These prices are current as of June 21, 2016
Because we are a small painting contractor and work in small crews or a single painter per job we do some things just a little differently than the big painting contractors will. The biggest thing is we do not move furniture because of the added liability for both client belongings and worker injury liability. Not doing these things helps keep our insurance rates low which helps us offer you a better price. This is a labor only cost and includes all necessary tools and supplies to perform the work. Customer is only responsible for paint purchase which is discussed more below. We only use Sherwin-Williams SuperPaint line to guarantee quality levels and the predictability of always using the same paints. If customer purchases any other paints and these paints do not perform correctly additional work may be necessary to complete the project or repair issues caused by an inferior product. Please let us know before purchasing ANY product other than Sherwin paints.
Surface and Area Preparation
For most of the client properties areas do not need any significant repairs other than patching nail holes from picture hangings and a little dab of caulk in a place or two. This work is included at no charge and part of the bid cost. However from time to time more significant repairs may be needed such as repairs from old shelving, stress cracks, screw pops, large anchors and holes from TV mounts… in those cases the repair would be additional onto the painting work. Please let us know of any damage that may need to be repaired in an area beyond the normal repairs.
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.
There are many other options available – something most painters will recommend – to better ensure a long lasting finish. There are some added costs and we are more than happy to discuss those options with you – things that may include a primer coat before painting, lightly sanding the entire wall surface, lead testing, recaulking the entire area, dealing with nail pops and tape cracks – and even more extensive repairs. For this reason when requesting your bid please let us know of any issues with the surface that may need repair before paint application.
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. Prices are for labor only and the customer purchases paints and materials through our contractor accounts at Sherwin-Williams (this avoids the need for deposits) and we cover all the standard tools of the trade which does include rollers/covers, plastic, masking materials, brushes, etc. This also ensures that you have no markup at all on paint costs and are getting the best deal we can possibly get you.
The base rate is $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.
Using normal industry averages in the St. Louis area sq. ft commercial painters charge an average of $2.58 – $4.47 sq ft which would result in actual painting charges of $743 – $1,287. No, that’s not a joke. You can see industry averages here: http://www.homewyse.com/services/cost_to_paint_home.html. Now relax. No need to call the mortgage broker either…
Other than the ‘standard area’ there are things that can increase that price…
Now the good part – things that can decrease the price:
It is important to note that one of the items that can change the prices of rooms as mentioned above is the sheen/gloss level since many higher gloss paints may require additional coats for optimum sheen levels. The four groups are flat (flat, matte), satin (low gloss, low sheen, high sheen, eg-shel, low lustre and velvet), semi gloss (semi-gloss, pearl, medium lustre) and gloss (gloss, high gloss). Flat paint is recommended for walls with imperfections or high brightness areas and is normal for ceilings. Velvet is our recommended wall paint for almost all purposes. Higher gloss paints can be used for high traffic areas and moisture areas like bathrooms, kitchens and laundry rooms. Our normal recommendation is flat – velvet on most normal walls, satin for traffic areas, bathrooms and the such and semi gloss or full gloss for woodwork, doors and other related woodwork. The gloss warning applies to both the existing paint and/or the new paint as not only are some of these products more troublesome to apply but also to get new paint to adhere properly and may require a primer coat.
Single Coats/Primer Coats
A single coat of primer/paint in a standard area room will run $125 for walls and $60 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 $60. Price assumes walls are also being painted – prices vary for ceiling only paints. 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
There are several options when it comes to your doors – painting the trim, the facings of the door or paint the entire thing along with the frame. There are also many varieties such as flat slider doors, three and six panel and even french style doors. Assuming the door is a six panel white door and you just need the facing painted a single coat of white the cost would be $35 and only involve removing the door knob. To fully paint the entire door the knob, striker plate and hinges would be removed from the door and frame, the frame fully painted with a single coat of paint along with the facings and sides of the door and reassembled for $50. Some flat doors as cheap as $10.
Trim, Chair Rails and Crown Molding
Using the same standard room area we have in other examples crown molding would run $35-50,chair rail would cost $35 and baseboard on a tile or hardwood floor $35, $45 if on carpeted floors and $40 if on a staircase. 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 may be higher for trim only packages.
Windows – much like doors – cannot be defined by a set price because of the very wide range of designs.
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.
To ensure the highest quality work across all projects we complete we only use Sherwin-Williams products. These are products we use every single day and our equipment is purchased to work with those products. Using other products generally results in a sub-standard finish quality and unpredictable results from the tools. Since it is one of the top paints on the market the premium quality products also crush anything in comparison in the same cost range. Customers purchase all paints directly from Sherwin-Williams through our discount at 40% off the regular list price of the paint. This also avoids any need to request up front deposits or cash before we begin the work.
We will cover a normal amount of prep materials such as those we will need to patch minor nail holes, some small caulking, one roll of painters tape, one roll of masking paper and two plastic covers per room. This is normally enough to do any standard size room and then some however there are cases where more is needed which the customer may be responsible for supplying. We do this so we can ensure uniform product use across all projects we do to ensure the best results.
Customer supplied materials may include:
Again…these items are only required if mentioned in your bid and are normally supplied with the basic bid cost.
We supply the tools such as:
We can also supply the following at an additional charge – if any of these items are needed the costs will be discussed with you during the bid. These come at a drastically reduced cost as opposed to the normal rental costs of similar equipment and are a single one time charge for the duration of the project:
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. Because we work in very small crews as few as one person we do not have the manpower nor the insurance coverage to be furniture movers. We strongly recommend moving ALL furniture from the designated work areas so floors can be properly protected with room size tarps. When furniture cannot be removed from an area the customer is responsible for proper protection of the items which is generally done by fully covering the items in a plastic cover that reaches the floor. When items must remain in the room we have to use runner tarps which are only a few feet wide and do not provide full protection of the wall edges since the thin tarps can easily move while painting. In these situations or for guaranteed protection we recommend the application of carpet protection film to the entire outer perimeter of the room. This will provide the added protection needed in these situations and prevent any accidental drips from coming in contact with the flooring surface. For tile and hardwood floors we would use painters tape and Kraft paper for the same result. Customer does purchase these materials however we are happy to apply them for free.
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. Carpet protection film can also be used to protect areas in and out of the work areas and is always recommended.