.

Get in Touch

Whether you need a full repaint or a pre-tenancy touch-up, Multrex Maintenance provides professional painting and decorating for rental properties. Contact us for a free quote.