Choose a painter the way you would choose anyone who works inside your home: check who they are, get the job in writing and do not pay ahead of the work. New York City has its own rules that help.
This page is general information for owners and tenants in New York City. It is not legal advice. For your own case, check with the agency named or with a lawyer.
How do I find a good painter?
To find a good painter, ask people in your own building or block who they used, then check that painter yourself. A super, a managing agent or a neighbor with freshly painted trim is a better lead than an advert.
- Look at recent reviews and photos of local work.
- Ask for proof of insurance. Most co-op and condo buildings will ask for it anyway.
- Ask whether the firm is EPA certified for lead safe work, since most Bronx buildings date from before 1978.
- Get a written, itemized estimate.
- See how they answer questions about your worst wall.
How many quotes should I get?
Get three quotes for a job of any size. Three is enough to see the going price and to spot one that is out of line.
Give each painter the same list of rooms and surfaces, or the quotes cannot be compared.
What should a painting estimate include?
A painting estimate should include the rooms and surfaces, the prep, the primer, the number of coats, the paint by name and sheen, who moves furniture, cleanup, the start date and the total price.
It should also say how extra work is handled if hidden damage turns up, such as loose plaster under old wallpaper.
What should be in a painting contract?
The contract should repeat the estimate and add the payment schedule and both signatures. New York City's consumer agency, the Department of Consumer and Worker Protection (DCWP), tells consumers to get a written contract signed by both sides before home improvement work begins.
By DCWP's guidance, that contract should list important dates, a description of the work, the materials the contractor will supply, the schedule of payments, and all charges, guarantees and warranties. It should come with a separate notice of cancellation form.
How much deposit should I give a painter?
Keep the deposit small. DCWP advises New Yorkers to pay no more than 25% of the total contract price up front to get the work started.
We did not find a fixed legal cap on painting deposits in New York, so treat 25% as the city's advice and the practical ceiling. Tie later payments to stages of the work and hold the last one until the walk-through.
A painter wants half up front in cash. Is that a red flag?
Yes. Half up front is double what the city advises, and cash leaves no record. DCWP's advice is never to pay cash without a contract.
Pay by check or card to the business name on the contract, and get a receipt each time.
Should I hire a painter who wants all the money up front?
No. Never pay all of the money up front. Once the full price is paid you have nothing left to hold if the work is late, poor or never started.
Does a painter need a licence in New York?
New York State does not issue a state licence for painters. Licensing here is local. In New York City, a Home Improvement Contractor licence from DCWP is needed for home improvement work costing more than $200 on a residential building.
The city's own list is specific. It names painting and wallpapering as work that does not need the DCWP licence on its own, and it names drywall removal or repair, siding, waterproofing and general repairs over $200 as work that does. Buildings with more than four units are treated differently. So a job that is purely painting may not need the licence, and a job that includes wall repair or other improvement work does. The Bronx Painting Company is licensed and insured.
How do I check a painter's licence and insurance in New York City?
To check a licence, search the contractor on the DCWP website or call 311. To verify insurance, ask for a certificate of insurance sent to you directly by the painter's insurance agent.
The certificate should show general liability cover and, if the painter has employees, workers' compensation. Your building may ask to be named on it. For older buildings, also look the firm up on the EPA's list of lead safe certified firms.
What are the red flags when hiring a painter?
- No written estimate, or a price given without seeing the job.
- A large deposit, or cash only.
- No proof of insurance.
- No answer when asked about lead safe work in an old building.
- Pressure to sign today.
- A price far below every other quote.
- No business name, address or number that can be checked.
One red flag is a reason to ask more questions. Several together are a reason to move on.
A painter says they can start tomorrow. Is that a red flag?
Not always. A painter who can start tomorrow may just have had a job cancel, and small jobs can often be fitted in fast.
It becomes a warning sign when it comes with pressure to pay a deposit today, or when the painter has not looked at the job. A busy painter with a good name usually books ahead in spring and summer.
What should I ask a painter before hiring?
- Who will be in my home, and are they your employees?
- What prep is included, and what would cost extra?
- Which primer and paint will you use, and how many coats?
- Is your firm EPA certified for work in pre-1978 buildings?
- Can you send a certificate of insurance to my building?
- What is the payment schedule?
- What happens if I find a problem after you finish?
These questions take ten minutes to ask a painter and tell you most of what you need to know.
Do painters give a warranty, and what should it cover?
Many painters give a written warranty on their workmanship, and you should ask for the terms in writing before you sign. Ask us about ours for your job.
A fair warranty covers peeling, blistering and flaking caused by the prep or the application. It will not cover damage from leaks, damp walls, settling cracks or wear. The paint maker's own warranty covers the product, not the labor.
What if a painter damages my floors or furniture?
Tell the painter at once, take photos and ask in writing how it will be put right. Damage caused by the painter is the painter's to fix, and this is what liability insurance is for.
If it is not resolved, city residents can file a complaint with DCWP online or through 311. DCWP also runs a Home Improvement Contractor Trust Fund that can repay consumers in some cases where a licensed contractor does not finish work or owes money. It does not apply if the contractor was unlicensed. The state Attorney General's office takes consumer complaints as well.
To get a written estimate from us, call or text (718) 866-3263.