Most painting jobs are won or lost on two things: how well you measure, and how well you price the prep. This guide covers both, plus the three common ways painters price their work.
The short version. Measure the paintable area, subtract large openings, figure gallons from the coverage on the can, and price prep as its own line. Then pick a pricing method and use it the same way every time.
1. Measure the paintable area
- Walls: add up the room's perimeter and multiply by the wall height.
- Subtract openings: doors (a standard door is about 21 sq ft) and windows (a 3 × 5 ft window is 15 sq ft).
- Ceilings: length × width.
- Trim and doors: count doors and measure trim in linear feet. They're often priced per piece or per foot.
2. Figure the gallons
Paint cans list a coverage range, often about 250 to 400 sq ft per gallon per coat. Rough or porous surfaces land at the low end.
Example (illustrative): a 12 × 14 ft bedroom with 8 ft walls, one door and one window, two coats, at 350 sq ft per gallon.
| Step | Math | Result |
|---|---|---|
| Wall area | 52 ft perimeter × 8 | 416 sq ft |
| Minus openings | 416 − 21 − 15 | 380 sq ft |
| Two coats | 380 × 2 | 760 sq ft |
| Gallons | 760 ÷ 350 = 2.2, round up | 3 gallons |
| Ceiling, one coat | 12 × 14 = 168 sq ft | 1 gallon |
Add primer where you need it: new drywall, patches, stains, or a big color change.
3. Price the prep
Prep is where painting jobs lose money. List it so it's paid for:
- Moving and covering furniture and floors
- Patching, sanding and caulking
- Masking trim, windows and fixtures
- Spot-priming repairs
- Cleanup
On older homes, remember that homes built before 1978 may have lead paint. If you disturb painted surfaces in those homes, federal lead-safe rules (the EPA RRP rule) apply. See Compliance Basics.
4. Choose how to price
| Method | How it works | Good for |
|---|---|---|
| By the square foot | Your rate × paintable sq ft | New construction, repaints with simple prep |
| By the room | A set price per room size, plus add-ons | Repeat residential work |
| By the hour | Your hourly rate × estimated hours, plus materials | Repairs, touch-ups, unclear scope |
Whichever you choose, check it against your hours: estimated hours × your labor cost should leave room for overhead and profit.
5. Figure the labor hours
Whichever pricing method you use, estimate the hours underneath it. Typical hours for the 12 × 14 ft bedroom from above.
| Task | Typical labor hours |
|---|---|
| Move and cover furniture and floors | 0.75 |
| Patch, sand and caulk | 1.5 |
| Mask trim and fixtures | 0.75 |
| Cut in and roll walls, two coats | 4 |
| Ceiling, one coat | 1.5 |
| Trim and door | 1.5 |
| Clean up | 0.5 |
| Total | 10.5 hours |
Labor cost = total hours × your hourly labor cost. Your hourly labor cost is the wage plus burden — payroll taxes, workers' comp and insurance. For example, a $28 wage plus 25% burden is $35 an hour. If you work alone, use the wage you pay yourself. The free labor rates by state tool shows typical wages for your trade and area.
10.5 hours × $35 = $367.50 in labor. If you price by the square foot or by the room, check that your price covers this.
These are typical hours for a straightforward job with an experienced crew. Specialty and custom design work adds hours — for example accent walls, specialty or faux finishes, high or vaulted ceilings, and big dark-to-light color changes. Price those as their own lines, so the customer sees what the extra work costs. Your own times are the best guide: write down how long each task takes on every job, and your estimates get sharper each time.
6. Add overhead and profit
Add materials, labor and prep, then apply your overhead and profit. The free labor rates by state tool shows typical painter wages and what to bill per hour.
Tip: Write the number of coats, the paint line and the sheen on the proposal. "Two coats of eggshell" avoids arguments about what was included.
See also: Trades HQ for painting contractors and Estimating Basics.