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  1. #1
    Join Date
    Aug 2009
    Location
    Auckland
    Posts
    253

    Default Cost of removing wallpaper and painting

    Hi All,

    I have been a long time lurker and first time poster. I am about to purchase a property in Hibiscus region which is a 2 bedroom, 100m floor area (two levels), unit which has wallpaper across all rooms. The wallpaper is in decent condition but I am not a fan and was thinking about stripping all the wallpaper and painting the walls.

    As this is my first do-up property, I would appreciate all comments regarding costs of such renovation (for stripping all wallpaper and repainting) as well as average duration of this work.

    Many thank and regards,

    AS

  2. #2

    Default

    The biggest mistake most renovators make (assuming you are renovating to rent or sell) is to play the perfectionist and over-capitalise. The plan is to do a job you're 90% happy with. Glue any loose parts of the wallpaper with PVA, undercoat the wallpaper joins with oil based paint, (waterbased on joints can unstick them) and paint over the wallpaper. Ask your local paint shop for advice on the currently most popular colour and go with that. Stripping the wallpaper will initiate a plastering requirement which will add lots of time and money. To strip wall paper, hire a wallpaper steamer from hire pool or the like. To strip vinyl wall paper, you'll need to roll it with a spiky thing so the steam can penetrate the paper. Plastering and sanding will take 5 hours per room assuming you have two rooms on the go at once to allow dry time in one room while you're doing the other. Painting will take 5 hours per room. Wall paper stripping will take 2.5 hours per room. A dehumidifier can help dry the plaster and paint. Hiring a vaccum sander can quicken sanding the plaster. Drop sheets cost about $30 per room.
    Last edited by dandan; 01-08-2010 at 08:02 PM.

  3. #3
    Join Date
    Aug 2009
    Location
    Auckland
    Posts
    253

    Default

    Thank you, Dandan.

    I agree regarding not to go too over the top with the renovating as I am only planning to rent it for the meantime. I will have a bit of a think regarding the prices and if I will go down the path of stripping all the wallpaper and painting.

  4. #4
    Join Date
    Apr 2005
    Location
    Auckland
    Posts
    2,310

    Default

    Have a look in this thread - you might find something helpful in terms of cost estimates.

    http://www.propertytalk.com/forum/showthread.php?t=6237
    Lisa

  5. #5

    Default

    I agree that the general rule should be to paint over the existing wallpaper, but sometimes you really do need to remove it. It could be in bad condition, or it could have a texture that you don't want showing through.

    In our current home, the wallpaper's been painted over, but it had a slightly textured vertical stripe pattern to it and this is still evident under the paint. It drives me crazy when I look at it, and I kind of wish the previous owners had just left it as is so I could do a decent job of it myself.

    Of course I'm looking at our place with owner-occupier eyes, not investor eyes, and to be fair we didn't really notice it until after we moved in. But depending on the property, I'd still aim to finish it to the highest quality you can. This way it will appeal to both investors and home buyers when it comes time to sell. And it doesn't really cost more money, just your time.

    I stripped the wallpaper and repainted one room, and I chose to do it this way because the wallpaper was one layer, and it came off very easily. Then it just needed a light sand, a bit of filler in spots and ready for the undercoat. It's by far the best paint job in the house.

  6. #6
    Join Date
    Nov 2008
    Location
    Karratha WA
    Posts
    1,428

    Default

    Leave it as it is if it is reasonably tidy. Think of the wallpaper a protecting your walls until it needs to have something done.

    Spend your money on doing things that will increase your return.

    Street appeal - exterior painting, tidy low maintenance gardens, driveway, or mailbox

    Kitchen cupboards, benchtop or sink

    Bathroom sink, shower or loo

    etc.

  7. #7
    Join Date
    Sep 2007
    Location
    Christchurch
    Posts
    1,250

    Default

    I'll echo Tan. If you're going to rent the place out, only make changes that'll get you more rent.

    Unless it needs work to protect the place. E.g. Is it damp? If so, I'd spend the money on a DVS unit before spending it on painting.
    Last edited by One; 02-08-2010 at 11:48 AM.

  8. #8
    Join Date
    Nov 2009
    Location
    North Shore Auckland
    Posts
    524

    Default

    I've painted over wallpaper several times. Things I've found...

    Some vynll papers with a heavy embossed shiny stripe do not paint well....stripe shows thru...IMHO don't waste your time...it will always look hideous

    Use wallpaper paste on any loose edges NOT PVA....wallpaper shrinks when dry and the edges won't match up....paste is designed for wallpaper, it wets and stretches it back into shape.

    Use an oil based sealer/undercoat on ALL of the wall not just the joins....it will seal the paper so it won't peel off when painted with water based paint.

    Another reason sealer is necessary......if there is a gold/silver fleck in the pattern, these flecks will show thru' if not sealed.

    Think smart! Get your sealer tinted to match...you will probably need only one top coat if you do this. Otherwise to get a really good job you'll need 2 topcoats....more money, paint and time! Note, not sure if you can tint sealer to a dark colour...but check this.

    Use the same paint on the ceiling as well as the walls....you don't need special ceiling paint!

    I get the same colour in enamel for the window frames and skirting boards, saves heaps of time as you don't have to be quite as careful painting the edges.

    I paint all of my flats with the one colour...this way, I always have paint on hand to do touch-ups.

    Don't do the painting unless you are prepared to do a decent job! Substandard work will result in reduced rent AND you'll end up with crap tennants.....all the good tennants will rent the "nice" looking properties.

  9. #9
    Join Date
    Nov 2009
    Location
    North Shore Auckland
    Posts
    524

    Default

    Ooops and I forgot to say, if you strip the wall paper it will cost heaps to correct....

    When a house is initially plastered, the owner/builder will specify the "quality"....ie either "paint finish" or "paper finish".

    "paper finish" is rougher and has many defects that will show thru' paint but NOT wallpaper.

    Your property is almost certainly not to a "paint finish"....this means if you strip the paper, you will then have to have it "skim coated" ....very very pricey

  10. #10

    Default

    Quote Originally Posted by Ahar View Post
    Think smart! Get your sealer tinted to match...you will probably need only one top coat if you do this. Otherwise to get a really good job you'll need 2 topcoats....more money, paint and time! Note, not sure if you can tint sealer to a dark colour...but check this.

    Use the same paint on the ceiling as well as the walls....you don't need special ceiling paint!
    Dark colours usually involve a dark base colour for the paint which is then tinted further.

    What you can do though is get the sealer tinted to a colour at least part
    way to the final colour. This is often enough.

    If you've got enough painting to do consider using the ceiling paint because it is often MUCH cheaper than wall paint.


 

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