top of page

Transform Your Workplace: The Investment in Office Painting

Office - 1

How Much Does a Commercial Painter Charge to Paint an Office Unit?

Determining the cost of painting an office unit involves various factors. Whether you are a facility manager overseeing multiple units or a business owner responsible for your space, understanding these costs is crucial. While individual unit occupants usually handle their own maintenance and decor, facility managers must maintain the entire building to keep tenants satisfied. Both scenarios impact the bottom line.

Comprehensive Building Painting: A Financial Perspective

Does it make more financial sense to paint the entire office building instead of individual units? This question often arises as facility managers and business owners assess their options. Comprehensive painting can offer uniformity and potentially lower costs per unit, but it depends on several factors, including the scale of the project and the condition of the building.

Pricing Insights: A Quick Reference

Any pricing discussed here serves as a general reference, reflecting current market conditions and our pricing structure at this time. This blog does not constitute a definitive price list. For precise estimates, we encourage you to contact us directly. Professional estimators gather extensive information before preparing a quote. Here are some key considerations:

  • Major Repairs: Are there any significant repairs needed?

  • Color Choices: What colors do you have in mind? Is there a color change?

  • Coats of Paint: How many coats are required?

  • Highlight Walls: Are we painting accent walls?

  • Doors and Trim: What about the doors and other trim?

General Inquiries Impacting Estimates

Several general questions also influence the estimate, even though they are not directly related to the scope of work:

  • Business Hours: Can we paint during business hours?

  • Location: Is the office centrally located?

  • Parking: Is there available parking for visitors and contractors?

  • Loading Elevator: Does the building have a loading elevator?

  • Timeline: What is your preferred timeline?

  • Occupancy: Is the space empty or heavily occupied?

  • Furniture Movement: Do you want the painters to move the furniture, including specialized systems furniture?

  • Coordination: Are we coordinating the office painting with carpet installers?

  • Security: Are there any security considerations?

Understanding Commercial Painting Estimates

Painting is a service, not a commodity, and as such, there is no standard pricing. Each company employs painters with varying skill levels, qualifications, and insurance, all while aiming to remain profitable. Although there may be some price variance between estimates, established painting companies typically remain within 20% of each other’s quotes.

Does a Higher Estimate Mean Better Quality?

Is a higher estimate a guarantee of superior quality? Not necessarily. A good estimator has current knowledge of the company’s overhead costs and the painters’ production rates. Most painting companies operate with slim profit margins, and pricing too low on a few large projects can lead to financial difficulties.

By understanding these factors, you can make a more informed decision when selecting a commercial painter for your office space. As always, we welcome your questions in the comments section, and we recommend calling us for a more accurate estimate tailored to your specific needs.

Five Steps for Calculating the Price

  1. Measure Precisely: Carefully measure square feet, linear feet, and units.

  2. Quantify Prep Work and Clean-Up: Account for all preparation and clean-up activities.

  3. Estimate Time: Calculate the hours required based on historical production rates.

  4. Determine Labor Costs: Multiply the hours by the company’s hourly rate.*

  5. Calculate Paint and Equipment Costs: Determine the amount of paint needed based on spreading rates and include any rental equipment specifically for the job.

*The hourly rate includes painters' wages with payroll contributions, overhead expenses, and desired net profit.

Office Space - 2

Cost per Square Foot to Paint a Commercial Office

When discussing the “price per square foot,” it refers to the surfaces being painted, not the floor space. A common misconception is using floor measurements for estimates. Despite some customers and contractors requesting this, it’s inaccurate. Each space has unique elements that must be measured and counted.

How Many Square Feet Can a Professional Painter Paint in One Hour?

Industry averages and our historical data indicate that a professional painter can paint approximately 150 square feet per hour. For example, in an office measuring 14 feet by 14 feet with an 8-foot ceiling, the total wall surface is 448 square feet. Based on these averages, it would take about 3 hours to complete the painting.

What is the Cost of Labor per Square Foot?

Office painting contractors typically charge between $50 to $65 per hour. Assuming an hourly rate of $60, the labor cost for painting 448 square feet is just over 40 cents per square foot.

The Cost of Paint and Prep Supplies per Square Foot

Besides labor, additional job expenses include paint, primer, and prep supplies. Paint coverage varies by type and quality, with one gallon covering 300 to 450 square feet depending on the substrate's porosity and the paint's quality. For example, Benjamin Moore’s Ultraspec-500, a commercial paint, costs about $40 per gallon and covers 400 square feet. Prep supplies and sundries for an average-sized office cost approximately $15.

By understanding these detailed steps and considerations, you can better estimate the costs associated with painting a commercial office space. This ensures accurate budgeting and a smoother project execution.

How Much Does It Cost to Paint Average-Sized Offices?

Based on the previous calculations, painting walls costs approximately $0.46 per square foot, including labor and materials. For the example room, one coat of paint would cost about $206. To provide more accurate estimations, consider the following:

  • Double the measurements for an additional coat.

  • Doors and baseboards are priced separately (see below).

  • Moving furniture and repairing walls will increase labor time.

  • Specialty coatings, such as dry erase whiteboard paint, are custom work.

  • Large window walls can be deducted from the cost.

How Much Does It Cost to Paint Boardrooms or Washrooms?

With a basic understanding of measuring for painting, any room can be estimated using the same formula. Boardrooms, for example, are simply larger rooms with different purposes. Adding an accent color to a focus wall typically increases the room's cost by about fifteen percent. For a dry erase wall, whiteboard paint is a specialty epoxy coating with specific instructions. Check with your contractor if they offer this service.

Washrooms, though smaller, are more challenging to paint. Beyond surface measurements, consider the following factors that impact costs:

  • Surfaces need to be cleaned and sometimes repaired.

  • Durable, glossy paints are recommended.

  • Painting washrooms during business hours is difficult.

  • Stall partitions require a strong enamel finish.

Office Space - 3

How Much Does It Cost to Paint Doors and Trim?

Doors and trim are often painted with semi-gloss or satin paint, which is more resistant to wear and tear than wall paint. Painting these elements separately can save money. Trim painting requires detailed work and is relatively expensive. Instead of measuring, painters usually count standard-sized doors and price them by the unit.

Office baseboards are typically made of vinyl or carpet, occasionally wood. Different door types, found in offices, have the following sample prices:

  • Flush (flat) Doors: $80-$100

  • Steel Doors: $90-$120

  • French Doors: $220-$280

  • Raised Panel Doors: $120-$150

Some doors may need additional prep work, especially if they are damaged or peeling.

For exact pricing and a detailed proposal, call Better Choice Painters at 647-559-2900. One of our representatives will provide a thorough estimate for your project.

We recommend facility managers consider prequalifying painting contractors before inviting bids. This approach reduces administrative work, allowing you to focus on what matters during the bidding process. Consider adding Better Choice Painters to your list of qualified bidders.


bottom of page