Updated on 24 June 2026 · by Pepe, painter in Elche
It's one of the most common questions when a flat is let: does the landlord or the tenant pay for the painting? I'm Pepe, a painter in Elche, and I often work for landlords and letting agents between one tenant and the next. I'll tell you how it usually splits and what suits each side.
Heads-up: this is standard practice in the trade, not legal advice. What counts is always your tenancy agreement and Spain's Urban Tenancy Act (LAU).
Landlord or tenant?
The general rule: wear and tear from normal use is down to the landlord; damage that goes beyond normal use is down to the tenant. Painting because of the passing of time between one let and the next is landlord maintenance. But if the tenant leaves big holes, walls painted in loud colours without permission or stains that aren't normal use, that part is on them.
| Situation | Who usually pays |
|---|---|
| Normal wear and tear over time | Landlord |
| Repainting between tenants | Landlord |
| Holes, unapproved colours or damage | Tenant |
How often to repaint a rental flat
As a practical rule of thumb, a rental flat is usually repainted every 3 to 5 years, or at each change of tenant if they've been in a good while. The high-traffic spots (hallways, kitchen, behind the doors) get grubby sooner. Handing over with freshly painted walls means the flat lets faster and at a better price.
Why painting between tenants pays off
A freshly painted flat catches the eye in the listing photos and on viewings: it lets faster and cuts down the haggling. For a landlord, the cost of painting is more than made back by avoiding weeks of an empty flat. If you manage several flats, I'll get the work turned around quickly between tenancies so the property sits empty for as little time as possible.
- White or neutral tones: they appeal to more people and give a sense of space and cleanliness.
- Washable paint in high-traffic spots: holds up better for the next tenant.
- Take the chance to skim over the woodchip texture if the flat is old: it modernises it a lot for little.
Want the exact price for your project?
I will come and see it with no obligation and give you a fixed quote, free and the same day. You deal directly with me, no middlemen.
FAQ
- Can the tenant paint the walls however they like?
- Only with the landlord's permission, and they normally have to hand the flat back in a neutral colour when they leave. Painting in bold colours without agreement is usually down to the tenant to put right at the end.
- How much does it cost to paint a flat to let?
- The same as any flat: roughly from 6 to 10 euros per square metre of wall. For rentals I usually recommend white and washable paint, which goes far and holds up. I'll give you a fixed price for free.
- Do you work for letting agents and property managers?
- Yes. I paint flats between tenants quickly and in a coordinated way so the property sits empty for as little time as possible. You deal direct with me and get an invoice.