These prices are for labor only and are effective February 15, 2018. If you have any questions please feel free to contact us.
Surface and Area Preparation
One of our goals is to keep your prices reasonable and one way we do that is by only doing what you specifically need instead of charging extra for things you don’t. For the vast majority of our customers their rooms are ‘paint ready’ and the customer only wants small nail holes patched and the room painted. This is covered under the basic paint labor pricing so if you do not advise us of any other needed repairs your room will be priced as a standard area.
If you need more extensive repairs done before the painting work begins please let us know during the bid process so we can discuss the various options you have and costs involved. ‘Repairs’ may include but not limited to repairs from curtain and blind hangings, window ornaments, nail and screw pops, tape cracks, gouges, cracks and other drywall damage. It is also the time to deal with any caulking issues along baseboards.
Two other options some customers have opted for include a full surface prime before painting and a full light sanding for cases where the wall has small particles in the prior paint job which helps smooth things before the finish layers are applied.
Any work of the ‘repair’ nature can vary in price depending on what has to be done. Since repairs that require drywall mud take time to dry before they can be sanded and in many cases need more than one coat the length of time to complete repairs can vary. If there is only one room to paint there would be nothing else that can be completed until the repairs are done which means multiple trips as opposed to a multi-room project where you can work on one area while another dries.
So you can go standard paint job or go all in – just let us know.
The “Standard Area”
You will see us refer to a ‘standard area’ many times. A ‘standard area’ is defined as room or area up to 12′ x 12′ with 8′ ceilings and having one entry door, one closet door and one window with standard baseboard and door frame/trim which is void of all furniture. An empty area is critical to the low price as any items left in an area can complicate and lengthen the time it takes to paint an area therefore will increase costs.
All rooms start at the base rate – $150 a room based on any space up to a standard area using a two cut, two roll process and using a single color of flat or matte paint. This is the minimum room price. On average more than 50% of the rooms we do run in the $150 – $250 range and the average room can be fully completed in a day and returned to use the same evening. See the special note below about kitchens and bathrooms.
Other than the ‘standard area’ there are things that can increase that price…
Now the good part – things that can decrease the price:
There are two rooms which do not follow these guidelines – bathrooms and kitchens. Kitchens involve a considerable amount of hand cutting which is one of the most time consuming parts of painting and because of the nature of kitchens most are about 50% cut work. Smaller bathrooms are also complicated because of the confined area of work as well as quite a bit of brush work around sinks, vanities, medicine cabinets, wall lighting, toilet and sink plumbing and around tubs and showers. Kitchens will generally run an extra $50 while bathrooms will run
Single Coats/Primer Coats
A single coat of primer/paint in a standard area room will run $125 for walls and $65 for ceilings. WE DO NOT RECOMMEND DOING SINGLE COAT WALL PAINTS EXCEPT WITH THE SAME COLOR/SHEEN – what is commonly known as a repaint.
A single coat of white or ceiling white paint applied to the ceilings of a standard area room will run $65. Price assumes walls are also being painted – prices vary for ceiling only paints – for a normal room the price will run about $100 for a ceiling only – no walls paint. This works perfect for already white ceilings – any other color may require two coats or more to return to a normal white).
Things that can increase the price:
Doors And Door Frames
Doors are priced per coat and based on design and depending on the door several different options can be chosen by customers. Per coat prices on a six panel door is $35 for the facing of the door (front and back but not sides and not the frame. Flat doors run $15. Per coat prices that involve the sides and frame run $50 and covers removal of the hinges, knob and striker plate and remounting however many customers opt to save and remove the doors and hardware themselves in which case the price would be $40 and flat doors $20. Price assumes walls are being painted – prices may be higher if door trim is painted without wall painting.
Trim, Chair Rails and Crown Molding
Using the same standard room area we have in other examples crown molding would run $50, chair rail would cost $35 and baseboard on a tile or hardwood floor $35, $45 if on carpeted floors. As in other examples we are dealing with standard woodwork, already painted white and of a normal design. Just like doors there are a ton of different designs and sizes with all three types of woodwork prices can increase however about 70% of what we run across fits within the standard price range – the more expensive ones are highly ornamental. These prices are per coat white on white and assume walls are being painted. Prices will be higher for trim only packages because even on a single coat of white painting woodwork without the walls is a very time consuming process and therefore much more expensive.
Since we get numerous calls where customers want stained/varnished wood painted white or other colors we offer a full degloss, prime and paint. It is important to note that these type jobs vary but for optimum look and durability one coat of primer and up to four coats of paint is required. For the same reasons of cost when doing a single coat of white on woodwork without a wall paint taking trim from stained wood to paint is that many times harder. While we can do these jobs pricing is very unique because it’s one of the smallest area jobs we do and one of the most expensive. Simply put it is impossible to guarantee quality when work is done in this matter even with best effort without being expensive.
