Finance category
Mortgage, loan, investing, tax, and money calculators.
Paint and Flooring Budget Calculator
Paint and flooring are the two biggest make-ready line items. Paint runs $1-$3/sqft; flooring runs $2-$12/sqft depending on grade. This calculator sizes both pieces for a clean turn budget.
Total paint + flooring
$6,413
Paint cost
$1,663
Flooring cost
$4,750
Per sqft cost
$6.75
Flooring rate used $/sqft
$5.00
How the math works
950 sqft unit: full paint at $1.75/sqft = $1,663. 100% LVP at $5/sqft = $4,750. Total $6,413 = $6.75/sqft. If it's touch-up paint and 50% carpet replace: $333 + $1,425 = $1,758. Huge range depending on scope.
For a typical mid-market rental: refresh every turn ($400-$1,200), full paint + floor every 3-4 turns ($5K-$8K). Run the math on flooring: LVP is almost always optimal unless you've got a luxury tier where hardwood supports premium rent.
How to Use
- Enter unit sqft and the % of floor being replaced (usually 100% at a major turn).
- Pick flooring grade: carpet, LVP, laminate, tile, hardwood.
- Enter paint cost per sqft and whether this is full paint or spot touch-up.
- See breakdown and total.
Frequently Asked Questions
LVP or carpet?
LVP is now default for rental turns: $3-$6/sqft installed, 10-15 year life, waterproof, no pet stains. Carpet is cheaper ($2-$4/sqft) but lasts 4-7 years and stains easily. LVP usually wins on 10-year total cost.
What's a realistic paint price?
$1.25-$2.50/sqft for walls only, $2-$4/sqft with ceilings + trim + doors. That includes labor and paint ($35-$55/gal for contractor-grade). DIY drops cost to $0.50-$0.80/sqft but takes 2-4 days for a unit.
Should I always full-paint?
No. Full paint every 2-3 turns (every 5-7 years typically). Touch-up paint at intervening turns if walls are still clean and unchipped. Full paint = $1,500-$3,000; touch-up = $200-$500.
Tile vs LVP in wet areas?
Tile ($8-$14/sqft installed) for bathrooms. LVP also works ($4-$6/sqft) but less premium. Kitchens: LVP is standard now, tile is luxury. Laundry rooms: either; tile for very wet climates.
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