Why Do Decorating Quotes Vary So Much? The Complete Guide for Property Professionals
If you've ever received three decorating quotes for the same property and wondered why one is £800, another £2,500, and the third £4,200, you're not alone.
For estate agents, letting agents, and property management companies, understanding these price variations is crucial to making informed decisions and advising landlords effectively.
The truth is, not all decorating quotes are created equal. The difference often isn't about one decorator being expensive and another cheap – it's about what's actually included in the price. Let's break down exactly what you need to consider when comparing decorating quotations.
The Anatomy of a Decorating Quote
A comprehensive decorating specification should break down costs by individual elements. Here's what should be clearly identified:
Surface Areas:
Ceilings: Cost per ceiling
Walls: Cost per wall or per room
Skirting boards: Linear metres or per room
Dado rails: If present
Window sills: Per window
Radiators: Per radiator (including behind)
Door frames/architraves: Per door
Doors: Per door (one or both sides)
Cupboards: Internal, external, or both
Stairs: Including spindles and handrails
Without this breakdown, you're comparing apples to oranges. One quote might include radiators and skirting boards, while another doesn't – instantly creating a £500+ difference.
The Coating Question: How Many Coats of Paint?
This is where quotes can differ dramatically, and it's often the most overlooked factor.
One Coat: The Quick Refresh
Best for: Rental turnovers, same-colour touch-ups
Coverage: Freshens appearance, covers minor marks
Cost: Lowest option
Limitation: Won't fully cover stains or colour changes
Two Coats: Standard Coverage
Best for: General redecoration, covering marks
Coverage: Good opacity, professional finish
Cost: Mid-range
Ideal for: Most rental properties and standard refurbishments
Three Coats: Full System
Best for: Colour changes, bare wood, design-led properties
Coverage: Complete transformation, premium finish
Cost: Highest investment
Includes: 1 undercoat + 2 topcoats for woodwork; 3 coats for walls with colour change
The Reality: If you're changing from magnolia to navy blue, you'll need at least three coats for proper coverage. A quote offering "one coat" for a colour change will deliver disappointing results. This alone can account for a 40-60% price difference between quotes.
Preparation: The Foundation of Quality
The quality of preparation work directly impacts the final result – and the price.
Woodwork Preparation
Option 1: Paint Without Sanding
Fastest and cheapest
Acceptable for rental refreshes in good condition
Risk: Paint may not adhere properly to glossy surfaces
Option 2: Light Sanding
Key surfaces for better adhesion
Removes minor imperfections
Standard for most projects
Option 3: Full Sanding and Preparation
Strip or heavily sand existing layers
Fill imperfections
Prime bare wood
Premium finish
Essential for high-quality results
Cost difference: Full preparation can add 30-50% to woodwork costs but delivers a finish that lasts years longer.
Walls and Ceilings Preparation
Minimal Prep:
Wipe down and paint
Quick but shows every imperfection
Standard Prep:
Fill holes and cracks
Light sanding
Spot prime stains
Suitable for most rental properties
Comprehensive Prep:
Fill all imperfections
Sand entire surfaces smooth
Apply stain block to all marks
Mist coats on bare plaster
Essential for premium results
Bare Plaster Consideration: New plaster requires mist coats (diluted paint) before top coats. Quotes that don't specify this for newly plastered areas are incomplete.
Preparation prevents poor performance over time.
The Caulking Difference: Professional Finish vs. Basic Job
One often-overlooked detail that separates average decorating from professional work:
Decorator's Caulk Application
Sealing gaps between skirting boards and walls
Sealing gaps between door frames and plasterwork
Filling visible cracks throughout the property
Sealing around window frames
Why it matters: Caulking creates clean, seamless lines and prevents the "gaps and cracks" look that screams "rental property." It's the difference between a £2,000 job looking like a £4,000 job.
Cost impact: Adds £200-500 depending on property size, but dramatically improves the perceived quality.
