Interior House Painting
Walls, ceilings and trim in occupied homes, with furniture moved, floors covered and rooms handed back each evening.
DetailsCommercial & multi-unit
Rental turnover painting in Park Ridge, IL and nearby suburbs
We repaint rental houses, condos, townhomes and apartments between tenants in Park Ridge, Des Plaines, Niles, Mount Prospect and the suburbs around them, patching, sealing stains and rolling a full coat so the unit is ready to show on your date.
- Units ready on your showing date
- Stains sealed before the finish coat
- Standard colors kept on file
Short answer
Rental turnover painting is the patch, prime and repaint a unit gets between one tenant leaving and the next moving in. Around Park Ridge and the nearby suburbs a one-bedroom typically runs $865 to $1,480, a two-bedroom $1,240 to $2,190 and a three-bedroom house $2,380 to $4,150. Wall damage, smoke or water stains, color changes, ceilings and lead-safe prep in pre-1978 units move the price.
Paint lines we use most, matched to the surface: Benjamin Moore, Sherwin-Williams and PPG for walls and trim, Romabio for limewash, Cabot and Sikkens for wood stain.
Benjamin MooreSherwin-WilliamsPPGBehrValsparFarrow & BallFine Paints of EuropeRomabioCabotSikkensZinsserRust-Oleum
Signs a rental needs a full repaint, not just touch-up
Touch-up works for a light turnover, but these conditions usually mean a full coat.
Patchy touch-up spots
Earlier touch-ups that flash as shiny or dull patches across a wall make the whole unit look worn.
Smoke film on walls
Yellowed walls and ceilings or a lingering smoke smell need washing, sealing and a full coat.
Water stains on ceilings
Brown rings near bathrooms or windows bleed through ordinary paint and need stain-blocking primer.
Bold tenant colors
A dark accent wall painted by the last tenant needs primer and two coats to return to your standard color.
Heavy wall damage
Many anchor holes, dents behind doors and gouged corners usually mean patching and painting every wall.
Peeling in the bathroom
Paint lifting around the tub or shower points to a finish that was never meant for moisture.
Getting a vacant unit back on the market quickly
Every empty week costs a landlord rent, so turnover work is mostly about timing. Call us as soon as you have a move-out date and we hold the days right after it. We walk the unit once the tenant is out, price it on the spot from what we see and start as soon as you approve, often the same week.
A one-bedroom condo or apartment with ordinary wear is usually painted in one or two days. A three-bedroom rental house with patching, ceilings and a color change can take three to five. If the carpet cleaner, the handyman or the cleaning service is coming in too, tell us the order and we fit around them so nobody walks on wet paint or fresh carpet.
For owners with several units, we keep a record of the colors, sheens and products used in each one. The next turnover starts from that sheet, so touch-ups match and nobody has to guess.
What a turnover repaint includes
A standard turnover covers walls, the patching that comes with them and a full finish coat. Ceilings, doors, trim and closets are priced as options, because some units need them every time and others can go two or three tenants without.
Most turnovers come down to the same handful of problems: nail and anchor holes from pictures and televisions, dents behind doors, scuffs along hallways, marker or crayon in a child's room and water stains under a bathroom or near a window. We fill and sand the holes, seal stains with a stain-blocking primer so they do not bleed back through, and roll a durable eggshell or satin that can be wiped by the next tenant.
Smoke damage needs more. Nicotine and cooking smoke leave a yellow film that bleeds through ordinary paint, so we wash the walls and ceilings and seal them with a shellac or oil-based primer before the finish coat.
- Nail, anchor and dent repair
- Stain-blocking primer over water and marker stains
- Washable eggshell or satin on walls
- Optional ceilings, doors, trim and closets
- Shellac or oil primer over smoke film
Lead-safe turnovers in pre-1978 rentals
A large share of suburban rental housing, from postwar brick ranches to 1960s condo buildings, was built before 1978 and may contain lead-based paint under later coats. The EPA Renovation, Repair and Painting Rule covers paid work that disturbs more than 6 square feet of painted surface in a room or more than 20 square feet outside on those homes.
When a turnover means scraping peeling trim, sanding window stools or cutting into old plaster, we follow EPA lead-safe work practices: plastic containment, wet scraping and sanding, no dry power sanding or open-flame removal, HEPA vacuuming and a cleaning check at the end. That setup adds cost per room, and we price it at the walk-through so you see it before work starts.
If a unit only needs patching and a fresh coat over sound paint, the disturbed area is often small. We tell you which way the job falls once we have seen it.
