Why Multi-Unit Painting Is the Best-Kept Secret in the Business
If you've been grinding out single-family homes one at a time, you're working too hard. Multi-unit painting jobs — apartments, condos, townhomes, and HOA communities — are where the real money is.
Think about it: one property manager controls 20, 50, even 200+ units. Land that contract and you've got steady work for months. No more hustling for the next $2,500 house job.
The average multi-unit painting contract runs $15,000–$75,000+ depending on size. And here's the kicker — property managers care more about reliability and speed than getting the cheapest price. They need it done right, on schedule, with minimal tenant complaints.
Let's break down how to bid these jobs and actually win them.
How Multi-Unit Pricing Works (It's Different From Residential)
Forget your per-room residential pricing. Multi-unit jobs use a per-unit pricing model that makes everything simpler once you understand it.
Average Per-Unit Pricing in 2026
- Studio/1-bedroom apartment (full repaint): $350–$650 per unit
- 2-bedroom apartment: $500–$900 per unit
- 3-bedroom apartment/townhome: $700–$1,200 per unit
- Hallways and common areas: $2–$4 per square foot
- Exterior (per building): $3,000–$8,000 depending on size and stories
- Touch-up/turn paint (between tenants): $150–$350 per unit
The magic number: Most painters land somewhere around $0.75–$1.50 per square foot for interior multi-unit work, including labor and materials.
Why Per-Unit Pricing Beats Hourly
Property managers want a number. They don't want to hear "well, it depends on how many hours..." They're managing budgets across dozens of units. Give them a clean per-unit price and they'll love you for it.
Example: "Each 2-bedroom unit is $650 for a full repaint — walls, ceilings, trim, and doors. Touch-ups between tenants are $200 per unit."
Simple. Clean. Easy for them to plug into their budget spreadsheet.
How to Estimate a Multi-Unit Job Step by Step
Step 1: Get the Unit Mix
Ask the property manager for the unit breakdown:
- How many studios, 1-beds, 2-beds, 3-beds?
- Are all units the same layout or different?
- How many buildings and how many stories?
Step 2: Walk a Sample Unit
You don't need to walk every unit. Walk one of each type and measure carefully:
- Total wall square footage
- Ceiling height (8-foot standard vs 9-foot or vaulted)
- Number of doors and windows
- Trim linear footage
- Current wall condition (are we covering dark colors? Patching holes?)
Step 3: Calculate Your Material Costs
For a standard 2-bedroom apartment (~900 sq ft):
- Paint: 4–6 gallons at $25–$45/gallon = $100–$270
- Primer (if needed): 2–3 gallons at $20–$35/gallon = $40–$105
- Supplies (tape, plastic, rollers, etc.): $30–$50 per unit
- Total materials per unit: $170–$425
Bulk discount tip: On a 50+ unit job, negotiate directly with your paint supplier. Most will give you 20–30% off list price. That's $1,000–$3,000 back in your pocket on a big job.
Step 4: Calculate Labor
A good 2-person crew can paint:
- Full repaint: 2–3 units per day (standard 2-bedroom)
- Touch-up/turns: 4–6 units per day
- Hallways: 1,500–2,000 sq ft per day
At $50–$75/hour per painter, your labor cost per 2-bedroom unit is roughly $250–$450.
Step 5: Add Your Overhead and Profit
- Materials: $200 (average)
- Labor: $350 (average)
- Overhead (15%): $82
- Profit (20%): $126
- Your bid per unit: $758 → round to $750
For a 40-unit complex, that's a $30,000 contract. Not bad for 3–4 weeks of work.
Want to run these numbers faster? SnapBid's AI estimating tool lets you snap a photo and get material + labor calculations in about 60 seconds. Great for walking units quickly during your site visit. Try 3 free estimates here.
The Bid Package: What Property Managers Expect
Property managers see a lot of bids. Stand out by including:
- Per-unit pricing broken down by unit type
- Scope of work — exactly what's included (walls, ceilings, trim, doors) and what's not (wallpaper removal, major drywall repair)
- Paint specs — brand, finish, number of coats
- Timeline — how many units per day, total project duration
- Tenant coordination plan — how you'll handle occupied vs vacant units
- Insurance certificates — general liability and workers comp
- References from other multi-unit jobs
Pro tip: Offer two options — a full repaint price and a touch-up/turn price. Property managers use both, and it shows you understand their business.
Occupied vs Vacant Units: The Logistics Game
This is where multi-unit painting gets tricky. Residential painters who've never done apartments often underestimate the logistics.
