Choosing durable, washable paint for rental properties
The paint specified for a rental has a different job to paint in a home someone owns. It needs to survive being cleaned repeatedly, touched up easily, and still look presentable when the next tenant views the property.
01Why standard contract matt struggles in rentals
Cheap contract matt looks fine on the day it's applied but burnishes and marks the first time it's wiped, which is exactly the wrong property for a paint that gets cleaned regularly.
02Washable matt and durable eggshell explained
Washable matt keeps a flat appearance while resisting scuffing far better than standard matt. Durable eggshell goes further again on high-contact walls, at the cost of slightly more sheen.
03Where to spend on durability and where not to
Kitchens, hallways, stairwells and bathrooms justify the upgrade. Bedrooms and other low-traffic rooms rarely need anything beyond a standard washable system.
- High-wear: hallways, stairs, kitchens, communal areas
- Moderate wear: living rooms, bathrooms
- Low wear: bedrooms, box rooms
04Woodwork and trim finishes
Doors, frames and skirtings take knocks constantly. A hard-wearing satin or eggshell on trim resists chipping far better than a soft, low-sheen finish.
05Keeping colour records for future touch-ups
Recording exact product names and colour codes at completion means any future touch-up matches invisibly, rather than leaving a patch that's obviously a different batch.
Common questions
What's the most durable paint for rental walls?
A washable matt or durable eggshell system in high-traffic rooms is generally the most cost-effective durable option.
Is eggshell better than matt for rentals?
It's more durable in high-contact areas but has more sheen, so it's usually reserved for hallways and kitchens rather than every room.
Does washable paint cost more?
It typically costs somewhat more per litre than standard contract matt, but the reduced repainting frequency usually offsets that.
Should every room use the same finish?
Not necessarily. Matching sheen to wear level room by room is more cost-effective than one finish throughout.
How do you keep touch-ups matching over time?
By recording the exact product and colour code used at the original decoration.
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Next step
Ask which finish level suits each room before your next repaint.
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