The question to ask: "Does your quote include caulking all joints between woodwork and walls, and filling visible cracks?"
Paint Quality: The Hidden Variable
Not all paint is equal, and this significantly affects both price and longevity.
Trade Standard Paint
Examples: Trade white emulsion, basic trade gloss
Cost: Budget-friendly
Coverage: May require additional coats
Durability: 2-3 years in rental properties
Best for: Quick rental turnovers, budget-conscious projects
Mid-Range Quality
Examples: Dulux, Crown, Johnstone's branded ranges
Cost: 30-50% more than trade standard
Coverage: Better opacity, fewer coats needed
Durability: 4-5 years
Best for: Standard rental refurbishments, residential projects
Premium Quality
Examples: Farrow & Ball, Little Greene, Papers & Paints
Cost: 100-200% more than trade standard
Coverage: Excellent depth of colour
Durability: 5-7+ years
Best for: High-end rentals, period properties, design-led projects
Specialist Paint
Examples: Mineral-based paints (lime wash, silicate paints)
Cost: Premium pricing
Purpose: Breathability for period/listed buildings
Best for: Properties where substrate breathability is essential
Cost example: Painting a 3-bed house in trade paint might cost £1,800, the same job in Dulux £2,400, and in Farrow & Ball £3,600 – purely based on materials.
Which paint are you going to use?
Strategy 1: The Quick "Shine and Shift"
Objective: Fastest, most cost-effective rental turnover
Specification:
✅ Ceilings: One coat white emulsion
✅ Walls: One coat white/magnolia emulsion (same colour)
❌ Skirting boards: Not included
❌ Woodwork: Not included
❌ Doors: Not included
Prep: Minimal – fill major holes only
Paint: Trade standard
No caulking
Timeline: 2-3 days for 3-bed house
Cost: £800-1,200
Best for: Budget rentals, quick turnovers, properties in good condition
Strategy 2: The Standard Rental Refresh
Objective: Professional finish for general rental market
Specification:
✅ Ceilings: Two coats white
✅ Walls: Two coats (same or similar colour)
✅ Skirting boards: One coat (same colour)
✅ Door frames: One coat
✅ Doors: One side, one coat
Prep: Fill and sand walls, light sand woodwork
Paint: Mid-range (Dulux equivalent)
Basic caulking: Skirting boards only
Timeline: 5-7 days for 3-bed house
Cost: £2,000-2,800
Best for: Standard rental properties, reliable tenant appeal
Strategy 3: The Design-Led Transformation
Objective: Premium finish with feature walls and colour changes
Specification:
- ✅ Ceilings: Two coats white
- ✅ Walls: Three coats (includes colour changes and feature walls)
- ✅ All woodwork: Full preparation and two coats
- ✅ Radiators: Included
- ✅ Doors: Both sides, two coats
- ✅ Window sills: Included
Prep: Comprehensive – full sanding, filling, stain blocking
Paint: Premium quality (Farrow & Ball or equivalent)
Full caulking: All joints, cracks, and gaps
Timeline: 10-14 days for 3-bed house
Cost: £4,200-6,500
Best for: High-end rentals, property sales, design-conscious landlords
The Colour Change Consideration
Single colour throughout: Fastest application, minimal cutting-in time
Feature walls/multiple colours: Each colour change requires:
Careful masking and cutting in
Additional drying time between colours
Minimum three coats for proper coverage
20-30% additional labour time
Example: A living room with one feature wall in a contrasting colour takes approximately 40% longer than painting the entire room one colour.
The quote should specify: How many colours, which walls, and confirm three-coat coverage for colour changes.
