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Investment Property Painting
Investment Property Painting in Melbourne's East
Neutral, hard-wearing finishes that keep your rental looking sharp between tenants, from a trade-qualified painter based in Croydon.
4.8 on Google · 24 Reviews
$10M Public Liability Insured
Family-Owned · Trading since 2000
27 Years Experience on the Tools
INVESTMENT PROPERTY PAINTING MELBOURNE
A Repaint That Protects Your Rental and Your Return
Owning a rental in Melbourne’s east means watching the small things add up. Scuffed hallways, marked bedroom walls, a front door faded by another hot summer. None of it feels urgent, until the property sits empty and every vacant week costs you money.
Investment property painting is a different job to painting your own home. The colours need to suit a wide range of tenants, not one owner’s taste. The finishes need to handle wiping, knocks and furniture dragged through doorways. The work needs to fit the short window between leases.
ABM Painting & Maintenance is based in Croydon. Babak has spent 27 years painting homes across Croydon, Ringwood, Mooroolbark, Bayswater and the suburbs nearby. He is trade-qualified, carries $10 million public liability cover, and is on the tools for every job.
That counts for a lot when you are managing a property from a distance. You get one person to deal with, a written quote with no surprises, and a site left tidy at the end of each day. Painting and maintenance sit with the same team, so the small repairs around a repaint do not need a second trade.
The result is a property that shows well at the first inspection, and a finish that still looks after itself two tenants later.
COMMON LANDLORD HEADACHES
Why a Rental Repaint So Often Turns Into a Problem
Most of the trouble comes down to timing, cost and not being there to see it.
The vacancy clock is running
A finish that doesn't last a tenancy
Quotes that don't line up
Spending more than the property warrants
Running it from a distance
HOW WE HANDLE IT
A Repaint Built Around Your Dates, Not Ours
We treat a rental repaint as a job with a deadline attached. You give us the vacate date and the day you want it back on the market, and we quote the work to fit that window. The scope is written down before we start, so the price you see is the price you pay.
- Booked to your turnover. Lock in dates during the tenant's notice period and the work starts once the keys are handed back.
- A quote you can read. Line by line scope, in writing, covering prep, surfaces, coats and product. No guesswork pricing.
- Neutral colours that let well. Whites, off-whites and soft greys that photograph cleanly and suit any tenant's furniture.
- Hard-wearing paint where it counts. Washable finishes through hallways, kitchens and living areas, so marks wipe off instead of needing a repaint.
- One contact, updates as we go. Babak runs the job himself and keeps you or your property manager posted, so you don't have to drive out to check.
Send through your property details and vacate date, and we will come out and quote it free.
WHAT THE JOB INVOLVES
What Investment Property Painting Covers
Most rental repaints are interior work, done empty, in a short window. Some need the exterior lifted before listing photos are taken. We scope what the property actually needs to lease, and leave off the parts that only spend your money.
What we cover
- Interior walls, ceilings, doors, skirtings and architraves
- Patching, filling and sanding of nail holes, scuffs and knocks from the last tenancy
- Wall preparation where a tenant has painted or wallpapered without approval
- Mould treatment in bathrooms and laundries, once the cause has been fixed
- Exterior weatherboards, render, eaves, fascia and front doors for street appeal
- Fence, garage door and verandah work when the property is being listed
- The small repairs around a repaint, handled by the same team
How it works
1
Tell us the dates
Vacate date, and when you want it back on the market or in front of buyers.
2
We inspect
We walk the property, check surfaces and flag anything that needs fixing before paint goes on.
3
You get a written quote
Scope, surfaces, coats and products, itemised, at no cost.
4
We prep
Floors protected, repairs done, surfaces sanded, cleaned and spot-primed.
5
We paint
Ceilings, walls, then trim, using washable finishes through the high-traffic areas.
6
We hand it back clean
Final check with you or your agent, rubbish gone, ready for photos.
Investment work sits alongside the rest of our house painting services, so a property that needs a bathroom repaint now and a full exterior next year can stay with the same painter. Where you have bought a recently completed property and the builder’s flat white is still on the walls, the scope looks closer to new home painting than a turnover repaint, and we quote it that way.
Local considerations. Croydon, Ringwood and Heathmont grew out in the post-war decades, so much of the housing is weatherboard and brick veneer from the 1950s through the 1970s. Newer estate homes sit around Croydon Hills and Bayswater North. Those older homes cop hot summers and cool, damp winters. North and west-facing walls and front doors fade first, and bathrooms in older homes hold moisture through winter. We check for those before quoting, because painting over damp or a leak just moves the problem to your next tenancy.
📝 Free written quotes. Every quote is free, itemised and in writing, so you can put it straight to your accountant or property manager.