How a rental turnover repaint runs
Hold the dates
Call with your move-out date and we reserve the days right after it.
Walk the empty unit
We note damage, stains, color changes and the age of the building, then price the job before we leave.
Patch and seal
Holes and dents are filled and sanded, and stains and smoke film are sealed with the right primer.
Paint walls and options
Walls get a full finish coat, along with any ceilings, doors, trim or closets you chose.
Clean up and record
We leave the unit broom clean, note the colors and products used and send you the list for your files.
What rental turnover painting costs near Park Ridge
Turnovers are priced per unit, then adjusted for damage, stains, ceilings and any lead-safe setup the building's age calls for.
| What is priced | Typical range | Unit |
|---|---|---|
| One-bedroom condo or apartment turnover | $865 to $1,480 | per unit |
| Two-bedroom unit turnover | $1,240 to $2,190 | per unit |
| Three-bedroom rental house turnover | $2,380 to $4,150 | per house |
| Stained or smoke-damaged ceiling | $245 to $520 | per room |
| Lead-safe setup in a pre-1978 unit | $145 to $385 | per room |
These ranges are typical for turnovers in the area; the walk-through sets the real number for each unit.
Full painting price guideWhat moves the price
- How much patching the walls need
- Smoke film or water stains that need sealing
- Changing colors rather than repainting the same one
- Ceilings, doors, trim and closets added to the scope
- Lead-safe setup in pre-1978 buildings
- How tight the turnaround is
Rental houses, condos and apartments around Park Ridge
Suburban rentals near our Park Ridge headquarters are a mix of property types. Single-family rentals in Des Plaines, Niles and Mount Prospect are often postwar brick ranches, Cape Cods and raised ranches with drywall or plaster walls and a basement to repaint. Condo units in Des Plaines, Wheeling, Schaumburg and Palatine tend to be 1960s to 1980s buildings where association rules set elevator hours and where work trucks can park.
Closer to O'Hare, Schiller Park, Franklin Park and Melrose Park have brick bungalows, two-flats and small apartment buildings with plaster interiors that crack along old seams, so turnovers there often include plaster patching. Wherever the unit is, the work runs all year. In winter we leave the heat set where the paint can lists and make sure a vacant unit stays warm enough for the finish to dry.
Where we do rental turnover painting
We take rental turnover painting jobs in Park Ridge and the suburbs around it. A few of the places we work most:
Rental Turnover Painting: common questions
How quickly can you turn a rental unit in Park Ridge or Des Plaines between tenants?
Most one and two bedroom units are painted in one to three days after we walk them. A rental house with heavy patching or a color change can take a few more. Calling with the move-out date lets us hold the days right after it.
Can you keep the same standard paint color across all of my rental units?
Yes. We record the color, sheen and product used in each unit and use the same sheet on every turnover. That keeps touch-ups invisible and lets you buy one color for spot repairs between turnovers.
Do EPA lead-safe rules apply to a turnover in an older suburban rental house?
If the home was built before 1978 and the work disturbs more than 6 square feet of painted surface in a room, the EPA rule applies. We follow lead-safe work practices on those jobs and price the setup at the walk-through so you know the cost up front.
How do you get rid of smoke smell and yellow film during a rental turnover?
We wash the walls and ceilings, then seal them with a shellac or oil-based primer that blocks nicotine and odor before the finish coat. Painting over smoke film without sealing usually lets the stain and smell come back.
Are closets, doors and ceilings included in a rental turnover repaint?
Our base turnover covers walls with patching. Closets, doors, trim and ceilings are priced as options so you only pay for what the unit needs this time. We point out which ones need it at the walk-through.
Can you paint a condo rental turnover around the association's building rules?
Yes. Give us the association's rules on work hours, elevator use and parking and we schedule around them. We protect common hallways when carrying materials in and out of the unit.
Work that often goes with this job
Drywall Repair
Holes, cracks, water stains and nail pops patched, taped, sanded and primed so the repair disappears under the paint.
DetailsLead-Safe Painting
Painting in pre-1978 homes using EPA lead-safe work practices: containment, wet methods and HEPA cleanup.
DetailsCeiling Painting
Flat, even ceilings with no lap marks, including high stairwell ceilings and stained ceilings that need a sealing primer first.
DetailsCondo & HOA Painting
Hallways, lobbies, stairwells and exterior trim for associations, scheduled around residents with posted notices.
DetailsBook a walk-through for rental turnover painting
Call any hour. Someone picks up, takes the details and books a time to walk the job with you.