Painting rentals and family homes in Parkland (98444)
Parkland is the unincorporated community just south of the Tacoma city line, built around Pacific Lutheran University and the Garfield Street business strip near campus. Pacific Avenue runs north to south through it, and Spanaway sits just to the south, with Joint Base Lewis-McChord a short drive west. Houses here are mostly 1950s to 1970s ramblers and split-levels on flat lots, many of them rentals for students and military families, with some older farmhouses and newer infill subdivisions scattered through. Many homes have T1-11 plywood or wood lap siding, and quite a few have been owned by investors for years.
At a glance
- ZIP
- 98444
- County
- Pierce County
- Part of
- Tacoma, WA
- Best exterior window
- Late May to mid September
- Phone
- Answered 24/7
That mix makes Parkland a steady place for both landlords and owner-occupants. Landlords need clean, durable paint between leases, and our rental turnover painting is set up for quick, repeatable colors that make future touch-ups easy. Owners want the outside to look cared for and to stop the plywood siding from breaking down. Siding painting on T1-11 is a big part of our work here, with careful attention to the bottom edges and seams where water gets in, followed by full trim and door paint.
How do Parkland landlords keep repaint costs down between leases?
The biggest saving is consistency. When every unit uses the same wall color, trim color and sheen, touch-ups are quick and leftover paint can be used on the next unit. We keep those colors on file by address, so a call between tenants turns into a fast, predictable job. A washable eggshell on walls and semi-gloss on trim and doors also helps, since scuffs wipe off instead of needing paint. Planning a full repaint every few leases, instead of patching every time, keeps the unit looking newer. We can also give you a simple schedule for each property.
Timing matters too. Near PLU, summer move-outs bunch together, and military moves can come on short notice. Calling as soon as you know a move-out date lets us hold a slot. A typical Parkland rental house turnover, walls and trim, runs about $2,180-$4,360, which is a typical range and not a quote. Your price is set after a walk-through. Heavy patching or stain blocking can add to that, and we spell it out in the written scope. We can also send photos when the unit is ready to show.
What we watch for here
- T1-11 plywood siding swelling and peeling at the bottom edges and panel seams.
- Rental homes that turn over often and need durable paint and matching touch-ups.
- Lead paint on trim and windows in older homes built before 1978.
- Faded, chalky siding on south and west faces of homes on open, flat lots.
- Investor-owned houses where several years of deferred painting have let wood start to rot.
Houses common in Parkland and how we prep them
1950s-1960s ramblers
Simple single-story homes with lap or board siding. We wash, prime bare wood and repaint, and check fascia and sills where gutters have overflowed.
1970s split-levels with T1-11
Plywood siding is cleaned, edges sealed and primed, and delaminated panels replaced before two coats of flexible acrylic.
Student and military rental homes
Interiors get a standard washable eggshell and semi-gloss trim, logged by address so later turnovers match exactly.
Newer infill subdivisions
2000s-2010s homes with fiber cement or vinyl siding. We clean, recaulk and repaint fiber cement, and paint vinyl only in vinyl-safe colors.
Painting jobs we do most in Parkland
Rental Turnover Painting
Rental turnover painting in Tacoma means repainting a vacant unit between tenants: patching nail holes and dents, spot priming stains, and repainting walls, ceilings, trim and doors in a durable, easy-to-match color.
See rental turnover paintingSiding Painting
Siding painting in Tacoma means matching the prep and paint to the material: fiber cement gets cleaned and primed at cut edges, T1-11 plywood gets its bottom edges sealed, vinyl needs a vinyl-safe color, and wood lap needs scraping and spot priming.
See siding paintingExterior House Painting
Exterior house painting in Tacoma means washing off mildew and dirt, checking that the siding reads about 15% moisture or less, scraping and sanding loose paint, fixing rot, caulking, priming bare wood, then applying two coats of exterior acrylic.
See exterior house paintingInterior Painting
Interior painting in Tacoma covers moving and covering furniture, filling nail holes and dings, sanding, spot priming, cutting in edges by hand and rolling two finish coats on the walls, with ceilings and trim as add-ons.
See interior paintingWood Rot Repair
Wood rot repair in Tacoma means probing fascia, trim, sills, corner boards and siding for soft wood, cutting out the decay, then replacing boards or rebuilding small areas with epoxy filler.
See wood rot repairDrywall Repair
Drywall repair covers patching holes, retaping cracked seams, fixing nail pops and water-damaged spots, then matching the wall texture and priming so the repair disappears once painted.
See drywall repair
Painting questions from Parkland
My Parkland rental has T1-11 siding that is peeling at the bottom. Can it be saved?
Often, yes. We cut out and replace panels that are soft or layered apart, then seal and prime the bottom edges on the rest. With good clearance from the soil and a quality paint, T1-11 can last many more years. If most panels are failing, we will tell you honestly that re-siding may be the better path.
Can you paint a rental while a tenant still lives there?
For exteriors, yes. We give the tenant notice and work around their schedule. For interiors, it is much faster and cleaner to paint once the unit is empty. If you need a few rooms done during a lease, we work room by room and keep the rest of the home livable.
Do you work with property managers in Parkland?
We do. Many of our Parkland jobs come through property managers. We send a written scope and photos before and after, and we can schedule directly with tenants for access. Billing goes to whoever you tell us. For managers with several Parkland homes, we keep color and sheen records by address so every crew uses the right products and the units stay consistent from one lease to the next.
Neighboring areas we paint
Painting a home in Parkland?
Call and tell us what you are painting. We answer 24/7 and set up a walk-through at a time that suits you.