New York City has clear rules for home improvement contractors. Knowing them takes most of the risk out of hiring a painter.
This page is general information for Brooklyn owners and tenants. It is not legal advice. The agencies named here decide how the rules apply to your building.
How do I find a good painter?
To find a good painter, start with people who have had similar work done in a similar building. Then check each name for a city license, proof of insurance and a written estimate. A painter who knows plaster, old trim and co-op rules is worth more in Brooklyn than a low number.
Does a painter need a license in this state?
New York State has no statewide painter license. New York City does require one. A person or business must hold a Home Improvement Contractor license from the Department of Consumer and Worker Protection, or DCWP, to do home improvement work costing more than $200 on any residential building in the city. Painting is on the Department of Buildings list of work that needs this license.
The Brooklyn Painting Company is licensed and insured.
How do I check a painter's license and insurance in this state?
Check the license with DCWP. Call 311 or search the license at nyc.gov/dcwp. For insurance, ask the painter for a certificate of insurance sent to you directly by their insurance agent. Co-op and condo buildings usually ask for one naming the building.
How many quotes should I get?
Get three written quotes for the same scope. Fewer gives you nothing to compare. More than four mostly wastes your time. Walk each painter through the same rooms and ask for the same surfaces and coats.
What should a painting estimate include?
A painting estimate should include everything needed to finish the job, in writing.
- The rooms or walls, and which surfaces in each.
- The prep: patching, sanding, caulking, priming.
- Number of coats and the paint by name and sheen.
- Who moves furniture and how floors are protected.
- Start date, likely length and work hours.
- The price and the payment schedule.
- The license number and proof of insurance.
What should be in a painting contract?
In New York, a home improvement contract for more than $500 must be in writing, in plain English, and signed. The state Attorney General lists what it must hold: the contractor's name, address and phone, a specific description of the work and materials, and the dates. It must also tell you that you can cancel until midnight of the third business day after signing.
How much deposit should I give a painter?
Keep the deposit small. DCWP advises paying no more than 25% of the contract up front. New York law does not let a contractor simply pocket it either. The contractor must put customer payments in an escrow account within five business days, or cover them with a bond, until the work is substantially complete or the payment schedule is met.
A painter wants half up front in cash. Is that a red flag?
Yes. Half up front is twice what DCWP advises, and the agency also tells consumers to avoid paying cash. Cash leaves no record if something goes wrong. Pay by check or card, and get a receipt for every payment.
Should I hire a painter who wants all the money up front?
No. The Attorney General's advice is plain: never pay the full price up front. Tie payments to stages of the work and hold the final payment until the job is finished and you have walked it.
What are the red flags when hiring a painter?
- No DCWP license number, or one that does not check out.
- No written contract.
- Cash only, or a large deposit.
- A price given without seeing the job.
- Pressure to sign today.
- No mention of lead on an old building.
A painter says they can start tomorrow. Is that a red flag?
Not always. A painter who can start tomorrow may have had a job cancel. But good painters are usually booked ahead, so ask why they are free and still check the license and insurance. Do not skip the written contract to grab a quick start.
What should I ask a painter before hiring?
- What is your DCWP license number?
- Can your agent send me a certificate of insurance?
- Who will be on site each day?
- What prep is included, and what would be extra?
- How do you handle lead paint in older buildings?
- What happens if I find missed spots after you leave?
- Do you offer a warranty, and is it in writing?
Do painters give a warranty, and what should it cover?
Many painters give a written workmanship warranty, and you should ask for one. It should cover peeling, blistering and flaking caused by poor prep or application, and say for how long. It will not cover leaks, building movement or damage. Ask us what applies to your job, and get it in writing.
What if a painter damages my floors or furniture?
Tell the painter at once, take photos and put it in writing. A reputable painter fixes or pays for damage, and liability insurance exists for larger claims. This is why you check insurance before work starts.
If a licensed contractor will not make it right, file a complaint with DCWP through 311 or nyc.gov/dcwp. The city also has a Home Improvement Contractor Trust Fund that can reimburse customers of licensed contractors. Customers of unlicensed contractors cannot use it. The Attorney General's office takes complaints too, at 1-800-771-7755.
A free estimate with a written quote is the only way to get a real price for your job. Call or text (917) 746-3274.