What Are the Profit Margins in Commercial Painting? Costs, Pricing, and Strategies
Commercial painting looks simple on the surface, yet the business lives and dies by math: accurate takeoffs, disciplined cost control, and pricing that reflects true risk. If you manage facilities, strata buildings, or retail spaces in Edmonton, AB, you do not need theory — you need real numbers and a contractor who can explain them. This article breaks down how profit margins in commercial painting actually work, the cost drivers that shape pricing, and the strategies that help projects finish cleanly. You will also see what this means for scopes like commercial interior painting Edmonton property managers book every quarter.
What margin is “healthy” in commercial painting?
In Alberta’s commercial market, a typical net profit margin for a stable painting company falls in the 8% to 15% range on well-estimated projects. Gross profit (revenue minus direct labor, materials, and equipment) often sits between 30% and 45% on interior work with standard prep. On tight bid work or highly competitive tenders, gross profit may compress to 25% to 30%. On complex interiors with night shifts, specialized coatings, and extensive protection, gross profit needs to land closer to 40% to cover the extra labor intensity and schedule risk.
A crew can finish a repaint with a smile and still lose money if the estimate missed labor hours, travel time, or staging costs. The companies that stay profitable track their numbers week by week and adjust crew plans early. That is what lets them honor pricing without cutting corners.
What drives cost on a commercial interior in Edmonton?
Most of the cost sits in labor. Materials are usually the second largest item, followed by equipment and overhead allocation. In practical terms, four categories control your final price and the contractor’s margin:
Labor hours. Interior commercial repainting often runs 0.15 to 0.35 labor hours per square foot, depending on prep, number of colors, ceiling height, and whether the space stays open. Corridors with doors and trim push hours up. Open office fields come down. Night work can add 10% to 20% to labor due to slower pace and staging.
Material and coatings. Wall finish quality dictates product choice. Standard acrylic latex in an office will be far less expensive than an epoxy for labs or food service. Expect paint materials to land around 10% to 18% of the contract value on most interiors. Specialty coatings can reach 25% to 30% of the total.
Access and protection. Working above 10 feet introduces lifts or scaffolding, which affects setup time. Occupied interiors mean heavy protection: floor protection, poly walls, negative air for sensitive areas, and daily cleanup. That adds hours and consumables that many owners do not see during a walk-through.
Project conditions. Parking downtown, freight elevator windows, union vs. open shop, security clearances, and site-specific orientations all change productivity. Winter adds moisture and cure time issues. Edmonton’s dry cold can help with dry times, yet vestibule areas and loading docks pull in cold air that complicates finishes.
Profit margins reflect how well these variables are controlled. A tidy, vacant office repainted in a single color using a high-build product with strong coverage will finish with happier numbers than a multi-tenant space with six accent colors and tight access.
Edmonton-specific realities that affect pricing
Local context matters. Alberta wage expectations, site safety standards, and building types steer both cost and schedule. In downtown Edmonton, after-hours access and paid parking influence labor productivity. In industrial zones, surface prep and safety oversight are heavier. Many property managers request night or weekend work to keep tenants running. That is common and workable, but it needs a realistic labor multiplier for decreased speed and the overhead of mobilizing off-hours.
Humidity swings in shoulder seasons can affect dry times in concrete-heavy interiors. Tight IT rooms, healthcare suites, and educational spaces need low-odor, low-VOC materials with controlled application windows. Those needs add indirect time that a good estimate captures: escorts to sensitive areas, staging outside occupied zones, and carefully timed shutdowns.
For those searching commercial interior painting Edmonton because a tenant turnover is coming up next month, the most accurate price comes from an on-site scope review that records all these variables in writing. Guessing by photos usually compresses margin and increases change orders.
The anatomy of a profitable estimate
Accurate estimates are about structure, not luck. Here is what a clean commercial interior estimate should include behind the scenes:
Defined areas and takeoff units. Wall square footage, linear feet of trim/guardrails, number of doors, frames, and feature walls. Ceiling square footage by type. A note on height changes and access.
