Re: painting outside of MH - Posted by Steve-WA
Posted by Steve-WA on October 07, 2005 at 10:51:46:
ONE: I financed a new paint job for one of my buyers’ 14x70 - she wanted DEEP DARK blue, with gray trim. Looks great, but REALLY dark colors take more coats - that took 12 gallons, plus two gray for the trim. Walmart Color Place paint, about $55 per 5 gal bucket. And now it needs redone - professional painter (about $600 standard labor, but he owed me money) didn’t realize to first prime the metal siding. Bubble bubble, and streaky color coverage. AAUUGGHH! Will cost me $300 labor to redo (my normal handyman is cheaper), plus the paint. And, EVERYBODY who is involved in the painting hates the color, but the buyer loves it. Funny.
TWO: This summer got a 91 14x70 at a good price, outside was peeling and mossy, I decided to redo it. The paint I chose this time was beige-ish (turned out darker than I planned, but still OK) with subtlely beige-tinted white for the trim, over wood siding - - - when it finally got done (schedule adherence with this handyman is another story), it helped sell this house for $20,500. Of course, interior paint, new bdrm carpet and living room/hall laminate helped too.
In four years of this business, these are the only two exteriors I have had painted - my very FIRST note required (even a point of default on the note!) the buyer to paint within 90 days with a park-approved color. When I got it, it was pink with baby blue trim (Mom went into hospital, son decided to surprise her upon return, so he and his boyfriend (!) painted the house . . . yeah, she was surprised alright!), buyer painted it white with a brush. Not professional, but not the eyesore it once was.
So, bottom line of my opinion: this rolls around to do you want to be a rehabber, or a dealmaker? But then again, one must consider the value of keeping the PM happy. And painting a unit DEFINITELY gladdens the PM.
So, for $500 to $750 or so (or less if you do it yourself), you can add $1500 to $2000 to sales price? Might be worth considering . . .