We decorate let properties in Bugbrooke for landlords and letting agents, working from our Northampton base about 5.1 miles away. Dean plans quick, hard-wearing repaints between tenancies, and adapts the paint system when the rental is one of the village's older lime-plastered cottages.
What a let house in Bugbrooke usually looks like
At the 2001 census it had about 2,770 residents in 1,029 households, split between the stone-built historic core and later streets such as Levitts Road, Meadway and Camp Close. We have no figures for how many of those homes are rented, so we will not guess. What matters for a landlord is that a let house here is likely to be one of two very different buildings, and the right repaint for each is not the same.
Later houses: durable, neutral and quick
On the later streets, an end-of-tenancy repaint follows the usual pattern. Walls are washed down, holes from pictures and fixings are filled and sanded, and ceilings and walls get fresh coats in a neutral colour that suits listing photos. Woodwork is touched in or repainted depending on wear. We use durable, washable emulsions on walls that take knocks, especially hallways, stairs and kitchens, so small marks can be wiped off by the next tenant instead of needing a repaint.
Not every room needs the full treatment each time. Dean will walk the house with you or your agent and say which rooms need full coats and which only need touching up.
When the rental is a listed cottage
The historic core has 32 listed buildings, mostly 17th and 18th century ironstone cottages and farmhouses along High Street, West End, Ace Lane and Church Lane. Letting one of these brings two complications for decorating.
- The walls need to breathe. Old lime plaster on stone does not suit the vinyl, wipeable emulsions most landlords prefer. Sealing it can trap moisture and lead to flaking paint, which is a tenancy problem in its own right. A breathable paint is the safer choice, and we pick the most hard-wearing one that will still let the wall dry.
- Changes may need consent. Listed building consent covers interiors as well as fronts, so moving away from the existing finish or colour may need permission from West Northamptonshire Council. Repainting like for like is the simple route between tenancies.
These cottages also have low beams, uneven walls and steep attic stairs, which take more time to cut in and protect than a modern room of the same size. We build that into the timescale so the house is ready for the next move-in date.
Outside, the same rules apply. Most listed fronts here are bare coursed ironstone that should stay unpainted, so exterior upkeep on a let cottage is mainly windows, doors and timber lintels. Damp air from the Nene valley and the Hoarestone Brook wears exterior joinery faster, and catching flaking paint on a window early is cheaper than replacing rotten timber later. We can note anything like this during an interior visit so you can plan it.
Planning the turnaround
Gaps between tenancies are short, so the visit is planned before the outgoing tenant leaves. Tell us the move-out and move-in dates, who holds the keys, and whether cleaners or other trades are booked. In the narrow lanes of the conservation area, parking space is limited, so knowing the access arrangements in advance saves time on the day. From the M1 at junction 16, about 2 miles away, the village is quick for agents to reach too.
See our landlord and letting agent decorating page for how we work with agents, the Bugbrooke area page for the village’s housing, and the cost guide for what affects the price of a repaint.
Last updated by Dean, DH Painter & Decorator.
