End of Lease Painting in Melbourne: What Tenants and Landlords Need to Know

End of lease painting is one of the most common reasons Melbourne tenants and landlords contact professional painters. Whether you are a tenant preparing to move out or a landlord getting a property ready for new occupants, understanding your obligations and options can save time, money and disputes.

When Is End of Lease Painting Required?

Under Victorian tenancy law, tenants are generally expected to return the property in a condition reasonably close to how it was at the start of the lease, accounting for fair wear and tear. Normal fading, minor scuffs and small nail holes from picture hooks are usually considered fair wear and tear and do not require repainting.

However, if walls have been significantly marked, stained, or painted a different colour without the landlord's permission, the tenant may be responsible for restoring them. Smoke damage, crayon marks, large patches of damage and unauthorised colour changes typically fall outside fair wear and tear.

What Landlords Can and Cannot Require

Landlords cannot automatically require a full repaint at the end of every lease. If the property was freshly painted when the tenant moved in and the lease was only twelve months, some minor marks are expected. If the lease ran for five or more years, fading and general wear are normal and the cost of repainting typically falls to the landlord.

Disputes over painting are among the most common issues handled by the Victorian Civil and Administrative Tribunal. Having a thorough condition report with dated photos from the start of the tenancy is the best protection for both parties.

How Much Does End of Lease Painting Cost in Melbourne?

The cost depends on the size of the property, the condition of the walls and the scope of work required. As a rough guide for Melbourne in 2026:

• One-bedroom apartment: $800 to $1,500
• Two-bedroom apartment or unit: $1,200 to $2,500
• Three-bedroom house: $2,500 to $5,000
• Four-bedroom house: $4,000 to $7,000

These figures assume standard preparation, two coats on walls and ceilings in a neutral colour, and basic trim touch-ups. Extensive repair work, wallpaper removal or colour changes will increase the cost.

Choosing the Right Painter for End of Lease Work

Speed and reliability matter for end of lease painting because there is usually a tight window between the tenant vacating and the new tenant or buyer taking possession. When choosing a Melbourne painter for this type of work, look for:

• Experience with rental properties and end of lease requirements
• Ability to work within tight timeframes
• Use of standard neutral colours that satisfy property managers
• A clear written quote covering preparation, coats and finish
• Public liability insurance and appropriate trade qualifications

Avoid the temptation to choose the cheapest quote without checking the scope. A low price that only includes one coat or skips ceiling work may not meet the property manager's expectations and could result in the job needing to be redone.

Tips for Tenants

If you are a tenant approaching the end of your lease, here are some practical steps:

Start by reviewing your condition report and comparing the current state of the walls to the photos taken at the start of the tenancy. If the wear is clearly beyond normal, it is usually better to arrange painting yourself rather than leaving it to the landlord, who may charge more or deduct from your bond.

Get at least two quotes from professional painters in Melbourne and share them with your property manager before proceeding. Most property managers are happy to approve a repaint if it is being done to a reasonable standard with neutral colours.

Clean the walls before the painter arrives. Removing cobwebs, surface dirt and grease spots allows the painter to focus on preparation and application rather than cleaning, which can reduce the overall cost.

Tips for Landlords

If you are a landlord, scheduling a repaint between tenancies is one of the most effective ways to maintain your property's condition and appeal. A freshly painted property photographs better, attracts higher-quality tenants and can justify a higher rental price.

Consider establishing a standard colour scheme for your property. Using the same neutral throughout makes future touch-ups and repaints faster and cheaper because the painter can colour-match without guesswork.

How Eagle Painting Can Help

Eagle Painting provides end of lease painting services across Melbourne's inner and eastern suburbs. We understand the time pressures involved and work with tenants, landlords and property managers to deliver fast, professional results. Our team uses quality paints in standard neutral colours and provides a clear written quote before any work begins.

Contact us for a free quote and let us help you handle the painting side of your move with minimum stress.