Estimate for Painting 1 BR?

Max 2k. Why do you need a contractor rather than a painter? No skim coating. Minor sanding of picture holes etc.

my guy would do it for about $500. he's a painter so he does not have a license to carry a brush or a roller.... it amazes me that putting a coat of paint on the wall requires a license and insurance

To 300_Mercer, I meant "contractor" generically ... I meant a painter who is licensed/insured per coop rules. Thanks, any other thoughts on pricing by others would be welcome.

ab, I also am in need of a painter. How can I contact you?

>it amazes me that putting a coat of paint on the wall requires a license and insurance

It could drip on the carpeting and impacting the 80% rule.

for some reason pushing paint up and down costs 10x as much in Manhattan. I am guessing because people are stupid enough to pay it.

I have gotten a one bed room painted for $1000 but doors and trim did not get a wood paint. Paint itself would cost 250 or so. Do not see how $500 would work with trims involved. Ab11218, curious where you live and what quality you are talking about? I can see some one using the cheapest paint and quick one coat without much prep for $500.

ab lives in Brooklyn, I think.
His guy may be a friend with extra time to paint or a painter working in private houses without a co-op/condo board to demand license and insurance.

$1000 sounds very reasonable, 300_mercer. That was in Manhattan?

That is correct. Had gotten my rental repainted. Woodwork got the same paint as walls. Moldings as well. Insurance should only add 250 to a two day job.

That's basic painting. ab's guy charges $500 for basic painting.
Does he basically paint a wall or two each day?

Where did I read about the painter who got drunk each day? I think he also treated himself to tasty snacks from the fridge.
Maybe I saw it on Holmes on Homes.

I don't want to walk in unexpected and find the painter wearing my panties on his head while enjoying a tasty snack from my fridge.

Truth

That's funny

As far as the price of painting, painting is so very subjective. Some believe that just throwing a coat of paint on the wall is all it takes. Which is fine if that's what your expectations are. There are some one bedrooms that could very well cost $5,000.00, that does include a lot of prep but it really depends on what you want. If one elected to you can go to Janovic grab a guy or two and they will paint for $150.00 a day.

But...

You have a guy?

Right?

I had my 975 sq ft one bedroom painted last year for $1700. Didn't include bathroom, kitchen, doors or trim. I have 12 foot ceilings, so that probably added some. Also, walls were in perfect shape as they had been painted white by the seller right before I moved in. The painter used Benjamin Moore paint.

I have to admit, $500 seems awfully cheap.

columbiacounty
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>But...
You have a guy?
Right?

Columbiacounty, when the cat meows, and the rabbit eats a carrot, does that make you made?

mad

he did an UWS rental recently. it was around $350, paint not included. the owner wanted a close match to current paint color and just do a refresher. took approx 10 hrs or so. for someone slapping paint on $35 per hr is not too shabby.

he does this full time, mostly in brooklyn. he does have about 20 or so clients in manhattan.

I agree with Primer, it all depends on what your expectations are. We had our 1,250 sq.ft. 1 BR w/home office painted, including all trims, prep, 2 bathrooms, kitchen, all doors and 12 ft. ceilings in two rooms for $3,500 excluding materials, which added another $500 or so. 4 different paint colors...6 including ceilings and trims/doors/baseboards. All BM Aura. We paid him directly, no contractor, but he piggy-backed on contractor's insurance so it worked for our building. Quote we got from a GC was $7k+ for painting.

This was a real pro-job, took 7 full days of work in an empty apartment (1 guy).

Just to give you a frame of reference...

nyc, 1250 sq ft with 12 ft ceilings with all different paints, etc etc... you can see that the contractor just wanted to make $3.5K on making a single phone call and the use of his insurance. just goes to show you that putting in a faucet can cost $50 from a handyman/super or $500 from a licensed plumber.

you need to chose the right person for the right job.

Yup, precisely...that's why it pays to be flexible and be your own GC when you can. However, not everyone either has that time or is resourceful enough to do it...everything is a trade-off. And the cost of operating in NYC for a legit operation 'aint cheap, Primer05 will opine to that...

