Quick answer: In NSW a tenant is not responsible for fair wear and tear on paint. NSW Fair Trading lists “faded, chipped or cracked paint” and “paint worn off wall near light switch” as wear and tear, while an “unapproved, poor quality paint job” or paint torn off by Blu Tack and sticky tape is damage the tenant pays for. A landlord can only claim painting costs from the bond, which is capped at four weeks’ rent, where the tenant caused damage beyond normal use, and if the tenant disagrees they have 14 days to take the claim to NCAT. Whoever pays, the job is the same: patching, walls, trims and any feature wall back to neutral, and we turn most Eastern Suburbs rental repaints around in one to three days.
What counts as fair wear and tear on paint, and what counts as damage?
This is the argument behind most end of lease painting disputes. The NSW Government’s guidance on fair wear and tear versus damage in rental properties says tenants must leave the property “as near as possible to the same condition as when they started living in it”, but only pay for damage caused by “negligent, irresponsible or intentional actions”. The table is how we call the rest after more than a decade of turnover repaints.
| Situation | Wear and tear or damage? | Who pays |
|---|---|---|
| Sun-faded walls, yellowed ceilings, dulled paint | Wear and tear (NSW example: “faded, chipped or cracked paint”) | Landlord |
| Scuffs around light switches, door frames and hallways | Wear and tear (NSW example: “paint worn off wall near light switch”) | Landlord |
| Hairline cracks from building movement | Wear and tear | Landlord |
| A handful of small picture-hook holes | Usually wear and tear, unless the lease bans hooks or they are excessive | Landlord in most cases |
| Paint pulled off by Blu Tack, tape or adhesive hooks | Damage (NSW example) | Tenant |
| Large holes, gouges or dents from furniture or wall mounts | Damage | Tenant |
| Walls painted another colour without written consent, or a rough DIY patch | Damage (NSW example: “unapproved, poor quality paint job”) | Tenant |
| Crayon, texta, grease or nicotine staining that will not wash off | Damage | Tenant |
Only the NSW Civil and Administrative Tribunal (NCAT) can make a binding call on a contested case, so treat the table as a guide, and remember paint age counts: a wall fresh at the start of a six-month lease is a different argument from one painted eight years ago.
Can a landlord charge a tenant for painting in NSW?
Yes, but only for damage, never for wear and tear. The Tenants’ Union NSW bond fact sheet is clear: the most bond a tenant can be asked for is four weeks’ rent, and the landlord can claim “reasonable costs” of fixing damage or cleaning from it. A landlord who claims without the tenant’s agreement must hand over the end-of-tenancy condition report and copies of quotes, invoices or receipts within seven days. If the tenant does not respond within 14 days the bond is paid out as claimed, though the tenant still has up to six months to apply to NCAT.
The Service NSW bond claim process runs through Rental Bonds Online: when the landlord lodges first, Fair Trading emails the tenant a 14-day Notice of Claim, and the tenant either agrees or applies to NCAT within those 14 days. A painting deduction that survives NCAT is itemised, proportionate and backed by photos: the patching and repainting of the damaged wall, not a full repaint of the unit. That is why we quote rental repaints room by room rather than as one lump sum.
Need a written quote for an end of lease repaint on a rental property? Call Trent on 0425 116 817 or send us the address and the vacate date and we will get out to look at it.
How do you document the walls so there is no argument?
Under the NSW rules on rental property condition reports, the tenant returns a completed copy within seven days of moving in, ideally with time-stamped photos, and at the end of the tenancy the report is filled in again “by the landlord or agent and tenant in each other’s presence”. For paint, record the colour, finish and every existing mark, hole or crack room by room, photograph each wall square on at the start, and repeat the same shots at the end. The Tenants’ Union’s NCAT fact sheet says colour, time-stamped photos, condition reports, quotes and receipts are the core of a bond hearing.
What does a rental turnover repaint actually include?
A turnover repaint is not a renovation. The aim is a clean, neutral, tenantable standard without touching anything that does not need it. A typical scope on a two or three bedroom unit or house:
- Preparation: fill holes and gouges, sand back, caulk gaps at skirtings, spot-prime stains and bare plaster.
- Walls: two coats of washable low sheen acrylic, either the existing colour or one fresh neutral through the whole property.
- Ceilings: only where stained, yellowed or water-marked.
- Trims: doors, frames and skirtings in a durable enamel where chipped or grubby.
- Feature-wall reversal: dark or bold walls back to the neutral scheme with a tinted undercoat and two topcoats.