WHY LANDLORDS PICK ABM
A Painter You Can Hand the Keys To
Owning a rental means trusting people you cannot supervise. Here is what you get with us.
👤
Babak is on every job
You deal with the owner, not a salesperson who hands the work to a subcontractor. The person who quotes your property is the person painting it.
🕐
Painting and maintenance under one contact
Rentals rarely need just paint. The rotten fascia board, the sticking door, the patch job in the laundry: we handle those in the same visit instead of you booking a second trade.
🛡
Trade-qualified and insured
Certificate III in Painting and Decorating, plus $10 million public liability cover that can be increased for larger projects. Your agent gets the paperwork without a chase.
📍
27 years painting Melbourne's east
Babak has been painting homes across Croydon, Ringwood, Mooroolbark and the surrounding suburbs for 27 years. He knows how the local housing stock ages and what holds up in it.
🔨
Tidy sites and no-surprise pricing
Floors covered, tools packed away, rubbish gone at the end of each day. The written quote is what you pay, so there is no invoice surprise once the tenant is already in.
HOW WE WORK ON SITE
What Happens While the Property Is Empty
An empty rental is your asset sitting unattended. We treat it that way. Keys are handed back to you or your agent at the agreed time, doors and windows get locked at the end of each day, and nobody is on site who is not working on your job.
We are based in Croydon, so most rentals in the eastern suburbs are a short drive away. That matters when something comes up mid-job, or when a mark turns up during the final walk-through and needs sorting before the photographer arrives.
You will get a message when we start, a message if we find something behind the old paint, and a message when we finish. If your property manager is the one holding the keys, we deal with them directly and copy you in. Nothing gets added to the scope without your say-so first.
Being trade-qualified and insured is the baseline. Turning up when we said, leaving the place clean, and telling you the truth about what the property needs is the part you actually feel.
- Cert III Painting & Decorating
- $10M Public Liability
- Family-owned since 2000
- 27 years on the tools
- Croydon-based, local team
WHAT OUR CUSTOMERS SAY
Rated 4.8 Stars by Melbourne Homeowners
Common Questions
Investment Property Painting Questions, Answered
Can you paint while tenants are still living in the property?
Usually not the best idea, and in Victoria your tenants have to agree to the disruption. Interior repaints go much better on an empty property, with no furniture to work around and no access to arrange. If something urgent needs doing mid-tenancy, we can look at a single room or an exterior job instead.
What colours work best for a rental?
Neutrals: whites, off-whites and soft greys. They photograph cleanly for the listing, suit whatever furniture a tenant brings, and make future touch-ups simple because the colour is easy to match. Feature colours date fast and narrow the pool of people who like the place.
Can you deal with my property manager instead of me?
Yes. We can arrange access, keys and timing directly with your agent and copy you into everything. Nothing gets added to the quoted scope without your approval first, no matter who is holding the keys.
Does the whole property need repainting, or will touch-ups do?
It depends on how the last tenancy left it and how old the existing paint is. Patch-and-touch works when the colour is still matchable and the wear is limited to a few spots. Once hallways, kitchens and living areas are marked throughout, a full repaint of those areas usually presents better and lasts longer.
Is painting an investment property tax deductible?
That is a question for your accountant, and it turns on whether the work counts as a repair or an improvement. What we can do is give you an itemised invoice with the painting listed separately, which is what accountants ask for when other work has happened at the same time.
CALL TO ACTION
Get Your Rental Repainted and Back on the Market
Every week your property sits empty is rent you are not collecting. Give us the vacate date and we will quote the work to fit the gap, in writing, before anything starts. You get a property that shows well at the first inspection and a finish that holds up long after the tenant moves in.
1
Tell us about the property. Address, what needs painting, and the dates you are working to.
2
We inspect and quote. We walk the property, check the surfaces, and send an itemised written quote at no cost.
3
We book it in and finish it clean. Work done around your turnover, then handed back ready for photos.
We paint investment properties across Croydon, Ringwood, Mooroolbark, Bayswater and the eastern suburbs, roughly an hour from our Croydon base. Call 1300 880 734 or request a free quote online.
AREAS WE SERVE
Investment Property Painting Across Melbourne's East
We are based in Croydon, which puts most eastern suburbs rentals inside a short drive. That matters on a turnover job, where a same-week inspection or a quick return before the photographer arrives can save you a week of vacancy. Our catchment runs roughly 25km, or about an hour, from Carroll Avenue.
Suburbs we cover for new home painting
- 📍Croydon and Croydon Hills
- 📍Kilsyth
- 📍Mooroolbark
- 📍Ringwood
- 📍Ringwood East
- 📍Heathmont
- 📍Lilydale
- 📍Mount Evelyn
Not on the list? Get in touch, we cover plenty of nearby suburbs across Melbourne’s east.