painting outside of MH - Posted by Nate-WI

Posted by Anne_ND on October 06, 2005 at 21:04:06:

I paid the same for both: $700 plus paint. Both MHs were two-toned; one was 16 x 80 with large entryway and the other was a little 12 x 60, no entryway. 5 gallons for the base coat and 1 gallon for trim was enough.

If I had not been traveling so much this summer I’d have painted them myself.


painting outside of MH - Posted by Nate-WI

Posted by Nate-WI on October 06, 2005 at 17:53:11:

Anyone painted an entire MH on the outside? What method did you use? Sand a floor? Wax on, wax off? On a less sarcastic note I found a motivated buyer of a blue MH that is just an eyesore. Inside is nice and really needs nothing. Anyone tackle this?


Re: painting outside of MH - Posted by Keith (OH)

Posted by Keith (OH) on October 07, 2005 at 18:31:16:

I had one painted white and it was stained with run off from the roof in about 3 months. I would stay away from white and go with something the color of dirt. Kind of like buying a car the color of dirt, they never look dirty.

Just something to ponder…


Re: painting outside of MH - Posted by Steve-WA

Posted by Steve-WA on October 07, 2005 at 10:51:46:

two stories:

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 . . .

Re: painting outside of MH - Posted by jp(sc)

Posted by jp(sc) on October 06, 2005 at 20:52:12:

This is probably overkill, but a local park owner just painted one. Him and one guy used a airless paint sprayer and some kind of enamel paint. Basically biege. It took them 2 hours and came out awesome considering the corrugated siding they painted. They took the same sprayer inside the house (which was nasty) and painted the ceilings, walls, floors, and cabinets in every room with oil based Kilz. I have no idea how they survived. The inside looked like the stay-puffed marshmellow man had exploded in it. White as far as the eye can see.

Re: painting outside of MH - Posted by Mark C Tx

Posted by Mark C Tx on October 06, 2005 at 19:45:32:

Hi Nate,

Just finished Painting a 14x80, I went to a couple paint stores, and Home depot and lowes and found “Mistint” Paint. someone ordered it and did not like it and did not buy it. Most every place I found sells 5 gallon buckets for 15.00. Normally 65.00 to 85.00dollars. And 1 gallon cans for 5.00 each. I had two guys use a roller on a pole and filled in around the eddges with a brush, Looks super. I used Gloss for the trim and satin for the main color. I don’t care which is which, That is just what they had.
The only problem came, is I bought four 5 gallon buckets of what I thought was Light beige, for 15.00 per bucket, exterior Gloss, what a steal, so I bought it all. I gave it to my guys that were painting for me and when I dropped back by an hour later they had painted quite a bit or this DARK CHOCOLATE BROWN where was suppose to be the light beige, I hollered Hey wait where did that color come from. You guessed it , It was my mistint paint, so be double sure what color the mistint paint really really is. My guys laughed and painted over the nasty dark brown and all came out ok.

As for as cost like you asked. My two guys work for several different people like me, rehabbing houses and M.H."s and such, Here is what they did.
Painted the outside two tone
Replace 2 interior doors
Replaced 2 exterior doors
Fixed 5 soft spots and holes in the floor.
Painted two bathrooms
Took old nasty skirting (lumber) off.
Put new vinyl skirting on (one guy did this all by hime self)
sealed all vents on top with roof patch
Painted that white stuff Kool seal on top.
Kiltzed the floor to cover the smell of Money (burn your eyes smell)

The did all that for 1,100.00 labor and I bought the material.
My material was about arount 1000.00 give or take a hundred or two. I still have to put in 2 sets of steps.

I bought MH for 1000.00

3bed 2 bath 1980 Should sell for around 15,000.00

Hope that helps.


Re: painting outside of MH - Posted by Nate-WI

Posted by Nate-WI on October 06, 2005 at 18:43:49:

Correct Anne, my mistake. A motivated seller. How did you go about painting the homes? What was the size and what was the expense? If I were to get this home I really think a paint job is in order.


Re: painting outside of MH - Posted by Anne_ND

Posted by Anne_ND on October 06, 2005 at 18:32:43:


I painted two MHs this summer- one made of metal, one made of that useless expanding pretend-wood-stuff. Both came out looking great.

I assume you mean you have a motivated ‘seller’ not a motivated ‘buyer’ of a blue MH, right? 'Cause a motivated buyer would paint it themselves.

I actually chose to paint one of these homes a bright blue with dark blue trim- I thought it was going to be the same colors already there, but it turned out to be much more vibrant and very eye-catching. Many who drove by hated the color, but I loved it and I sold it to a woman with (obviously fake) very blue eyes who also loved the color blue.

Had I known how much it would stand out I’d not have painted it so very blue, but what I’ve found out is that somebody is going to hate any color you choose, so go with something neutral and hope for the best… or if the paint currently there is actually in good condition, then just sell it as-is. You never know what will appeal.

good luck,

Re: painting outside of MH - Posted by Nate-WI

Posted by Nate-WI on October 06, 2005 at 20:43:08:

Thanks for the response Mark. God bless TX. This home is a 2bed 1 bath 1974 Schultz. They want 6K for it. I don’t what your market dictates but they are nuts up here in NE WI. They will not see 6K for it. I just sold almost the same trailer for 4400 with a land contract. I bought that one for 1500 bucks. I’m guessing if I buy some friends some “pop” and chips we could knock it out in a days time. Thanks for the breakdown I appreciate it.