Production rates by surface. The estimator applies realistic hours per unit based on texture, material, and conditions. Example: 300 to 500 square feet per hour on first coats in open office walls, lower on tight corridors and cut-heavy areas.
Prep and protection allowances. Surface patching ranges: minor punch (0.02 hours per square foot), moderate patch and sand (0.05), extensive repair (0.1+). Floor protection and daily cleanup hours line-itemed.
Material coverage and waste factors. Coverage depends on color, sheen, and surface porosity. New drywall with PVA primer behaves differently than an aged eggshell finish. Two full coats mean two full coats in material and time, not “1.5” through wishful thinking.
Schedule logic. Working windows, phasing, and cure time. If access is limited to 10 pm to 6 am, the estimate must reflect slower pace and additional supervision. If the building requires escorts, that time belongs in the budget.
Overhead and profit. A stable company loads indirect costs honestly: vehicles, insurance, WCB, estimating time, training, shop rent, warranties, and service callbacks. Net profit is the reward for risk and execution after overhead has been paid, not the same line item.
This structure keeps margins real. Owners can sense it during the walk-through, because questions are specific and the final scope reads like the actual job.
Pricing ranges you can expect in Edmonton
Exact numbers depend on scope, yet the following reference points help with planning. These are recent ballpark ranges for commercial interior painting Edmonton managers request most often:
Office repaint, occupied and phased. For standard drywall walls and doors, 9 to 10 foot ceilings, low to mid-sheen, two coats over similar color. Expect $1.80 to $3.25 per square foot of wall surface. Corners and trim add cost. Accent walls, deep bases, and low-coverage colors push the high end.
Vacant office or retail box, minimal color change. Large wall areas with easy access. Expect $1.40 to $2.40 per square foot of wall surface. Fewer mobilizations improve productivity.
Ceilings, exposed structure, open space. Spraying exposed deck with dryfall coatings ranges widely: $1.50 to $3.50 per square foot, driven by masking and height.
Doors and frames. Per opening, $90 to $220 depending on prep, door condition, and product system. Metal frames with corrosion need more prep and sometimes specialty primers.
Specialty coatings, labs, healthcare, food service. Epoxies, urethanes, or elastomerics typically price as a system and can range from $3 to $7 per square foot for walls depending on mil thickness and prep.
These numbers are estimates, not quotes. They serve to show how margins behave. A lean $1.60 per square foot wall job can look good until three unplanned night shifts and added protection erase the remaining profit. Clear scopes keep numbers honest.
Why margins shrink — and how a good contractor protects them
Margins do not disappear in one place. They fade from small misses repeated across the job. Five common pressure points:
Minor changes in color count. Two extra accent walls per floor raise cut-in time. Tenants like bold colors, yet deep bases need more coats. If the estimate assumed two coats and the color needs a third, those extra passes come straight out of margin.
Occupied space surprises. Furniture not cleared, meetings that run long, or last-minute tenant move-ins force stop-start work. Every remobilization adds setup and cleanup hours.
Surface condition. Patches that looked “light” in pre-bid lighting expand under bright task lights. Open joints, hairline cracks, and prior bad taping become repair work. Good pre-job testing avoids this trap.
Coordination gaps. If other trades run late, painters work around them. That complicates access and production rates. The schedule becomes the biggest risk to profit.
Underestimating protection. Corridors, carpet, glass, and equipment need thorough protection, especially with spray work or deep tones prone to splatter. If protection time is light, the job loses money or quality.
A contractor who defends margin through planning can still price fairly. In practice, that means clear alternates, color-cutoff dates, a written protection plan, and a phase map with tenant sign-offs. These steps keep your costs predictable and help the painter finish strong.
The role of labor productivity and crew mix
Labor is where profit lives. Two crews applying the same paint can produce very different outcomes. A productive commercial interior team in Edmonton tends to:
Pair a strong lead hand with consistent painters. One person owns daily targets, punch lists, and coordination with the site contact. The rest focus on production.
Use the right tools for speed and quality. Extension poles, high-quality roller covers, clean sprayer maintenance, and vacuum sanders that keep dust down in occupied areas. Better tools speed up work and cut rework costs.
