The Landlord Painting Responsibilities Guide: How Often Is It Required?
- Devin Spahr
- Oct 14
- 6 min read
If you’re a renter or a landlord in Arizona, you may be wondering how often a landlord has to paint. Although the Grand Canyon State doesn’t have any explicit laws dictating the frequency of landlord painting responsibilities, landlords are required to keep the unit in a safe, habitable condition. Oftentimes, this includes repainting when walls become damaged, unsanitary, or deteriorated.
In this post, we’ll cover when landlords in Arizona are responsible for painting, how normal wear and tear affects this, and what tenants need to know before making changes to their walls.
How Often Do Landlords Have to Paint?
Unlike New York City, where landlords are required to repaint every three years in multi-unit buildings, Arizona doesn’t set a universal rule for how often landlords must paint. However, tenants do have a right to a safe, secure, and habitable living situation. If the paint is peeling, cracked, or damaged in a way that affects the habitability, the landlord needs to repaint the unit.
Other reasons a landlord may need to paint include:
Mold, water damage, or stains
Tenant’s health or safety could be affected (such as with lead-based paints)
Specified repainting frequency in the lease agreement
Do Landlords Have to Paint Between Tenants?
Many landlords end up painting between tenants, but is this a required part of landlord painting responsibilities? No, landlords don’t usually have to paint between tenants. There's no law in Arizona that requires landlords to repaint every time a tenant moves out. As long as the walls are clean, safe, and in good condition, the landlord isn’t obligated to repaint.
However, if the walls have peeling, cracked, or chipping paint, especially if the home was built before 1978 (and may contain lead-based paint), landlords are legally required to fix and repaint those areas. Additionally, if there’s mold, smoke damage, or water stains from the previous tenant, landlords must address the issue and repaint as part of making the property habitable.
Even though it’s not required legally, many landlords choose to repaint between tenants, especially if the tenant has been in the unit for two years or more. Repainting helps attract new renters, giving the property a clean, updated look. Plus, it prevents disputes over “normal wear and tear” from the previous tenant. If a unit has high turnover, with new tenants every 6 to 12 months, you can wait a bit before repainting, but it’s generally a good idea if the tenant was in there for a while.
Can You Paint Walls in a Rental?
Most rentals use neutral colors like white and beige on the walls. If you’re a tenant planning to be in the rental for a while, you may be interested in painting the unit colors that fit your personality. Painting the walls can make the rental feel more like home, but are you allowed to paint walls in a rental?
The answer is that it depends on your lease agreement and your landlord. Most landlords don’t allow tenants to paint without approval. Paint color changes are considered an alteration to the property, and unauthorized painting may cause you to lose your security deposit if the landlord has to repaint.
Some landlords allow you to paint the rental, with conditions. For example, you may be allowed to paint, but only with neutral colors or if you agree to paint it back to the original color when you move out. Some landlords will say “yes” if you pay a small painting fee or hire a professional. Some prohibit it entirely in the lease agreement. No matter what, you should talk with your landlord before painting any of the walls in the rental.
Can a Landlord Charge You for Painting?
In Arizona, a landlord can charge you for painting, but only in certain situations. In general, it is the landlord’s responsibility to keep the unit safe and habitable. If there are stains or signs of mold, you should report this to the landlord in writing, as they should be the one to address the situation. In cases of normal wear and tear, it is part of the landlord's painting responsibilities to freshen up the apartment.
However, if you cause damage to the apartment that requires repainting, the landlord may charge you. Some situations where the landlord may be able to charge you include:
You painted without permission: If you change the wall colors without written approval, the landlord can charge you for the cost of repainting it back to the original color.
There’s damage beyond normal wear and tear: If the walls are stained, scuffed, crown on, or smoke-damaged, landlords can deduct the cost of repainting from your security deposit.
You didn’t follow move-out requirements: If your lease says you must repaint before moving out or return the walls to their original color, failing to do so can lead to charges.
Reasons a landlord can’t charge you include:
The apartment has normal wear and tear: Light scuffs, faded paint, or small nail holes from hanging pictures are considered normal. Landlords cannot legally charge tenants for routine repainting that comes from normal use over time.
The paint is several years old and needs freshening up: Most states consider interior paints to have a useful life of about 3 to 5 years. If the paint is worn out, repainting is one of the landlord's painting responsibilities.
What If the Lease Doesn’t Say Anything About It?
Many landlords have rules in the lease about alterations to the rental unit, including painting. But what if the lease doesn’t say anything about it? Even if there is no clause about painting, tenants aren’t automatically allowed to make permanent changes. Painting is considered an alteration to the property, and landlords have the right to approve or deny changes.
Before starting any painting project in your rental, it’s best to get permission in writing from your landlord. They may provide you with specific guidelines for painting, such as which colors you can use, or simply require you to paint it back to the original color when you move out. If you don’t get their approval, the landlord may deduct the cost of repainting from your security deposit.
How Often Should a Landlord Paint?
While landlord painting responsibilities in Arizona don’t specify how often a landlord must repaint, there are some common guidelines that most property owners follow. Painting is required only when it’s necessary to maintain a clean, habitable space. Most landlords repaint their rental properties every 3 to 5 years. That timeline keeps the property looking fresh, protects the walls, and helps maintain the unit’s value.
The benefits of painting regularly include:
Maintains property value: Fresh paint instantly refreshes the look of a home so that it appears well-cared-for and modern. Regular painting also helps prevent long-term damage from moisture, sunlight, and everyday wear, presenting the quality of walls over time. Plus, tenants are more likely to be careful with freshly-painted walls than walls with numerous dings.
Attracts and retains tenants: First impressions matter, and a newly painted unit helps when showing an apartment to potential renters. Tenants are also more likely to stay longer in a rental that is well-maintained.
Reduces major maintenance costs: By repainting every few years, you can catch small issues, like peeling paint or mildew, before they turn into expensive repairs. It’s far cheaper to repaint regularly than to fix years of neglect.
Improves air quality: Fresh paint seals in old odors, covers stains, and can even help reduce allergens like dust. Using low-VOC or zero-VOC paints also improves indoor air quality.
Should You Paint It Yourself or Hire a Professional?
Whether you’re the renter or the landlord, you may be considering painting your rental to save some money. But should you paint it yourself, or is it better to hire a professional?
If you paint the walls yourself, you’ll save money on labor costs. You can also work at your own pace rather than being beholden to someone else’s schedule. However, unless you have extensive experience with painting, you risk uneven coats and other issues that can lead to damage. Additionally, painting the unit yourself is time-consuming. Proper prep takes more time than expected, but it’s necessary for a good outcome.
Hiring a professional will ensure the walls are painted with clean lines and even coverage. As a renter, your landlord is more likely to approve if a licensed painter is doing the job. If you’re the landlord, the results of a professional will make the rental more appealing to future renters. Although hiring a professional to paint costs more than doing it yourself, it is often worth it for the peace of mind and professional results.
Landlord Painting Responsibilities Conclusion
While Arizona doesn’t set a timeframe for repainting, landlord painting responsibilities do include the need to keep the rental in a safe and habitable living condition. When paint is peeling, stained, or mildewy, it’s time to repaint. If you decide to paint the rental on your own, you’ll want to make sure you properly prepare the walls and room before getting started.
Don’t want to handle the hassle of painting? Spahr’s Painting has you covered. We offer internal and external painting services for customers across Tucson. Whether you need to refresh one unit or many, you can count on us for high-quality results that will last. Call us today for an estimate!
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