Decorating between tenancies: scope the work and compare quotes
Price a defined result for each room
A between-tenancy decorating quote should name the rooms, surfaces, preparation, finish, access and completion requirements. “Refresh the flat” leaves too much open: a contractor cannot know whether that means touching up marks or preparing and repainting every wall, ceiling, door and skirting board.
Walk through the property with the existing condition record and take dated photographs. Record the work needed without deciding from a photograph whether a tenant owes its cost. Arranging the repair, approving the quote and resolving a deposit question are separate decisions.
Start with a short room list and mark anything needing a survey. Then request a quote for the repairs and decorating between tenancies.
Record defects before asking for fresh paint
For each wall or ceiling, note peeling, stains, cracks, damaged plaster and any reported leak. Tell the decorator when the problem appeared, whether it has returned after painting and what was previously repaired. Add a wider photo showing the room and a close-up of the defect.
Dulux Trade explains that moisture and poor adhesion can cause coating failure, and that damp surfaces should dry before painting. A fresh finish cannot resolve an active moisture source. Ask for cause assessment and repair before decoration when the source is unresolved.
Our guides to stains coming through paint and peeling wall paint help describe those symptoms. Do not scrape unknown old or textured coatings to improve a quotation photo; tell the contractor what is present so suitable assessment can be arranged.
Source: Dulux Trade: moisture and decoration after water damage
Use this room-by-room schedule
| Room | Record before quotation |
|---|---|
| Hallway | Walls and ceiling included or excluded; existing finish; damaged corners; doors and skirting; protection needed. |
| Living room and bedrooms | Each room's approximate size; full repaint or local repair; holes or cracks; furniture to move; colour changes. |
| Kitchen | Walls and ceiling only or additional surfaces; grease preparation; access around units; finish specification. |
| Bathroom | Condensation history; peeling or staining; ventilation issue to assess; proposed coating; sealant as a separate item. |
| Woodwork | Which doors, frames, skirting and other surfaces; existing coating; repairs; finish and colour. |
Add the agreed paint brand or performance specification, colour reference and finish where known. If you do not know them, ask the decorator to propose a specification. A room count alone does not establish paint quantity, preparation time or a finished price.
Separate full surfaces from spot repairs. A local touch-up may remain visible against aged paint. Ask whether repainting the whole affected surface is included before agreeing what a satisfactory finish looks like.
Compare two offers that describe different preparation
Fictional example: an empty two-bedroom flat needs marked hallway walls, one stained ceiling and bedroom woodwork addressed. Quote A includes preparation, stain treatment after the leak repair is confirmed, complete hallway wall coats, the ceiling and listed woodwork. Quote B includes wall paint only, with filling and woodwork extra.
If you are checking a paint allowance, use the paint quantity calculator with the measured surfaces, coats and specified product coverage. Confirm those assumptions with the decorator. Ask B to price the missing surfaces and preparation before comparing totals. Ask both who supplies paint, how much protection and cleaning are included, and whether removal of loose paint, plaster repairs and waste disposal are part of the price. Ask A what happens if the ceiling is still damp at the first visit.
Compare the same materials, working hours, visits, VAT treatment and exclusions. Use the quote comparison guide to record each unresolved difference. Neither a low total nor a fast start tells you that the offers cover the same finish.
Agree access and the order of other work
Confirm whether the property is empty or occupied. An expected tenancy end date is not proof that keys, clearance and access will be available. Name the person arranging entry, the contractor's arrival window and who can approve a scope change. Share keys or security information through the direct job route.
Arrange plumbing, electrical or plaster repairs before the relevant decoration, with time for surfaces to reach a suitable condition. Ask the decorator to state drying and return-visit assumptions in the programme. Give the next letting date as a target to assess, not a reason to paint damp surfaces.
If residents are still present, agree the visit and room access through the responsible contact. Record how furniture, belongings, pets and daily use affect the work. The rented-property repair guide helps keep access, work approval and payment distinct.
Define the handover before the decorator starts
Write down the surfaces and finish being accepted, and who will inspect them. Ask for the paint references, work summary, completion photographs and a list of items remaining. Keep any underlying repair documents separately: a photograph of a painted ceiling does not establish that a leak was repaired.
- Scope completed: compare the named rooms and surfaces with the accepted quote.
- Finish record: colour, coating and rooms covered, with dated photographs.
- Unfinished items: location, cause, responsible contact and next agreed action.
- Changes: separate approval for additional work with its price and effect on timing.
- Billing: confirmed payer, invoice reference and agreed terms.
Keep the condition record, accepted quote and completion evidence together for the next maintenance decision. Use the extra-work guide if a new defect changes the scope. To choose a contractor, browse painters and decorators by town or postcode and ask whether they cover the preparation and finish in your brief. With the brief ready, describe the rooms and repairs to get a decorating quote.
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Sources and references
Blake Folgado
Blake is a co-founder of Tradehand, a UK trades marketplace More from Blake