Batch work and standardize sequences. Cutting, rolling, and cleanup run smoother when rooms follow a consistent clock. Crews that move in a defined flow waste less time.
Know when to roll, when to spray. Rolling keeps overspray down in tight spaces. Spraying shines on ceilings and large open walls with solid protection. Mixing methods to match the area protects both finish and budget.
In a well-run company, production rates are measured and reviewed. That feedback loop protects margin over time without inflating prices.
Materials and why product choice affects margin
The cheapest paint is rarely the lowest-cost choice. Coverage, adhesion, and recoat window drive labor hours and call-backs. For commercial interiors:
Low-odor, low-VOC paints help in occupied buildings. Faster re-occupancy and fewer complaints are worth the modest material premium.
High-build wall paints save time on minor wall irregularities and improve coverage over previous colors. A product that covers in two coats, not three, pays for itself quickly.
Scrubbable finishes in corridors and kitchens reduce future maintenance. That matters in schools, clinics, and retail where traffic is heavy.
Specialty primers solve specific problems. Stain-blocking, adhesion-promoting, and fast-dry primers control risk on glossy or stained surfaces. Skipping the right primer is a profit killer because failures mean free return trips.
Material selection is a conversation. Tell your painter how the space is used. If tenants clean walls often or carts bump corners, that changes the system we recommend and the long-term cost profile.
Estimating example: a mid-sized interior repaint
A practical scenario helps. Say a 12,000 square foot office floor in south Edmonton needs walls and doors repainted between tenants. Height is 9 feet. The plan is two coats, similar color, one accent wall per quadrant, 40 doors/frames, occupied corridors on weekdays, primary work at night.
Rough takeoff:
- Wall area: about 16,000 to 18,000 square feet once doors and glazing are factored.
- Production. Mixed conditions yield 350 to 450 square feet per labor hour.
- Labor. 40 to 50 hours per 5,000 square feet puts total paint hours around 130 to 160, plus 25 to 35 hours for doors/frames, and 20 to 30 hours for protection and daily cleanup. Total labor maybe 175 to 225 hours.
Materials:
- Two coats for walls plus primer allowances in repairs. Budget 90 to 110 gallons depending on color and coverage.
- Doors/frames may take 10 to 15 gallons of enamel or urethane-modified acrylic.
Costs and price:
- If average fully burdened labor cost (wage, payroll burden, and basic overhead allocation at the crew level) is in the $40 to $55 per hour range, direct labor sits between $7,000 and $12,000 depending on actual hours.
- Materials could range from $2,000 to $4,000 depending on product tier and color.
- Add equipment, sundries, lifts if any, and parking. Say $800 to $1,500.
Direct cost lands somewhere between $9,800 and $17,500. With a gross margin target of 35% to 42%, the contract price may land between $15,000 and $30,000 for the described scope. That range tightens once we walk the site, confirm color coverage, measure true wall area, and verify schedule constraints. A final bid will read specifically so you can compare apples to apples.
How to compare bids without squeezing the finish
Owners often ask why two quotes differ by 20% or more. The answer usually sits in scope clarity. Ask for a written scope that specifies:
- Number of coats per surface and brand lines, not vague “premium paint.”
- Who moves furniture, who protects, and where daily staging goes.
- Identified surfaces: walls, ceilings, doors, frames, railings, backs of doors, feature walls, and exposed ceilings if any.
You can also ask for alternates: price add for night work vs. daytime access, add for additional accent colors, and a contingency unit rate for unforeseen repairs. These items give you control without ambiguity. Bids that read this way tend to deliver the margin the painter expects and the result you want.
Keeping your project on budget: owner-side decisions that matter
Owners have more influence than they think. A few straightforward steps hold costs steady and support cleaner profit structures that prevent corner-cutting:
- Lock colors a week before start. Deep bases or major hue changes affect coverage and material counts.
- Plan access windows and stick to them. Fewer stop-starts mean fewer setup costs and cleaner daily progress.
- Decide on the level of repair. Cosmetic fill and sand is not the same as level-5 wall finish. Site standards trigger different labor.
