Volume pricing
Preferred pricing tiers kick in at 4 units annually and step down again at 11 and 25 units. Pre-blocked crew capacity beats bidding every job fresh.
Portfolio Service
Property Management Painting in North Bay & OttawaVacant units repainted in 1 to 3 days. Standardized specs. One invoice.
Property management painting in North Bay and Ottawa for managers, condo boards, REITs, landlords with 4+ units, and hotel/Airbnb operators. Standard 1-2 bedroom turnovers wrap in 1-3 business days, every unit holds one documented spec, drywall repair and tenant damage bundle into the same scope, one consolidated monthly invoice. WSIB covered, $2M liability, certificate of insurance on request.
Property management painting is the systematized side of our business, built specifically for operators who paint the same square footage every year and need that work to land on a predictable calendar, at a predictable price, with a predictable finish. We serve property managers running between 4 and 500 rental doors, condo boards responsible for hallways and stairwells, REIT regional managers, landlords managing apartment buildings or row houses, and hotel and short-term-rental operators across North Bay, Ottawa, and the surrounding regions. Standard 1 and 2 bedroom turnovers wrap in 1 to 3 business days. Common-area refreshes, exterior repaints, and damage-repair bundles run on agreed monthly capacity. Consolidated billing keeps your AP team out of paint-invoice purgatory.
The first thing property managers tell us when they switch from a rotating cast of handymen is the same: they cannot afford the inconsistency. Every day a vacant unit sits unpainted is rent revenue gone for good. Every unit with a slightly different off-white is a flag at the next tenant walkthrough. One painting partner eliminates both: fixed turnover window per unit type, brand and colour code locked on file, one itemized monthly statement that mirrors your unit ledger.
The product side is just as systematized. Walls run Benjamin Moore Regal Select Eggshell, bathrooms get Aura Bath & Spa Matte for tenant-grade humidity. Trim runs Regal Select Semi-Gloss or a comparable Dulux line. 2K cabinet refresh uses Renner or Envirolak in a sealed in-home booth, billed under cabinet refinishing. Exterior building repaints scope into exterior painting capacity, May through September.
The team is led out of our North Bay HQ at 222 Main Street E. Ottawa portfolio work is run by Osama Jassim, bilingual EN/FR/AR. Every painter is WSIB covered, every job carries $2M liability, certificate of insurance issued in your management company's name on request. We also handle commercial painting for adjacent retail or office space in mixed-use buildings.
Why property managers choose us
Four reasons portfolios consolidate to one painter.
Most managers we onboard arrive from a stack of one-off handyman invoices that no two months ever look alike. Here is what changes.
1-3 day turnover
1-bedroom units wrap in 1-3 business days. 2-3 bedroom units run 2-4 days. We book 24-72 hours out and confirm the timeline at quote, not after we are halfway through.
Standardized specs
One paint spec per building stays on file: brand, product, sheen, tinted code, trim colour, ceiling colour. Every turnover reads identical to the unit beside it.
Consolidated billing
One itemized invoice per month, per-unit line items that match your turnover ledger. Net 30 standard, net 45 by agreement for portfolios over 25 units annually.
Service mix
Everything a portfolio needs painted, in one scope.
From the day a tenant gives notice to the next exterior refresh cycle, here is what we handle.
Most common
Between-tenant turnovers
Vacant 1-3 bedroom apartments repainted wall to wall before the next tenant moves in. Two coats Benjamin Moore Regal Select Eggshell.
$400 to $2,500 / unit
Interior service →
Lobby and beyond
Common area repaints
Lobbies, mail rooms, elevator vestibules, laundry rooms, gym spaces. Scoped on square feet, scheduled around tenant traffic, often after-hours.
$1,500 to $4,500 / project
Commercial pairing →
High-traffic
Hallway & stairwell refresh
The two surfaces tenants notice first. Repaint walls, refresh trim, touch up baseboards, repair scuff and dent damage from move-in furniture traffic.
