Painting & Decorating Costs Per Room

Hiring a decorator is one of the most common home improvement jobs in the UK, and also one where quotes can vary wildly without obvious reason. The price depends on room size, ceiling height, surface condition, the number of coats needed, and the quality of finish expected. Understanding what drives the cost makes it much easier to assess quotes and decide what to tackle yourself.

Repainting the walls and ceiling of a medium room, about 3.3 m by 3 m, with two coats of light-coloured emulsion costs £250 to £1,100 including materials but not VAT, on a late-2025 survey of vetted traders, with woodwork priced separately.¹ A full house repaint including all rooms, hall, stairs, and landing sits between about £2,500 and £5,300 for a three-bedroom semi in reasonable condition, and 20–40% more in London and the South East.

Decorator Day Rates 2026

A skilled decorator working alone will typically complete:

• A standard bedroom (walls and ceiling): 1–1.5 days
• A large living room: 1.5–2.5 days
• A full house repaint (3-bed semi): 5–12 days depending on condition

Materials (paint, filler, tape, sandpaper, primer) typically add 30–50% on top of labour costs when supplied by the decorator. Some decorators quote labour only and ask you to supply paint.

Cost Per Room: Typical Ranges

These figures assume two coats on walls, one coat on ceiling (or two if new), and two coats on woodwork (skirting, architraves, doors). All prices include labour and materials unless stated.

Basic repaint = clean, sound surfaces, standard emulsion and satin, moderate colour change.
Good quality = some filling/sanding, better quality paint, significant colour change or two-tone finish.
Premium / complex = heavy preparation, high-end paint, feature wall, specialist finishes, older property with cornicing.

What Drives the Price Up

Surface preparation is the largest variable. A freshly plastered room with sound surfaces needs only a mist coat and two topcoats. A room with decades of paint build-up, cracks, holes, and damaged plaster can add 50–100% to the total cost. Professional decorators spend significant time filling, sanding, and priming before a brush touches the topcoat, this prep work is what separates a lasting finish from one that looks good for six months.

Ceiling height: standard 2.4 m ceilings can be reached from a step ladder. Rooms with 2.7 m+ ceilings require a full-height scaffold tower or hop-up platform. Add £50–£150 per day for the additional setup time and risk.

Colour change: going from a deep colour to white or vice versa routinely requires an extra coat. Budget for three coats rather than two when making a dramatic colour change, or discuss using a stain-blocking primer with your decorator.

Number of colours: a feature wall in a contrasting colour, two-tone walls (above and below a picture rail), or coloured ceiling all add time for masking, cutting in, and careful edge work.

Access and furniture: decorators price based on a clear room. If you cannot empty a room fully, they will spend paid time moving and protecting furniture. Clearing the room yourself is the easiest way to keep costs down.

Wallpaper stripping: if walls have wallpaper to remove before painting, add £80–£200 per room in labour. Old vinyl-coated or multiple-layered wallpaper is significantly more work than a single layer of lining paper.

Full House Redecoration: Typical Costs

A three-bedroom semi-detached in reasonable condition (sound plaster, minor filling needed, existing painted surfaces):

In London and the South East, add 20–40% to these figures. In areas with high labour demand (central London), budget up to £7,000–£12,000 for the same scope in a larger or more complex property.

DIY vs Hiring a Decorator

For most homeowners, a hybrid approach makes sense: hire a decorator for woodwork, hall, stairs, and landing (the hardest areas), and tackle bedrooms and living rooms yourself.

Getting and Assessing Quotes

A credible decorating quote should specify:

• Number of coats on each surface
• Whether preparation (filling, sanding) is included
• Whether you supply paint or the decorator does
• How furniture moving and protection is handled
• Payment terms (avoid paying more than 25–30% upfront)

Three quotes is the standard recommendation, but the cheapest quote is rarely the right choice if it does not include preparation work.¹ A decorator who quotes the same price as a competitor but lists filling, sanding, and two coats of primer is offering much better value.

A decorator must register for VAT once their taxable turnover for the last 12 months goes over £90,000, so many sole traders are below the threshold and not registered.⁴ A trader who is not VAT-registered cannot add VAT to your bill, so check for a VAT number on any quote that includes it.⁵ For large jobs, ask for a certificate of public liability insurance (minimum £1 million, preferably £2 million).

Ask to see recent similar work, a good decorator will have a portfolio and can provide references from previous clients on comparable jobs.