Vacant Units (Easy Money)
- No furniture to move or cover
- No schedule coordination
- Faster production (20–30% faster than occupied)
- Price these 10–15% lower than occupied units
Occupied Units (Plan Carefully)
- Schedule around tenants — they need 48-hour notice minimum
- Move and cover furniture — add $50–$100 per unit for this
- Work in sections — paint half the unit one day, other half the next
- Ventilation matters — use low-VOC paint (it's 2026, you should be doing this anyway)
- Protect everything — one paint spill on a tenant's couch and you're buying a new one
The Turn Schedule
The most profitable multi-unit work is turn painting — repainting units between tenants. Property managers need these done fast (usually 1–3 days after move-out, before new tenant moves in).
Build a relationship where you're the go-to turn painter and you'll have a steady stream of $200–$400 jobs all year long. That's $4,000–$8,000/month from turns alone if you're doing 20 per month.
How to Find Multi-Unit Painting Jobs
1. Contact Property Management Companies Directly
Every city has property management companies that handle hundreds of units. Google "[your city] property management company" and start calling. Ask for the maintenance coordinator.
2. Network with Maintenance Techs
The maintenance guy at an apartment complex is your best friend. He's the one who tells the property manager "hey, we need to repaint Building C." Buy him lunch. Drop off your card.
3. Check Government Bid Sites
Public housing authorities and government-owned buildings post painting contracts on sites like SAM.gov. These are competitive but can be huge contracts ($100,000+).
4. HOA Boards
HOA communities need exterior painting every 5–10 years. Get on their vendor list. Attend board meetings. These contracts are gold — 50+ identical units, exterior only, one color scheme.
5. Commercial Real Estate Listings
When apartment buildings sell, the new owner almost always repaints. Watch for recent sales and reach out to the new management.
Common Mistakes on Multi-Unit Bids
Mistake 1: Bidding too low to "get your foot in the door." Property managers are suspicious of low bids. They've been burned by cheap painters who did sloppy work. Price fairly and sell your reliability.
Mistake 2: Not accounting for logistics time. Moving between units, coordinating with tenants, hauling materials up stairs — this adds 15–25% to your labor time compared to a single house.
Mistake 3: Forgetting about common areas. Hallways, stairwells, lobbies, laundry rooms, and offices add up. Include them in your bid or clearly exclude them.
Mistake 4: Using residential-grade paint. Multi-unit properties need durable, scrubbable paint. Use eggshell or satin finish on walls, semi-gloss on trim. Flat paint in a rental unit is a callback waiting to happen.
Mistake 5: No warranty. Offer a 1-year touch-up warranty. It costs you almost nothing and separates you from every other bidder.
Scaling Up: From 1 Crew to Multiple Crews
Once you land your first multi-unit contract, here's how to scale:
- Hire a lead painter who can run a crew without you on-site ($25–$35/hour)
- Standardize everything — same paint, same process, same supplies for every unit
- Create a checklist for each unit type so quality stays consistent
- Use SnapBid for quick estimates when the property manager calls about additional work
- Track your actual costs per unit so your bids get more accurate over time
Use our paint calculator to dial in your material quantities, and our hourly rate calculator to make sure your crew pricing covers all your true costs.
FAQ
How do I handle a property manager who wants the cheapest price?
Shift the conversation from price to value. Say: "I'm not the cheapest, but I'm the most reliable. My crews show up on time, we don't bother tenants, and we warranty our work for a year. How much is it worth to you to not deal with complaints and callbacks?" Most property managers will pay 10–20% more for reliability.
Should I supply the paint or let the property manager buy it?
Always supply the paint. You control the quality, you get the bulk discount, and you mark it up 15–20%. If the PM insists on supplying paint, increase your labor rate to compensate for the lost markup.
What insurance do I need for multi-unit work?
You'll need general liability ($1M minimum, $2M is better), workers comp (required in most states if you have employees), and commercial auto. Most property managers will ask for a Certificate of Insurance naming them as additionally insured. Budget $3,000–$6,000/year for a small painting company.
How do I bid exterior painting for an apartment complex?
Measure the total exterior square footage, factor in stories (add 20% for each story above ground level for scaffold/lift costs), and price at $1.50–$3.50 per square foot depending on prep work needed. Always include pressure washing in your exterior bid — it's expected.
What's the fastest way to estimate multi-unit jobs on-site?
Walk one unit of each type, snap photos with SnapBid, and let the AI calculate your materials and labor. Then multiply by the number of units. You can walk a 50-unit property and have a complete bid ready in under an hour. Start your free trial to test it out.
Bottom Line
Multi-unit painting is where small painting businesses become real companies. The contracts are bigger, the work is steadier, and the relationships last for years. Start with one small complex, nail the job, and let word of mouth do the rest.
The math is simple: one 40-unit contract at $750/unit = $30,000. That's what some painters make in 3–4 months of residential work. You can do it in 3–4 weeks with a good crew.
Ready to speed up your estimating? Try SnapBid free and see how fast you can bid your next multi-unit job.