- Confirm who moves and protects furniture. Clear roles keep productivity high.
- Approve one contact for nightly sign-offs. Fast decisions avoid rework.
These simple moves lower risk. Lower risk means leaner contingencies and better pricing.
Where margin and quality meet: warranty and call-backs
Short warranties usually signal thin margins or limited confidence in the system used. For commercial interior painting, one-year labor and materials warranty is standard for repaints with mainstream products. Specialty systems may carry manufacturer warranties if applied within their specifications. The real test is response time. If a contractor budgets for callbacks and service, they show up when a door edge needs touch-up or a hallway gets scuffed during move-in. That service is part of a healthy margin structure and builds trust over time.
How Depend Exteriors prices commercial interiors in Edmonton
Our approach is straightforward. We walk the space. We count what matters. We price labor with realistic production rates from crews who do this work every week. We write scopes that match how the job will actually run, phase by phase. If you search for commercial interior painting Edmonton, you will see many options. What sets our pricing apart is transparency:
We break out areas, surfaces, and assumptions. We present options: day vs. night work, product tiers, and accents. We schedule to avoid tenant disruption and protect shared areas like elevators and lobbies. We maintain clean sites and keep daily communication simple: what we did, what we will do tomorrow, what we need from you.
We are local. We know which parking lots ticket at 6 am, which buildings let you book elevator time, and how to keep quiet during exam weeks on campus. Those details control both cost and margin, and they matter to your tenants.
Common questions from Edmonton property managers
How fast can you mobilize for a turnover? For standard repaints, we can often mobilize within 7 to 10 days, sometimes sooner if scope is clear and product is available. Short notice weekend work is possible but may carry a small premium to cover overtime and logistics.
Can you work after hours without odor issues? Yes. We specify low-odor, low-VOC paints for occupied spaces and can run negative air in sensitive zones. We also schedule ventilation windows so areas are ready for early morning occupancy.
Do you handle minor drywall repairs? Yes. Small patching, corner bead repairs, and caulking are part of a normal repaint. We identify heavier repairs during the walkthrough and price them clearly.
What about color matching across multiple floors? We record batch numbers and keep a small reserve of each color for consistent touch-ups. For accent colors, we recommend a standard set across floors to avoid future mismatches when tenants change.
How do you handle changes mid-project? We use simple change notes with measured quantities and unit rates agreed before kickoff. That keeps billing clean and avoids surprises.
The math behind staying profitable without overcharging
Fair pricing and healthy margin can coexist. The trick is transparency on variables and discipline on the job. We protect margin by measuring production, managing protection and cleanup, and coordinating tightly with site management. You protect your budget by choosing a scope that matches your goals and giving stable access. Both sides win, and the finish looks how it should.
Projects that run this way rarely fight over pennies at the end. They finish on time, pass walk-throughs with minimal punch lists, and look good months later. That is the outcome we aim for on every commercial interior in Edmonton.
Ready to price your interior repaint?
If you are planning a repaint for offices, retail, hospitality, healthcare, or education, Depend Exteriors can walk the site this week. We service downtown towers, South Edmonton Common, 124 Street boutiques, West End industrial offices, and everything between. Ask for a detailed scope with options for off-hours work and product tiers. We will show you the numbers, explain the risks, and confirm a schedule that works for your tenants.
Call Depend Exteriors or send your floor plan for a quick pre-bid review. If you prefer, we can meet on site for a 30-minute walkthrough and return a clear, line-by-line proposal within two business days. If your search was for Depend Exteriors commercial interior painting Edmonton, you are in the right place. We will make your project predictable, and your space will look the way you expect, without drama.
Depend Exteriors provides commercial and residential stucco services in Edmonton, AB. Our team handles stucco repair, stucco replacement, and masonry repair for homes and businesses across the city and surrounding areas. We work on exterior surfaces to restore appearance, improve durability, and protect buildings from the elements. Our services cover projects of all sizes with reliable workmanship and clear communication from start to finish. If you need Edmonton stucco repair or masonry work, Depend Exteriors is ready to help.