A different kind of paint job
Repainting a house to sell it isn't the same as repainting a house to live in. The goal is clean, even walls that photograph well and don't distract a buyer. That shifts where the money goes: more on patching and consistency, less on special finishes. This guide walks through the parts that move the price. It quotes no prices, because only a painter who has seen the rooms can.
Scope: which rooms and which surfaces
The first price driver is simple: how much is being painted. A seller has choices:
- every wall in the house, or only the rooms that need it;
- ceilings too, or only where stained;
- trim and doors, or walls alone;
- closets and the basement stairs, or not.
A painter will often suggest leaving sound ceilings and closets alone and putting the effort where buyers look first. Ask for a room-by-room scope so you can trim it if needed.
Color choices and coverage
Going from a strong color to a light neutral usually needs a primer coat or an extra finish coat to stop the old color showing through. Keeping close to existing light colors can save a coat. One color for walls throughout cuts setup time and leftover paint; several colors add cutting-in at every change.
Repairs before paint
Most of the labor in a pre-sale repaint is repair: nail holes from pictures, dents from furniture, cracks at corners and patches from past fixes. Each needs filling, sanding and spot-priming so it doesn't flash through. Water stains on ceilings need a stain-blocking primer. The surface preparation guide explains why skipping these steps shows in photos.
Humid hours and the timeline
In an average year at Portland, NOAA counts about 74 hours with the wet-bulb temperature above 73°F and about 495 hours above 67°F. Moist air slows how fast water-based paint dries and hardens. On a tight pre-sale schedule, that matters: rooms painted on sticky days may need longer before furniture and staging go back against the walls. Ask the painter how humidity changes their plan, and whether they'll run fans or ask you to keep the house cooled during the job.
Working around photos and showings
Sellers often need the work done in a narrow window. A compressed schedule may mean a bigger crew, longer days or weekend work, each of which can raise the price. Booking well before listing gives you more choice of dates. Ask how many days the job will take and whether the crew can work around a photographer's visit.
Older paint
Under EPA's Renovation, Repair and Painting Rule, anyone paid to do work that disturbs paint in homes built before 1978 must hold RRP certification, and workers must be trained in lead-safe work practices. If the house was built before 1978, sanding walls and trim can count as disturbing paint, and lead-safe setup and cleanup add time and cost. Ask the painter whether the firm holds RRP certification.
Getting it in writing
For home construction and improvement projects over the value the Maine Attorney General gives in the card below, Maine law requires a written contract with specific provisions. A whole-house repaint can easily reach that size. Either way, the written agreement should list:
- the rooms and surfaces included;
- the colors and sheens, by product name;
- the number of coats;
- the repairs that are and aren't included;
- the start and finish dates you need.
Leftover paint
Ask the painter to label and leave a can of each color. Buyers appreciate it, and it makes touch-ups after showings easy.
Related pages
Our interior painting page covers preparation in more depth, and the pricing guide explains why two bids for the same house can differ.