$800 to $2,000 / floor
See interior →
Seasonal
Exterior building repaints
Whole-building exterior, balcony rails, soffits, fascia. Scoped May through September. Two coats Aura Exterior or Diamond Exterior over washed substrate.
$5,000 to $25,000+
See exterior →
Bundle
Damage repair bundles
Hole patching, drywall repair, smoke and odor sealing, paint touch-ups bundled into one turnover scope so you are not running three invoices for one unit.
Bundled into turnover
Request scope →
The turnover process
Five steps. One to three business days. Keys back.
How a standard 1-2 bedroom vacant unit moves through our schedule. Common-area and exterior projects scale on the same logic.
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1Day 1 · AM
Walkthrough & spec confirm
Site lead walks the unit, confirms scope against your turnover order, checks the paint spec on file, and photographs tenant damage that exceeds normal wear before the brushes come out.
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2Day 1 · PM
Prep & patch
Patch every hole and dent, mask floors and fixtures, scrape loose paint at trim corners. Two-step compound on anything over a dime, rapid-set patch on the rest so primer goes on same-day where possible.
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3Day 2 · AM
Primer where needed
Stain-blocking primer on water marks, smoke residue, and any tenant colour we cannot bury under two finish coats. Full-room primer only on major colour changes.
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4Day 2-3
Two coats finish
Two coats of building spec on every wall. Benjamin Moore Regal Select Eggshell default, Aura Bath & Spa Matte in bathrooms, semi-gloss on trim. Cut and roll, no spray inside occupied buildings.
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5Day 3
Touch-ups & walkthrough
Pull masking, raking-light inspection, touch up missed corners, confirm unit is move-in ready against your turnover checklist. Photo log to your portfolio inbox, invoice line logged, keys back.
Portfolio pricing
Three turnover sizes. Honest per-unit ranges.
Final pricing depends on square footage, ceiling height, damage scope, and bundled common-area touch-ups. These tiers cover most vacant-unit turnovers in our North Bay and Ottawa portfolios.
1-bedroom turnover
Studios, bachelors, 1-bed. Under 700 sq ft.
$400 – $1,200per unit, all-in
- Walls, closets, hallway repaint
- Hole patching, drywall repair
- Two coats Benjamin Moore Regal Select
- Aura Bath & Spa Matte in bathroom
- 1-3 day turnover, photo log delivered
2-3 bedroom turnover
Standard apartments. 700-1,400 sq ft.
$800 – $2,500per unit, all-in
- Every bedroom, living area, hallway
- Bathroom in Aura Bath & Spa Matte
- Patch and prime over tenant damage
- Smoke and odor sealing if needed
- 2-4 day turnover, per-unit invoice line
Common area refresh
Lobby, hallway, stairwell, gym, mail room.
$1,500 – $4,500per project
- Scoped on linear or square feet
- After-hours scheduling available
- High-traffic durability spec
- Trim, baseboard, door refresh
- Scuff and dent repair included
Exterior building repaints scope $5,000 to $25,000+ by size and prep. Rate card available on request. See full pricing.
Volume pricing
The more units on the calendar, the better the rate.
Per-unit pricing steps down at three volume tiers. Exact percentages depend on building type and spec complexity.
Tier 1
4 to 10 units / year
Preferred pricing, calendar pre-blocking, single point of contact, paint spec documented and stored.
Tier 2
11 to 25 units / year
Deeper preferred rate, materials inventory standardized at our shop, priority booking on emergency turnovers.
Tier 3
25+ units / year
Best-tier rate, dedicated portfolio account lead, net 45 invoicing, after-hours and weekend capacity reserved.
Hotel and STR operators have their own scope built around speed between bookings. Ask about same-day vacancy painting.
All In One vs typical handyman
Five questions every property manager should ask.
Ask whoever quoted your last unit. The answers tell you whether you are running a vendor or a rotating handyman roster.
Question to ask
All In One Painting
Typical handyman
What is your committed turnover window per unit?
1-3 days 1-bed. 2-4 days 2-3 bed. Confirmed at quote.
