Condo Painting Dos and Don’ts

Condo Painting Dos and Don’ts

Jun 30, 2020 June 30, 2020

Painting your home can be a daunting prospect. From color selection to the clean-up mess! However, when done right, a good paint job can give your condo a well-needed facelift. Believe it or not, painting is actually quite a complex procedure. I mean, who knew there were 52 shades of white?! And whatever color you do end up choosing will dictate the mood and feel of your entire condo - so no pressure!


What Color? Which Room?

Modern hallway with bright red color and white accents


At the end of the day, you should paint your house in whatever color floats your boat! You have to live there after all. That being said there are definitely good and bad paint colors. The colors and combinations you chose will ultimately have an impact on the look, and more importantly, the feel of your home, and this can be pivotal when it comes time to sell. 

For example, you might love a dramatic dark indigo wall, but houses with dark walls have historically sold for less than ones painted in lighter and more neutral tones. So it is important that you determine your long-term plan for the property to prevent you from having to re-paint again down the line if you’re planning on selling any time soon. According to Benjamin Moore, warm colors add energy and cool hues create a more calming atmosphere, while saturated color can create a cozy environment and pale shades lend to an airier feel. Working within a color scheme or palette, can help ensure that the interior colors are balanced and unified.

So how do you choose what the right color to paint your interior is? What colors go with what rooms? The right color of paint is determined by a number of factors, such as your interior as well as the room you are painting. It is always safe to go with lighter tones as these tend to create an illusion of more space and bring light to a room. It’s also worth noting that neutral colors make it easier for the buyer to envisage themselves in the property. More dramatic colors, while certainly making a design statement, can be distracting for future buyers.

A good rule of thumb from our experience when choosing paint colors is the following:

  • Whole Interiors: Neutral colors are typically the color of choice when painting a whole interior. According to Benjamin Moore, their most popular colors for interiors include gray, beige, white, and earth tones, and specific paint colors, like White Dove, White Heron, Swiss Coffee and Calm can be seen here.
  • Living Rooms: For living rooms, a light grey or a soft beige is always a good bet. These colors are crisp and offer a clean feel without the danger of small marks showing too clearly. After all, you don’t want to be cleaning your walls 24/7. These tones are also neutral, making them a safe option for sellers. 
  • Bathrooms: Houses with blue bathrooms nearly always sell for more. In another article where we discuss quick and easy home renovations we find that properties with blue bathrooms sell for as much as $3000 more.
  • Kitchens: Kitchen colors can be influenced by several factors, including the colors of your cabinets and countertops, the style of your kitchen, e.g., modern and sleek or traditional and warm, and how much natural light the kitchen has, as well as if the kitchen is open and connected to the living space. 
  • Bedrooms: Bedrooms can be a place to play with a little more color and express yourself. Benjamin Moore suggests for an easy-going vibe in the bedroom, try cooler colors such as pale blues and greens like their Instinct AF-575 or calming Anjou Pear AF-425. A pastel blue has also been mentioned for bedrooms as it is apparently soothing. 

If you need help visualizing what a color could look like in a certain area of the house, Behr Paints has a color visualizer you can try out by room, and also this color suggestion tool based on room and style.


DO:

Use nice neutral tones. This will create space and resonate with buyers. 

DON’T:

Use dark colors or extreme hues. Extreme colors distract people from the house. Dark walls make the rooms feel smaller and the ceilings lower.

DO:

Think about painting a ceiling as a contrast statement to a room. Sherwin Williams has this fun video with tips on how to paint a ceiling.



Choosing the Right Finish

Modern living room with soothing natural tones


A common question asked when painting is which finish is best for my interior? When painting, there are about three to four standard paint finishes - Flat, Eggshell, Satin, Semi Gloss/High Gloss. Which paint finish is best depends on a few things, particularly what area of the house you are painting as well as the material you are painting.

Flat Finish/Eggshell

Matte and flat finishes are great for interior walls and ceilings. These finishes do a great job of covering up imperfections thanks to the lack of sheen. One thing to bear in mind, however, is that they tend to get dirtier much quicker. They are also much harder to clean. Scrubbing can quickly get rid of the finish if you’re not careful. 

Satin Finish

The satin finish is often affectionately referred to as the ‘eggshell finish’ due to its distinctive glint. Satin finishes reflect a lot more light when compared to a matte finish. This is a really good choice for the focal points of the house i.e the kitchen and bathrooms. When you’re entertaining you want that reflected light that provides sparkle and energy. On the other hand, you want to avoid a satin finish in bedrooms and living rooms. Here a more subdued finish might be better suited.

Semi-Gloss/High-Gloss

The thing that really sets Semi-Gloss and High Gloss paint apart is its resistance to moisture. This makes it a favorite for Kitchens and Bathrooms where the walls are far more susceptible to mold. Semi and High gloss finishes are also much tougher compared to Satin and Flat, this means you can clean and scrub it without having to worry too much about removing the coat. 