A one or two bedroom unit is usually a one day job. A three bedroom house with ceilings, trims and a couple of feature walls to reverse runs closer to three days. Heavy smoke staining or widespread patching adds a day for stain blocking.
How often should a rental property be painted?
NSW tenancy law does not set a repaint interval, and neither does the ATO. In practice the trigger is condition, not the calendar. When the walls are dull, scuffed at every switch and patched in three shades of white, a full repaint costs less in vacancy days than more touch-ups.
Is end of lease painting tax deductible for landlords?
Usually, yes. The ATO’s guidance on repair and maintenance expenses for rental properties lists “repainting faded or damaged walls” as maintenance, deductible in the year you incur it provided the property stays rented or available for rent. The ATO gives no fixed effective life for interior paint; it is maintenance, not a depreciating asset. The exceptions are initial repairs to paint that was already tired when you bought the property, and painting as part of a renovation that changes the property’s character. Both are capital works at 2.5% a year over 40 years per the ATO’s capital expenses page. You can only claim the repair portion of mixed work if the invoice separates it, so ask for an itemised invoice, and confirm your position with your accountant since we do not give tax advice.
What colours and finishes work best in a rental?
Neutral, light and washable. For rental property painting that has to survive several tenancies, a warm white or pale greige on walls, a brighter white on ceilings and white enamel on trims photographs well and makes the next touch-up invisible. Record the brand, colour and finish on the condition report so it can be matched later. Finish matters as much as colour: flat paint cannot be scrubbed, and low sheen wipes clean and touches up without flashing. We cover the trade-offs in our guide to choosing the right paint finish for each room.
How do agents coordinate access and a photography-ready handover?
Most of our end of lease painting is booked by property managers. The agent books us as soon as the vacate date is confirmed, sends the outgoing condition report and photos, and confirms the colour or asks us to match the existing one. We collect keys, work through the property in one run and hand it back cleaned down, ready for the photographer and the first open home. Completion photos go to the agent the same day as the paint record for the next ingoing condition report. Where a bond claim is involved we itemise the damage work separately from the wear and tear repaint, so the agent has the right number for NCAT and the landlord has the rest for their accountant.
What this means in the Eastern Suburbs
Rental property painting in Sydney’s east runs on a faster clock than most of the city, because the stock around UNSW turns over harder than almost anywhere. Student and share-house tenancies in Kingsford and Kensington run on six and twelve month leases, walls cop hallway scuffs, bike marks and a lot of Blu Tack, and agents want the property relisted within days. In Randwick the mix is older unit blocks and Federation terraces where hairline cracks and settlement patches are normal wear and tear, Closer to the beach in Bondi and Coogee, salt air and afternoon sun fade north- and west-facing rooms faster than inland, which is a landlord’s cost, not the tenant’s. Because we are based in Maroubra, we can usually be in a vacated unit within 48 hours of the keys coming back and hand it over painted before the next tenancy starts.
Frequently asked questions
Can a landlord charge for painting in NSW if the tenant only left small nail holes?
Generally no. A small number of picture-hook holes is treated as fair wear and tear under the NSW guidance, so the tenant cannot be billed for it. It becomes damage when the holes are large, excessive, or from screws and wall mounts the lease did not allow.
What if I painted a feature wall in my rental without asking?
An unapproved paint job is damage in NSW Fair Trading’s own examples, so the landlord can claim the reasonable cost of returning it to the original colour. Painting it back yourself can make it worse, because a poor quality paint job is also listed as damage. Ask the agent first and get consent in writing.
How long does an end of lease repaint take?
Most one and two bedroom units take a single day. A three bedroom house with ceilings, trims and feature walls to reverse takes up to three days. Heavy smoke staining or a lot of patching adds a day for stain blocking. We confirm start and finish dates in the written quote.
Is a rental repaint tax deductible for the landlord?
The ATO lists repainting faded or damaged walls as maintenance, deductible in the year it is done while the property is rented or available for rent. Painting to fix problems that existed when you bought, or as part of a renovation, is capital instead. Ask for an itemised invoice and check with your accountant.
Who decides if a mark is wear and tear or damage?
If the landlord and tenant cannot agree, only the NSW Civil and Administrative Tribunal can make a binding decision. The tenant has 14 days from the Notice of Claim to tell Fair Trading they have applied to NCAT, and up to six months to challenge a paid-out claim. Photos, both condition reports and an itemised quote are the evidence NCAT weighs.