"A few days" or "when I can get back".
Are you WSIB covered with $2M liability?
Yes. Certificate of insurance with your company named additional insured.
Often not. Liability stays on the property owner.
Will every unit use the same paint spec?
Yes. Brand, product, sheen, tinted code locked on file per building.
Whatever was in the van. Visible variation unit-to-unit.
Is drywall repair and patch in scope?
Bundled into the turnover line item. One invoice, one walkthrough.
Quoted separately or skipped, handed back to a different trade.
Do you do a post-job walkthrough with photo log?
Yes. Raking-light inspection, photo set to your portfolio inbox.
"Looks good to me" and the keys come back.
What clients say
Why repeat clients keep handing us more units.
Verified Google reviews from owners and managers. Full set at allinonepaintingreviews.ca.
"Ahmed was friendly, professional, and his prices are very reasonable. He is attentive to details, arrived on time with his co-worker, and was accommodating to my schedule. They were attentive to details and cleanliness, and completed the job ahead of the estimated time frame."
"We had All In One paint 2 bedrooms, our kitchen and a difficult hallway down the stairs to the basement. Ahmed provided a very reasonable quote and he and his coworker finished the job quickly and efficiently. They were very respectful of our space, flooring and furniture. We highly recommend All In One."
Portfolio FAQ
Five questions property managers ask us first.
Not here? Call (705) 482-1039 (North Bay) or (613) 686-6835 (Ottawa), or use the quote form. 24-hour response, Mon-Sat.
How quickly can you turn around a 1-bedroom rental unit?
Standard 1-bedroom turnover is 1-3 business days, walkthrough to keys back. Day one: walkthrough, patch, mask, prime where needed. Day two: two finish coats in Benjamin Moore Regal Select. Day three: touch-ups and final walkthrough. Two-bedroom units run 2-4 days. We confirm the timeline at quote, not after we are halfway through.
Do you work with property management companies on multi-unit portfolios?
Yes. Portfolio work is the core of this service line. We take on managers with 4+ units annually, condo boards, REIT regional managers, and landlords with 5+ doors. Volume tiers at 4-10, 11-25, and 25+ units. Single point of contact per portfolio so you are not re-explaining your spec every turnover.
Can you match an existing paint spec across multiple units?
Yes. We document your building spec on first engagement: brand (typically Benjamin Moore Regal Select walls, Aura Bath & Spa bathrooms), product, sheen, tinted code, trim colour, ceiling colour. Every turnover then gets the same spec without you re-sending a formula. Portfolio stays uniform unit to unit.
Do you provide certificate of insurance for property managers?
Yes. We carry $2M commercial general liability and are WSIB covered. Certificate of insurance naming your management company or REIT as additional insured is issued before the first job and updated annually. WSIB clearance self-verifies through the WSIB portal.
What payment terms do you offer property managers?
Net 30 with consolidated monthly billing standard. One itemized invoice per month, per-unit line items matching your ledger. Exteriors over $10,000 bill 50 percent inception, 50 percent completion. Portfolios over 25 units annually qualify for net 45. Cheque, EFT, credit card.
Ready to consolidate your painting?
Send a rough unit count and region. Ahmed (North Bay) or Osama (Ottawa) will walk a sample unit, document the spec, propose a pricing tier, and put your first turnover on the calendar. No long contracts, no minimum commitment.
- Free walkthrough on a sample unit
- Certificate of insurance before first job
- 1-3 day turnover, net 30 monthly invoice
Prefer to call?
North Bay portfolios: (705) 482-1039 · Ahmed Khalil Ottawa portfolios: (613) 686-6835 · Osama Jassim (EN / FR / AR)
North Bay portfolios: (705) 482-1039 · Ahmed Khalil Ottawa portfolios: (613) 686-6835 · Osama Jassim (EN / FR / AR)
Page last reviewed and updated May 2026 · Portfolio pricing accurate as of 2026 turnover season · Onboarding 2-3 weeks out