Painting Doors and Trim

Modern bedroom with earth tones


When it comes time to paint doors the main question you should be asking yourself is do I want them to stand out or blend in? If you want your doors to be highlighted you should be looking for colors that accentuate the feature. It is also worth asking yourself whether it is even worth it. If it is a wooden door a coat of varnish might prove to be equally as attractive. 

If however, you do want to paint your interior doors and trim, it’s important that you find a similar tone that you used on the walls and ceiling. Even if you are only off by a few shades the door will stand out like a sore thumb. Also, remember to finely sand down your doors and trim if they are not primed before painting. This will ensure an even spread of paint.

Finish is important when painting doors and trim. The most popular paint finish is a Semi Gloss paint is recommended for doors due to the amount of traffic they receive. Higher gloss paints have a tighter molecular structure so it’s harder for dirt and other messes to stain the paint. 

Also, trim and finish can be oil-based, which is the traditional trim paint. Many interior decorators will recommend using this to make the glossy, finish last, however, it can take longer to dry and requires good ventilation. The alternative is a water-based, acrylic-latex blend, which doesn’t produce quite as shiny of a finish, and will show brush marks, but dries faster and is much easier to clean up. Either way, remember to do a minimum of two coats to get an even appearance.


DO:

Sand down your doors and remove any imperfections before painting

DON’T:

Use the wrong tone on the door. It will stand out and look sloppy!



Different Rooms need Different Paint

Modern bathroom with green palette


Bathrooms -  In addition to different paint colors, finishes and compositions, there are also different kinds of paint for different uses. Primarily, paints that will be used in more damp or wet areas need mold or mildew-resistant paint. Most manufacturers offer bathroom paints with mildew protection, for example Benjamin Moore’s Aura Bath and Spa paint is specially made for high moisture areas, while Sherwin William’s Emerald line of paints offer similar protection. Also, experts recommend using a moisture-resistant primer first to prevent the paint from peeling if you’re not using an all-in-one paint and primer.

Playrooms & Living Rooms - In addition to moisture resistant paints, almost all paint companies offer washable paints, which really can be valuable for families with children and pets. Washable paints repel and release stains more easily. Valspar’s Ultra line of all-in-one paint and primer is an acrylic-based formula that provides protection from everyday scuffs, marks & wear making it easy to wash off.


How & Who? 

Contemporary kitchen with light, airy blues and natural tones


There is a lot of work that goes into painting a house, you can’t just slap on a coat and call it a day. There is a saying that painting a house is 90% preparation. This is because the paint won’t hide imperfections in the wall, if anything it brings them out. Also, good painting takes time - sometimes one room can take seven hours -- so plan your painting job so that certain rooms can be rearranged and allowed to dry.

And while painting can certainly be fun and a family affair or a nice zen escape, if you’re interested in selling soon, or want to paint trim and doors, it may be worth the investment to hire a professional painter or skilled handyman to do the job. Once your painting job is finished and done well, it can be highly rewarding and lead to an immense level of satisfaction, as well as a great return on your investment!



Thinking of selling your home or condo? Need help finding a good vendor? Reach out to us and we will be happy to help you.


All photos courtesy of Behr.com
Contributor
Contributor
Contact Us
Sep Niakan
Broker / Team Lead
(305) 697-7667
sep@blackbookproperties.com
Request Info
By sending you agree to CondoBlackBook's Terms of Use

