The best paint for a rental property is a tough, washable matt in a warm, easy neutral, used in the same colour throughout. Little Greene's Intelligent Matt Emulsion, Farrow & Ball's Modern Emulsion and Paint & Paper Library's Architects' Matt are all made for exactly this: walls that get knocked, wiped and lived against, and still look considered.
A rental has to work harder than most homes. Furniture goes in and out, tenants change, and every scuff needs to come off with a damp cloth rather than a repaint. At the same time, the rooms need to feel calm and well finished, because that is what makes a property let well and look after itself.
This guide covers the finishes that hold up, the colours that suit almost anyone, and a few habits that make the next refresh much quicker.
Photo Credit: Farrow & Ball; Colour Used: School House White (291)
What makes a paint right for a rental
Three things matter more than anything else: how well the finish copes with cleaning, how easily it can be touched in, and how widely the colour appeals. A beautiful chalky emulsion is perfect in a quiet sitting room you live in yourself, but in a hallway that sees a new set of suitcases every year, a washable finish will save you time and money.
Low sheen helps too. The flatter the finish, the less it shows patching and uneven walls, so the best choice is a matt that has been engineered to be durable rather than a shinier paint chosen only because it wipes clean.
The most durable finishes for walls
- Little Greene Intelligent Matt Emulsion. A 2% matt with Class 1 wet scrub resistance, the top rating, according to Little Greene's data sheet. It looks like a traditional flat finish but can be cleaned, which makes it our first suggestion for hallways, stairs and living rooms.
- Farrow & Ball Modern Emulsion. A 7% sheen that Farrow & Ball describe as washable and wipeable, with a Class 1 scrub rating and preservatives to protect it against mould. The natural choice for kitchens and bathrooms.
- Paint & Paper Library Architects' Matt. An ultra-low 3 to 5% sheen that the brand describe as completely washable, with excellent scuff and stain resistance. It is also self-priming and suitable for walls, woodwork, radiators and tiles, which keeps the number of tins down.
Save the softer, chalkier finishes such as Estate Emulsion and Pure Flat Emulsion for bedrooms and ceilings, where they will be touched far less.
Photo Credit: Paint & Paper Library; Colours Used: Stone I (201), Stone II (202), Stone V (205), Moleskin (218)
Woodwork, doors and radiators
Skirtings, door frames and banisters take the most wear in any let property. A water-based eggshell is the sensible choice: it dries quickly, has little odour and is easy to wipe.
- Little Greene Intelligent Eggshell (10 to 15% sheen) is self-priming on most sound surfaces, so a clean and a light key is usually all the preparation needed. Two coats, recoatable in 1 to 4 hours.
- Farrow & Ball Flat Eggshell (20% sheen) for interior wood and metal.
- Paint & Paper Library Architects' Eggshell, a washable, self-priming low sheen for woodwork and metal.
Our guide to painting IKEA furniture explains how the same self-priming finishes work on laminate wardrobes and chests of drawers, which is useful when a furnished let needs a refresh rather than new furniture.
Neutral colours that suit most tenants
The aim is a colour that feels warm and finished but lets people bring their own things into the room. These are our own suggestions, chosen because they sit comfortably with wood, white sanitaryware and most furniture.
- Farrow & Ball School House White (291). A soft off-white without strong undertones that Farrow & Ball say suits homes of all styles and ages.
- Farrow & Ball Ammonite (274). A light grey that is neither warm nor cool, which Farrow & Ball describe as superbly easy to use in any room.
- Little Greene Slaked Lime (105). A warm, mineral white that works as a fresh backdrop to almost any colour.
- Little Greene French Grey (113). A classic grey with balanced warmth, at home in period and modern flats alike.
- Paint & Paper Library Stone II (202). A warm mid-light neutral the brand single out as one of the most versatile on their chart.
Photo Credit: Little Greene; Colour Used: Slaked Lime (105)
Make the next refresh easy
- Use one wall colour throughout. One colour and one finish across hall, living room and bedrooms means one tin covers every touch-up.
- Keep a record. Note the brand, colour name and number, and finish for every room, and keep it with the property paperwork. Because we mix every tin to order to the brand's own specification, you can reorder exactly the same paint years later.
- Keep the leftovers. Seal the lid well, label it and store it somewhere frost free so it is ready for small repairs.
- Touch in, do not patch. On matt walls, a small repair often shows less if you repaint the whole wall from corner to corner.
Questions we are often asked
Is brilliant white the safest choice?
It is the most common, but not necessarily the best. A softly broken white or a pale warm neutral hides marks better and makes a room feel more finished. School House White (291) and Slaked Lime are good places to start.
Should I use a sheen finish so it wipes clean?
Not on walls. The durable matts above can be cleaned, and a flat finish disguises uneven plaster and repairs far better than a shinier one.
How do I choose between them?
Order a sample pot of two or three colours and look at them in the property's own light before buying in quantity.
Shop Little Greene Intelligent Matt Emulsion
Farrow & Ball Modern Emulsion · Architects' Matt · Sample pots