Questions to Ask When Comparing Quotes
Before accepting any decorating quotation, ensure you can answer these questions:
Coverage Questions:
1. Which surfaces are included? (Ceilings, walls, all woodwork, radiators?)
2. How many coats of paint per surface?
3. Are both sides of doors included?
4. Are window sills and radiators included?
Preparation Questions:
5. Will woodwork be sanded before painting?
6. Will walls be filled and sanded?
7. Is stain blocking included?
8. Will bare plaster receive mist coats?
9. Is caulking included? (Skirting boards, door frames, visible cracks?)
Materials Questions:
10. What quality/brand of paint will be used?
11. Is this suitable for the project type?
12. Are colour changes fully accounted for?
Practical Questions:
13. What is the timeline?
14. Is furniture moving included?
15. Is floor and furniture protection included?
16. Who handles paint disposal?
The True Cost of Cheap Quotes
A £1,000 quote might seem attractive compared to a £3,000 quote, but consider:
Scenario: Budget Quote Reality
One coat coverage = patchy finish
No preparation = paint peeling within months
No caulking = visible gaps and unprofessional appearance
Trade paint = needs redecoating in 18-24 months
Woodwork not included = property looks half-finished
Total cost over 3 years: £1,000 + £1,000 (redecorate every 2 years) = £2,000 + ongoing tenant complaints
Scenario: Quality Quote Reality
Proper preparation and coats = excellent finish
Full caulking = professional appearance
Mid-range paint = lasts 4-5 years
Complete specification = tenant satisfaction
Total cost over 5 years: £2,800 (one-time investment)
The math: The "expensive" quote often delivers better value over time.
Bentley Mills Approach: Better Questions Delivery Better Results
At Bentley Mills Property Maintenance, we believe in complete transparency. Every quote we provide includes:
✅ Itemised breakdown by surface area
✅ Clear coating specification(number of coats per surface)
✅ Detailed preparation scope (sanding, filling, caulking)
✅ Paint quality specification (trade, mid-range, or premium)
✅ Timeline and project schedule
✅ Flexible options to match your budget and objectives
We understand that estate agents and property managers need to advise clients effectively. That's why we offer three-tier quotations for every project:
Economy Option: Fast turnaround, essential coverage
Standard Option: Professional finish, optimal value
Premium Option: Design-led, maximum impact
This allows you to present options to landlords with confidence, knowing exactly what each price point delivers.
Making the Right Decision
The "best" decorating quote isn't the cheapest or the most expensive – it's the one that matches your specific requirements and budget while delivering the quality standard you need.
For Rental Turnovers:
Focus on speed and cost-effectiveness. A well-executed one-coat refresh with strategic coverage (ceilings and walls only) can be perfect for quick tenant changeovers.
For Market-Ready Properties:
Invest in comprehensive preparation, full coverage, and quality materials. The improved presentation can reduce void periods and attract better tenants, quickly recovering the additional investment.
For High-End Rentals:
Premium finishes with design-led colour choices, perfect preparation, and quality materials justify higher rents and attract professional tenants who maintain properties better.
Take the Guesswork Out of Decorating Quotes
Download our free Decorating Specification Questionnaire to ensure every quote you receive is directly comparable and meets your exact requirements.
[Download Free Questionnaire]
Need Expert Advice?
Our team at Bentley Mills Property Maintenance works with estate agents and property managers throughout Bristol and the surrounding areas. We provide:
Free property assessments
Transparent, itemised quotations
Flexible specification options
Fast turnaround times for rental properties
Quality finishes for premium properties
Contact us today:
📞 01275 605672
📧 team@bentley-mills.co.uk
🌐 www.bentley-mills.co.uk
About Bentley Mills Property Maintenance
Part of Bentley Mills Group, we deliver comprehensive property maintenance solutions across Bristol and the South West. Our integrated approach combines property maintenance, Kitchens + Bathrooms (BMG Kitchens and Bathrooms), and development services to provide complete property solutions for estate agents, landlords, and property investors.
*This guide is provided as general information for property professionals. Specific project requirements may vary. Contact Bentley Mills for a detailed quotation tailored to your property.