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A Step-by-Step Guide on How we Quickly Spray Paint Rental Properties

You've got a rental property that needs a quick facelift before new tenants move in, but don't want to spend a ton of time or money on a full paint job. Spray painting is the perfect solution. In just a day or two, you can transform drab, dated walls into a fresh, modern space. The best part is you don't need any special skills or expensive equipment to get pro-quality results.

Armed with some basic spray paint, painters tape, and a few other supplies, you'll be well on your way to boosting your rental income and making your property stand out. This step-by-step guide will walk you through everything you need to know to spray paint your rental like a pro. By the time you're done, the place will look brand new and you'll wonder why you didn't discover the magic of spray paint sooner. Ready to revamp your rental in record time? Let's get spraying!

Prepare the Rental Property Surface

To get your rental property ready for a fresh coat of paint, you'll need to do some prep work.

First, clean the walls thoroughly. Use a degreaser to remove any grease, grime, or sticky spots. Then, fill in any cracks or holes with filler or spackle and sand smooth. Clean up the dust with a tack cloth.

Next, apply a primer for the best results, especially if you're going from a dark color to a light shade. Primer helps the new paint adhere better. Let the primer dry as directed.

Now you're ready to paint! For spray painting, use short, even strokes about 6 to 8 inches from the surface. Move your arm, not just your wrist, to ensure an even coat. Work in sections, like one wall at a time.

  • Start at the top of the wall and work your way down using vertical strokes.

  • Once the first coat is on, let it dry for at least 2-4 hours.

  • Apply a second coat for the best, most even coverage.

Remember to protect floors, ceilings, and trim with drop cloths or tape and paper while you work. Ventilate and wear a mask when spray painting indoors.

With some time and patience, you'll have your rental property looking fresh and new in no time. The improved curb appeal will make your property more attractive to potential renters and can allow you to increase the rent. All with a little elbow grease and a few cans of spray paint!

Choose the Right Spray Paint and Equipment

To get the job done right and fast, you'll want to choose high-quality spray paint and equipment.

First, select spray paint that's specifically meant for outdoor use on buildings and metal surfaces. Look for paint with a durable finish like acrylic lacquer or urethane. Gloss or satin sheens tend to work best for hiding imperfections. Get primer too for the best coverage.

Next, you'll need a sprayer that can handle a large project. An airless sprayer is a great choice since it can spray thicker paints. Look for a model that can spray 3 to 5 gallons per minute at a high pressure, around 3000 to 5000 PSI. You'll also want an extension hose and wand to reach higher areas.

Don't forget safety gear like a respiratory mask, goggles, and protective clothing. Spray paint mist and fumes can be hazardous, so take proper precautions.

For the actual painting, use smooth, even coats about 6 to 8 inches from the surface. Start at the top and work your way down using vertical and horizontal strokes. Wait 5 to 10 minutes between coats. Two to three coats are typically needed for solid coverage and an even finish.

With the right equipment and technique, you'll have those rental units looking fresh and new in no time. And the best part? The makeover is quick, affordable and will last for years to come!

Protect the Surrounding Areas

To get professional results when spray painting rental properties, it’s critical to properly protect the surrounding areas. The last thing you want is overspray on windows, landscaping, or adjacent surfaces.

Cover everything in the vicinity

Cover the ground, bushes, and anything else around the building with drop cloths, tarps, or plastic sheeting. Secure the edges so the wind doesn’t blow them around. You’ll also want to cover doors, windows, lighting fixtures, and any other parts of the building you don’t want to paint. Use painter’s tape, drop cloths, newspaper, or plastic sheeting and seal up any cracks or openings.

Protect passersby

Cordon off the area to shield pedestrians and vehicles from overspray. Use caution tape, cones, or temporary fencing to block access. Post ‘wet paint’ signs so people don’t accidentally brush up against newly painted surfaces. You want to avoid any issues from the fumes or physical contact with the wet paint.

Ventilate and wear proper gear

Spray paint fumes can be unpleasant and unhealthy to inhale, so make sure the area is well-ventilated. Wearing a respirator mask, goggles, gloves, and protective clothing is also non-negotiable for your safety. The spray paint is pressurized, so proper eye protection is critical in case of drips, splatters or the sprayer malfunctioning.

