Can Exterior Painting Be Capitalized?

If you're upgrading your home or rental property, you might be asking: "Can exterior painting be capitalized?" In other words, can you count it as a long-term investment rather than just a regular maintenance expense?

Good question—especially for property owners in the Kansas City Metro area looking to boost curb appeal while staying tax-smart.

This post explores how the IRS classifies exterior painting, when it can be capitalized, and how it fits into your broader home improvement strategy. Plus, we’ll share tips from your trusted local experts at Bathtub and Tile Restorations

What Does "Capitalized" Mean in Home Improvements?

First things first—let’s clarify the term.

To capitalize a cost means you add it to the value of the property, rather than deducting it as a repair or maintenance expense in the same year.

• Capital expenses increase the property’s value or extend its life.

• Repairs/maintenance just keep the property in good condition.

Knowing the difference matters, especially come tax season.

Is Exterior Painting a Capital Improvement?

Here’s where it gets a little tricky.

According to the IRS, painting alone is usually considered a repair—which means you can't capitalize it in most cases. However, there are exceptions:

IRS Publication 527 – Residential Rental Property

You Can Capitalize Exterior Painting When:

• It’s part of a larger capital improvement project (like new siding or a full renovation).

• It significantly increases the property's value or changes the use of the building.

• You’re improving a commercial or rental property, and painting is part of a larger update.

You Can't Capitalize When:

• You're just refreshing old paint.

• There’s no structural or value-enhancing improvement involved.

• It’s routine upkeep to maintain appearance.

Example: If you're replacing siding on your home and painting it as part of the job, the painting cost may be lumped into the total capital project. But if you're just repainting your house every 5–7 years to keep it looking fresh, it's likely a maintenance expense.

Need help choosing the right paint type for Kansas City’s climate? Check out our guide:
Best Exterior Paints for Kansas City Weather

What About Depreciation?

For rental property owners in Kansas City, painting may fall under depreciable improvements—if it's part of a bigger capital project.

In this case:

• You capitalize the expense and then depreciate it over time.

• This allows you to recover the cost gradually instead of taking a one-time deduction.

Always consult with a CPA or tax advisor to get this right.

Local Relevance: Exterior Painting in Kansas City Metro Area

"Before and after house painting -bathtub and tile restoration"

In areas like Overland Park, Olathe, and Kansas City, exterior painting isn’t just cosmetic—it’s essential due to harsh Midwest weather conditions. Properly painted exteriors:

• Extend siding and trim lifespan

• Protect against moisture, wood rot, and sun damage

• Increase curb appeal and resale value

Whether it’s your forever home or an investment property, painting can be a strategic move. And that’s where Bathtub and Tile Restorations steps in with high-quality work, honest pricing, and unmatched local knowledge.

Learn more about Bathtub and Tile Restorations Exterior Painting Services

FAQs About Capitalizing Exterior Painting

Q: Can I capitalize the cost of exterior painting on my primary home?
A: Usually not, unless it’s part of a larger home renovation.

Q: Is it different for rental properties?
A: Yes if it’s part of a capital improvement, you may be able to capitalize and depreciate it.

Q: Does painting increase my home’s value?
A: It can, especially when paired with other exterior improvements.

Q: Can Bathtub and Tile Restorations help with large-scale improvements?
A: Absolutely! We offer complete exterior services beyond painting just ask for a free quote.

Final Word: Don’t Guess! Get Professional Advice

Exterior painting sits in a grey area when it comes to capitalizing costs. While it's usually seen as maintenance, it can be capitalized if bundled into broader home improvements especially for investment properties in the Kansas City Metro area.

If you're planning a full exterior upgrade, painting could be part of your long-term strategy. But to make it count, make sure it's done right.

Conclusion:

Whether you’re improving your home for resale, rental, or just freshening it up Bathtub and Tile Restorations is your go-to in the Kansas City area.

Contact us today for a FREE quote and expert advice on exterior painting that adds real value to your property.