I got a guy off Craigslist for about $200 to paint my 1 br rental in the west village. I bought the supplies and he did it in a day. Walls were already fresh rental white so primer was not needed nor applied. High quality job. Seriously he did a great job.

I didn't think to look for a license. And don't really give a damn anyway.

I just checked my email and the painter was actually $175, not $200.

I wish we can do a high quality paint job in one day but it simply cannot be done. We just started a project in which we had to paint one master bedroom, hallway, 2 bathrooms including doors and all base moldings throughout the 2 bedroom apartment.
We did not paint the 2nd bedroom and the living room. My 2 men have men there for two days and are going back this morning to finish up. We did prime all the walls prior to painting. Either we are very slow or we take our time and do it right

the men want to get paid for as much time as possible as their business is slow. with 2 guys, they should've done it in less than 2 days with priming and trim. after priming the rooms, they would prime the doors. by the time the doors are primed, the rooms are dry and they can work on them. first coat of paint should've been on the rooms and door/trim prior to 1st end of day. next day, paint the rooms and trim/doors with 2nd coat. do a quick review before leaving at 2 pm.

doing it right and milking it are 2 different things.

AB,

I assure you i am anything but slow right now. My painters are not subs. Did you fit the time in for protection and how about prep work on the walls?

AB, how is your painting business going? You seem like you really know just about everything there is to know

When will people learn? For some NEVER obviously...SMH
There's NO such thing as "Good AND Cheap" !!!

You get what you pay for, PERIOD.

Ballpark estimate for a GOOD paint job, 1 bed in NYC: $1,500 - $2,500
Anything below, and good luck. Anything more and your needs are different.

vslse65,
It can't be said better than you did.

I totally agree with vslse65!

U gotta be kidding me with question....it's a 1 bedroom apt....paint it yourself....lol..

Ok ok I sold! Next time I need my apartment painter, I am calling AB.

I don't even think you could buy all the supplies and paint it yourself for $500, so whoever scored that deal really made out.

My apartment is 800 sq ft and I've painted about half of it so far (myself) and spent close to $300. There's a lot more than just paint you have to buy, I spackel all of the holes and sand everythign down first. Then there's primer, the paint, rollers, rolling trays, nice brushes, mineral spirits, drop cloths, ladder, etc. And if you're like me you will need several samples made up so you can be sure the color is right. They add up really quickly but are worth it so you don't make a costly mistake.

I would imagine a professional would charge a huge markup for the labor and insurance so probably in the thousands depending on what shape everything is in, how high your ceilings are and how long it will take him.

Tomnevers Would you be willing to share this person's contact info.? I need a painter ASAP, as my new tenants, who agreed to paint after moving in, are now asking me to have someone paint the small apartment in one day (July 31st.) I used the week I had to have the floor professionally refinished after having a major portion replaced.

ab_11218 Would you be also be willing to share contact info.?

Mira

Mkehoe,

I do not advise most people to do this but considering your situation I would go to Janovic paints Monday morning. There are always guys out front who you can pay $150 per day for each guy.

I do not advise people to do this but since it is for a rental and you need it done quick it is something to think about

I paid $3,200 to get a 2,800 square foot 3BR in Manhattan painted. Was doing my floors also which cost me $9,500 to sand down and stain with one coat. Paid $1,200 extra for a second coat. Given a couple of bathrooms and utility rooms I guess 2,200 of wood floors.

The painting included ceilings but not much woodwork as that is all stained mocha and includes skirting boards and window frames. Included changing the colt in a couple of rooms to much lighter colors so need priming.

The final job was excellent on both. Not sure if was a good deal as didn't get multiple quotes. GC had insurance.

Didn't include doors either

Any suggestions for painters that work in the Carroll Gardens area?

Any ball park estimates would also be greatly appreciated.

Looking to paint a one bed / one bath with home office - All walls are new drywall (already painted white) and not looking for doors mouldings or ceilings.

Hoping for some leads.

