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Painting Investment Houses with "Oops" Paint

Question from real estate newsletter reader: Jeanette, you said that you often use "oops" paint. We're getting ready to paint an investment house. What about the sheen--do you mix flat with semi-gloss paints? Thanks, George Answer from Jeanette Fisher We do use oops paint or returned paint. We buy the paint on sale at home improvement warehouses or from Habitat for Humanity's thrift store, Restore. For instance, we purchased five gallons of light blue flat paint for $10. This paint was most likely returned because it looked too babyish when the original purchaser applied the paint to their wall. We added 3/4 of a quart of semi-gloss paint (also rejected paint; cost 75 cents). You can also add black pigment, which you can find at most paint centers for about $2. After painting one room with the now slate blue paint, we added a gallon of off-white satin paint. We blended colors and finishes for each bedroom so each room had its own personality. However, the entire upstairs flows and feels harmonious. As for paint sheen, the most important issue for investment houses is the condition of the walls. Shiny paint finishes like semi-gloss and gloss would show each imperfection in walls. However, gloss sheens make a good choice for trim. For rental houses, a satin finish cleans up better than flat or eggshell paint. IF you're fixing an investment house to sell, you need to consider your buyer's preferences. Young families would appreciate washable paint sheen like eggshell or satin on the walls. You may not care to save a few hundred dollars using returned paint when you expect to profit thousands. However, we like mixing paints for these reasons: You automatically get colors that flow throughout the home. You support Habitat for Humanity. You can use the savings for extras that make a difference in presentation like window dressings. To Mix Oops Paint   Select light colors to mix; deeper colors tend to turn brown and dark. One gallon of dark paint can turn five gallons of white a deep shade. Get a paint mixer (around $5) to attach to your electric drill. Use a larger five gallon paint bucket or a new 15 gallon plastic kitchen trash can. Shake the paint before you start. Pour the paint into the container and slowly add the next color. Mix as you pour so you can see if there is a bad color reaction. Don't mix yellows with greens; mix yellows with tans. A deep yellow pigment can turn your color to school bus yellow. Paints with sheen like satin and semi-gloss and deep colors quickly change flat, light-colored paint. Paint Finishes and Sheens Flat Paint = No Sheen Many flat paints can't be washed. Most good-quality flat paints hide wall imperfections. Flat paint absorbs light. Frequently used on ceilings and walls, flat paint recedes. Eggshell Finish = Slight Sheen Eggshell paint washes better than flat paint. Most good-quality eggshell paints hide wall imperfections. Eggshell finishes reflect some light and shine a little. Frequently used on ceilings and walls, eggshell paint adds a little sheen. Satin Finish = Fairly High Sheen Satin paint finishes allow frequent cleaning. Satin finishes highlight wall imperfections. Satin finishes reflect light and shine a little. Frequently used on high traffic areas, and in baths and kitchens. Recommended for hallways in rental houses. Semi-Gloss Paint = High Sheen Semi-gloss paint finishes allow frequent cleaning. Semi-gloss finishes emphasize wall imperfections. Semi-gloss finishes reflect light and shine a lot. Frequently used in baths and kitchens. Recommended for cabinets, floor moldings, and furniture. Gloss Paint = Highest Sheen Gloss paint finishes allow frequent scrubbing. Gloss finishes emphasize wall imperfections. Gloss finishes reflect light and shine a lot. Frequently used in baths and kitchens. Recommended for doors, trim in perfect condition that you want to highlight, and furniture.   Copyright © 2006 Jeanette J. Fisher   More articles with fixing tips:   Flooring Tips for Low-End Houses If you're considering new flooring for an entry level rental house or you're fixing a home to sell to first-time home buyers, here are some interior design psychology flooring tips.   Readers asked for speed cleaning tips: Finding and financing fixer-uppers is only the beginning of the investment process. Whether you're planning on renting or reselling a home, it first needs a thorough cleaning. Here are a few tips that can help you make short work of your next cleaning project. Cheap Tips for Cleaning Fixer-Uppers   Hardwood floors were a common feature in houses until the 1960s. Before that, having wall-to-wall carpet was considered a luxury upgrade. From the 1970s on, most homes had wall-to-wall carpet in nearly every room. However, tastes change, and over the last couple decades, hardwood floors have once again become fashionable and desirable. Refinishing Hardwood Floors   One room that really makes a buyer connect to a home - the bathroom.  If you have a guest bathroom, play up this home feature in a big way for three reasons: Bathroom Remodeling for Fixers   Also, check out our Home Staging Articles   Real Estate Investing Business Plan Get all the tools you need to start your real estate investing business. Jeanette Fisher offers FREE "How to Start Real Estate Investing Teleseminar," free ebook, "The Truth about Making Money Flipping Houses." Ever wonder how those multimillionaire real estate investors got started? You might be surprised at how easy it is to buy your first investment property! Are you willing to follow four proven steps to make money investing in real estate? Fixing and Flipping Houses

Baby blue paint "grayed-down" with black. The ceiling was painted with the same paint. Green pigment added to blue base from room pictured above. The most popular bedroom in the house painted with two gallons of different reds mixed. 1 gal flat Chinese Red and 1 gal of satin Rouge Red. Home pictured on the cover of Doghouse to Dollhouse for Dollars Painted with $2/gallon paint Work Time: 30 days Time on market: 3 hours Profit: $70,000   Free! 3 Real Estate Investing Teleseminars How to get started investing in real estate  Teleseminar Free "The Truth about Making Money Flipping Houses ebook with newsletter Doghouse to Dollars  Newsletter   Name Email               Fixing Investment Houses

"Many investors fix-up houses for profit, but not like Jeanette!" -April Strickland, Realtor, Orange County, California

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