Windows – much like doors – cannot be defined by a set price because of the very wide range of designs. As is true of any other woodwork packages if window trim is painted without a wall paint the price may be higher.
Wallpaper removal is a difficult area to estimate properly because so many factors that influence the successful completion of the job are unseen and can’t be observed until work is begun. For this reason, when we quote a price for wallpaper removal, the following factors are used to establish the estimated cost.
If we get into the project and find additional layers of paper, extremely durable glues, sloppy surface preparation (like wallpaper glued onto bare drywall or plaster) or a deteriorated wall surface, additional charges may apply. The charges will only increase if it makes the job more difficult. (For example, if there are two layers of paper, but they are bonded tightly together and come off easily, you would likely see no increase in cost.)
If the wallpaper removal portion of a project is much more difficult than anticipated, your estimator will let you know and try to give you an estimate on any change in cost. We are not drywall contractors so while we will repair small areas of damage in some cases it may be necessary to have the surface of the drywall repaired and/or floated by a professional drywall contractor to achieve a perfectly smooth surface prior to painting. If this occurs we will let the customer know before we begin further work beyond the initial paper removal. We do have a drywall guy who we generally refer people to in these situations who is reasonably priced and highly qualified who can return your walls to a perfect condition.
All woodwork to wall surfaces caulked prior to painting for an additional $10 for the average size room. Remember – minor caulking is included. You would only need this if almost all your woodwork needs caulking.
Cabinets hold the same warnings that stained/varnished wood painting projects have – this is a multi step process that involves a deglossing, priming and then multiple coats of paint applied over several days. Costs can increase if the painter has to remove all doors and hardware and label each so many customers opt to do this themselves. We also need a fairly large area to lay the doors out for painting like a basement or garage that will be used for several days. Once the final coat is applied the doors should be left to dry for at least 48 hours then remounted. Once this is done we schedule a follow up visit for touchups since there is almost always some damage from remounting and small areas which are best cleaned up once everything is in place. In most applications we will be using either a latex enamel or a latex based paint/urethane product which is one of the hardest finished we’ve found outside of baked on enamel.
To ensure the highest quality work across all projects we complete we only use Sherwin-Williams products. With the enormous discounts we get (close to 50%) we can get a top of the line paint for LESS than what you can get standard quality hardware store paints. This allows us to use a paint we are very familiar with and have rollers and brushes specifically recommended for application. When other paints are used the job becomes more complicated because different paints have different dry times, recommended applicators and coverage abilities very unexpected results can happen
As mentioned in the pricing we will supply a standard amount of materials to complete the painting job. This includes brushes, rollers, buckets, screens, spackling, cloth tarps, roller frames, poles, 6, 8, 10 and 12′ ladders, one roll of masking tape, one roll of masking paper, painters plastic and all necessary hand tools and maskers.
Costs not included in your initial bid would include any specialty equipment that may be needed to reach high or difficult to reach locations. This may include spray equipment, scaffolding, long reach ladders and even small mini-lifts. When these items are needed we can obtain pricing from our vendor. We do have our own two tier bakers scaffold and both medium size and small hand held sprayers which carries a one time per job charge but avoids even steeper rental costs. It may also include items which would be part of a package add on like caulking or drywall repairs. I also always recommend putting a carpet protector down in all walk routes in and out of the home during the duration of the job. If you would like this done the only cost is in materials and there are coverage options for both carpeting and hardwood/tile floors and it’s an added guarantee for a pretty low cost.
It is also very important that no one other than the painters walk through or in any area with tarps on the floor. The tarps are there to catch paint drips and splatter and people walking in, through or on those tarps risk paint on their shoes and that can travel off the tarps and into other areas. Children, pets and all individuals should be kept as far away from the work area as possible to mitigate this risk. If someone needs to enter the area please get the painter to accompany you to ensure no damage is done in this manner.
Last but not least..As mentioned the customer bears all responsibility in moving furniture, belongings and wall hangings from the work area prior to us starting work that day.
The reason for this is simple… we are insured as interior painters. When you also become furniture movers your insurance rates go through the roof. It’s also the reason why pricing is based on an empty room – it is the safest way possible to paint. When you start adding random obstacles to jobs your risk goes up and so does your insurance cost. When you have workers lifting furniture of random types and size that risk goes even higher because of possible damage to the item as well as worker injury. By opting out of those two coverages we were able to get a much better rate which helps us keep prices as reasonable as possible.