In the past 5 years, I have bought and sold few new development properties. When I had repainted them for rental($500+paint/1000sqf), they all came out better than the original paint by the developers. IMO, you get 99% quality with $500 paint job. Spending $2-3000 for the extra 1% quality still puzzles me.

Disclosure, Im a contractor (licensed and insured) and I just painted a 3 bedroom coop on the East side of Manhattan for about 5k. Im no longer accepting residential work but will explain the business a bit. To paint a 3 bedroom for a competent paint crew who has the ability to repair walls properly and give you clean cut lines would run about about $3500. Most of these guys are not insured. If you have a GC do it, add about 1500-2500 depending on how busy he is.

I agree with epb for the most part. Painting is a very subjective thing. I used to take on projects that just including painting an apartment but no longer do. I have had clients say "I just want a basic paint job, we would price it out that way and then when all is said and done we walk in to find hundreds of blue tape where they want prep work done so the walls are perfect. The price should have been double. I think my prices are more than reasonable and the only item we are ever questioned on is the painting. As far as BA294's comment that you can get 99% quality with a $500 paint job, I find that to be laughable. It would cost me more picking up guys outside Janovic who charge $150 a day.

Oh and $500 included repairing 2 walls where 50" Plasmas were ripped out of the wall along with many nailed walls.
It took 1 guy 2 full days to finish the job. $500 plus the cost of the pain from Benjamin Moore.

FYI, repair of the wall involved, new drywall patch + Mesh + Plaster + Sand then paint.

Ba294,

Who is this painter? I would love to hire him

hi BA294, I would also like to have this painter's information. thanks!

"IMO, you get 99% quality with $500 paint job. Spending $2-3000 for the extra 1% quality still puzzles me."

1% buys you bonding and insurance to prevent THIS: http://www.ocregister.com/articles/sandoval-631118-lenney-judge.html

But hey, if it's worth the $1000 savings to gamble with your life ...

ba294,

1 guy, 2 days, 1,000 sq ft, materials, prep, travel time (parking?) , brush & roller skills ...for $500?

Your painter is making $22 - $27/hr AND you get 99% quality? I don't know what 100% means to you, but if half of what you're saying is true, put me on the list of people asking for his # (I'm serious).

We would use him/her exclusively for our properties.

Just wanted to share that I got a quote for $10K painting job for one bedroom similar to your size. Here is exactly what these guys said... Can someone PLEASE recommend a quality painter at reasonable cost?

Living Room, Dining Room and Bedroom – preparation and painting of those areas (Ceiling, walls and baseboards/molding)….assuming you want the cabinets in LR as well.
Your xxx room would require 3 coats of paint to cover the dark color (unless you are still doing a dark color).
This price includes Benjamin Moore Paint, but does not include any skim coating to walls. Minor Preparation (sanding, caulking) is included.
Approx. $9,800 plus 8.875% tax ($869.75).

When I moved in, I paid over 10K for a licensed contractor with insurance to paint my very large 1 bedroom, not including the kitchen and bathroom. I had to pay the building $250 for permission to paint and put up a $5,000 bond against damages. The contractor was required to carry 1 million insurance.

The place needed extensive wall repairs, including removing wallpaper from one wall. Some of the trivial looking cracks turned out to be masking craters. Everything, including the ceilings, was skim coated also. He had to use 2 coats of primer in some places. He also did 2 coats of paint. Everything was done with Benjamin Moore 's Select paint (more than $50/gallon if you bought it yourself at Janovic's). Most days 4 men were working on this and it took took several weeks since it was not empty.

The only thing the former owners had done to the apartment in 30 years was to replace the appliances - and that was 20 years ago from the receipts I found buried in a kitchen drawer. They did a token paint job to clean the place up for the sale.

Was quoted $3250 in Brooklyn for a one bedroom with office alcove -just walls (no ceilings / moldings / closets as the walls are new construction)

Get a binding estimate here:

https://www.paintzen.com/

We were satisfied with their work, they are not high end but they aren't awful, either.

>they are not high end but they aren't awful, either.

Sounds like the Ready family