Test your technique

Practice your spray painting technique on a scrap piece of material first. Move the sprayer in smooth, even strokes, slightly overlapping each pass. Keep the sprayer perpendicular to the surface and about 6 to 8 inches away. Apply light, even coats instead of saturating the surface, waiting a few minutes between coats. Multiple thin coats look much more professional than one thick, drippy coat.

With the proper prep and technique, you’ll get flawless, long-lasting results when spray painting rental properties or any building exterior. Take your time and don’t cut corners—the end result will be well worth the effort. Happy painting!

Apply the First Coat of Spray Paint

Now that the surface is prepped, it’s time to apply the first coat of spray paint. This initial coat provides coverage and a base for additional coats. Take your time and be methodical for the best results.

Find the Right Spray Tip

Attach the spray tip recommended on the spray paint can for the best, most even coverage. A wider tip is better for large, flat surfaces. A narrower tip is better for trim and smaller areas.

Apply Thin, Even Coats

Hold the can 8 to 12 inches from the surface at a 90-degree angle. Move your arm using smooth, sweeping motions, slightly overlapping with each stroke. Apply 2-3 thin coats instead of one thick coat. Thick coats take longer to dry, can drip and sag, and often look uneven. Thin, multiple coats provide the best protection and appearance.

Start at the Top

Begin at the top of the wall or surface and work your way down using vertical strokes. This avoids drips and sags by allowing each coat to dry slightly before the next pass. For doors, cabinets and trim, spray horizontally following the grain of the wood.

Inspect and Touch Up

Closely inspect the surface between coats to ensure even coverage. Touch up any missed spots or drips before moving on to the next coat. The final coat should look smooth and uniform when dry.

Let It Dry

Follow the recommended dry time on the spray paint can before handling the surface or applying an additional coat. Typically 2 to 4 hours. Make sure each coat is fully dry to avoid damage or lifting of the fresh paint.

Applying spray paint properly requires patience, but with some practice you’ll be transforming rental properties in no time. Take your time, use multiple thin coats, and always follow the recommended dry times for a durable, professional-looking finish.

Apply Additional Coats and Seal the Paint

Once you’ve applied the first coat of paint, you’ll want to do at least one or two more coats to get an even, professional-looking finish. For the best results, follow these steps:

Apply Second Coat

After 2-4 hours of drying time, use a paintbrush to apply another coat of paint in the same direction as the first. Make sure you haven’t missed any spots for full, uniform coverage. Two coats are usually sufficient for most spray painting projects, but for the best finish, consider a third topcoat.

Seal the Paint (Optional)

For extra protection, you can apply a clear sealant over the final coat of paint. A sealant helps prevent chipping and scratching and provides protection from weather. It also gives the paint a durable, glossy sheen. Apply the sealant in the same manner as the paint, with smooth, even strokes. Let it dry as directed before allowing contact with the newly painted surface.

  • Use a brush to paint trim, edges and hard to reach areas before spraying the rest of the surface for the most professional results.

  • Check that the paint is evenly distributed and that there are no drips, uneven patches or brush strokes showing before it dries.

  • Make sure not to leave any visible overspray on windows, the roof, vehicles, plants or anything else surrounding the area.

  • Ventilate and consider wearing a respirator mask when spraying in an enclosed space like an apartment or rental unit.

  • Dispose of all paint cans, used brushes, rollers, trays and other waste properly according to the directions on the products.

Following through with additional coats of paint and a protective sealant helps ensure you get the most out of your spray painting project. Your newly painted rental property will look fresh, uniform and professionally finished, allowing you to attract great tenants and charge a premium rent.


So there you have it, a quick guide to sprucing up your rental property with a coat of spray paint. Now you can transform those drab walls and give your place a fresh new look without a lot of hassle or expense. The results will make you and your tenants happy. By following these simple steps, you'll be spray painting like a pro in no time. Grab your gear, pick your colors, and get started this weekend. Once you see how easy and effective it is, you'll be looking for more things to paint! Give your railings, doors, cabinets or whatever else needs a facelift. Unleash your inner artist and make your place picture perfect. Your rental property will never look better and you'll gain the satisfaction of doing it yourself.

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