Your Miami Condo Awaits

Recent Posts

How to Spend the 4th of July in Miami & More Summer Events - Miami Swim Week, Rolling Loud Miami, Swedish House Mafia, Ballet Festival
Lifestyle How to Spend the 4th of July in Miami & More Summer Events - Miami Swim Week, Rolling Loud Miami, Swedish House Mafia, Ballet Festival
Summer is hot in Miami and so are the events. We’ve got all you need to celebrate July with a bang! With an overflowing events calendar this summer, you’ll be spoilt for choice. Continuing with Miami Hotel discounts and topping those with Miami Spa special savings, you won’t be able to resist a weekend or two for self-care. Music lovers of every sort are in for a treat as the Rolling Loud Fest, Miami Salsa Festival, MB Classical Music Fest, Seaside Summer Fest, and Swedish House Mafia hit the stage in Miami. There are also plenty of summer camps and activities to keep the kiddos blissfully busy. Not to forget, the Fourth of July is right around the corner and Miami’s night sky is going to be lit with fireworks and the sweet smell of all-American barbecues. Check out our special curation of Independence Day events to make the holiday even more spectacular. And, read more below for a complete list of Top Things to Do in Miami this July 2022: Things to Do in Miami - July Events at a...
The Most Luxurious Condo Buildings in Downtown Miami
Real Estate News The Most Luxurious Condo Buildings in Downtown Miami
Downtown is, and continues to evolve as, one of Miami’s top neighborhoods, especially because of its central location to all that Miami has to offer, its views of Biscayne Bay, and its major public transportation hubs. In recent months, developers have been delivering world-class projects with unmatched luxuries in this urban core.  Today, a host of ultra-luxury buildings call Downtown Miami home, and we’ve listed the 5 Most Luxurious Condo Buildings in the neighborhood that set the bar for top-notch living. We’ve also included a few bonus pre-construction condo buildings that will provide even more luxurious lifestyle options for you to choose from if you’re looking to move to Miami or invest in this international city. Last updated on June 23, 2022 Why Choose Downtown Miami? Downtown is home to some of Miami’s best art, culture, shopping, entertainment, and social hotspots. It not only ties for #1 on our 11 Most Walkable Neighborhoods in Miami report, but is also the best...
Video: Agent Faves - Our 3 Favorite Condo Buildings in Sunny Isles Beach, Miami
Video Blog Video: Agent Faves - Our 3 Favorite Condo Buildings in Sunny Isles Beach, Miami
Close enough to all the action in Aventura and Miami Beach, yet far enough removed from touristy chaos, Sunny Isles Beach has turned into a darling for luxury developers in recent years. This upscale seaside community is home to an enviable collection of luxury-branded, high-rise condo towers, such as the Porsche Design Tower, Estates at Acqualina, Mansions at Acqualina, Turnberry Ocean Club, Muse, Jade Signature, and each one more luxurious and beautiful than the next. But we have a few that top our list of favorites. Check out Blackbook Properties’ Condo Specialist and licensed agent Vera Berezhnaya talk about her top 3 favorite luxury condo buildings in Sunny Isles Beach: Residences by Armani/Casa What we love about this building? Every unit in this oceanfront high-rise features a summer kitchen.  Milan couture meets Miami charm in this 66-story ultra-luxury high-rise. Besides affording private beach access, this 649-foot glass tower features 308 designer condos with interiors...
The Top 10 Miami-Area Beachfront Condos in Preconstruction Right Now!
Real Estate News The Top 10 Miami-Area Beachfront Condos in Preconstruction Right Now!
What’s more popular than Miami and South Florida’s sensational beaches these days? It’s our upcoming beachfront properties that are topping wishlists across the globe – luxury created for buyers from New York to New Zealand!  Regardless of whether you’re looking to move to the beachside for dazzling morning-to-night water views, instant access to a yachting lifestyle, or simply for bragging rights – an oceanside home in South Florida tops the wishlist for many - there are several upmarket projects on the horizon that offer you an oceanfront address. With developers eager to stay relevant in Miami and South Florida’s growing condo market, there are plenty of luxury, oceanfront condo preconstruction projects in the pipeline. Here’s our list of the Top 10 Upcoming Luxury Beachfront Condo Projects in Miami and Pompano Beach: Miami and South Florida’s Beachfront Condo Preconstruction projects at a glance: The Perigon - Mid-Beach Bentley Residences - Sunny Isles Beach St. Regis Residences...
Video: Comparing Miami’s Best Neighborhoods - Coconut Grove vs Brickell
Video Blog Video: Comparing Miami’s Best Neighborhoods - Coconut Grove vs Brickell
When most people are thinking about moving to Miami, two super popular neighborhoods are Coconut Grove and Brickell. These two neighborhoods are pretty much neighbors, and only about a 5-10 minute drive separates them. But they are very different and offer completely different lifestyles and vibes. So, how can you know if Brickell - the Manhattan of the South – is right for you? Or will the laid-back and tropical Coconut Grove neighborhood be better? Check out our video comparing these two Miami neighborhoods to help you decide which one could be your next home.  Coconut Grove vs Brickell While both areas provide plenty of variety in housing options, they also offer differing lifestyles and benefits. We’ve provided a comparison of these two popular Miami neighborhoods based on categories we think are important to living a good quality of life – things like lifestyle, parks and green space, shopping, entertainment and culture, walkability and transportation, and cost of living...
42 Pine: Boutique luxury and Kosher-friendly in Miami Beach
Preconstruction 42 Pine: Boutique luxury and Kosher-friendly in Miami Beach
It’s beautiful. It’s boutique. It’s Kosher-friendly. And, it’s in Miami Beach. Developer JP Roosevelt LLC, an entity managed by New York’s Boylmelgreen family, recently launched early sales and secured a $35.5 million loan to start the boutique condo project in the exclusive Pine Tree Drive area of Miami Beach. At only 8 stories, 42 Pine will offer 1 - 3 bedrooms residences, starting at 700 square feet and going to 2,700 square feet. Set for a 2023 completion, early friends and family pricing start at $700,000. Its eight exquisite penthouses start from $4 million.  Designed to offer modern luxury for Jewish residents, 42 Pine will feature gourmet Kosher kitchens, offerings two sinks, two sets of appliances, and separate cabinets for meat and dairy dishes – a true one-of-a-kind condo project in Miami Beach. 42 Pine: A Luxurious Hill Town in Miami Beach  42 Pine will be an 8-story condo community with 50 move-in-ready residences. Designed by Miami’s award-winning Arquitectonica,...