Maximizing renovation ROI in Real Estate

Painting for Profit: Maximizing Renovation ROI with Brian Young of Home Painters Toronto

Recorded: August 2025
Guest: Brian Young, Founder and CEO of Home Painters Toronto
Host: Erwin Szeto, The Truth About Real Estate Investing for Canadians Podcast

When it comes to getting top dollar for your property—whether selling or renting—painting is one of the highest-ROI renovations you can make. This week on The Truth About Real Estate Investing for Canadians, I sat down with Brian Young, founder and CEO of Home Painters Toronto, the city’s top-rated painting company.

With over 37 years in business, $3M+ in annual revenue, and more than 17,000 completed projects, Brian has mastered the art (and science) of delivering quality renovations quickly and profitably. His client list includes homeowners, landlords, and real estate agents who know that first impressions sell homes.

From Student Painter to Industry Leader

Brian launched Home Painters Toronto in 1987 while still a student at York University. What began as a summer job quickly evolved into a thriving business. Over the decades, Brian adapted to changing markets, shifting from cold-calling to a sophisticated online marketing machine, complete with SEO, social media, and review optimization.

Investor-Friendly Renovations That Pay Off

For real estate investors, every dollar counts. Brian recommends:

Prioritizing walls: Light, neutral colors like Decorator’s White, Cloud Cover, or Silver Satin appeal to the widest audience.
Targeting first impressions: Focus on the front door, entryway, kitchen, and main living spaces before secondary rooms.
Avoiding over-customization: Skip accent walls and bold colors when prepping for sale or rent.

Considering vinyl plank flooring over laminate for rentals—durable, water-resistant, and cost-effective.

Mistakes to Avoid

Brian has seen it all. Among the most common investor missteps:

Spending money where there’s no ROI, like removing stucco ceilings unnecessarily.
Neglecting small but impactful repairs, such as damaged trim or worn door handles.
Hiring trades without clear expectations or inspection schedules.

The Systems Behind a $3M Business

Incredibly, Brian has 8X’d his business while cutting his hours. His keys:

Switching from subcontractors to in-house crews for better quality control.
Using SOPs (Standard Operating Procedures) for every job.
Leveraging virtual assistants and overseas talent for admin work.
Holding team members accountable with daily photo updates and weekly calls.

Why Now is the Time to Renovate

With material and labor costs back to pre-pandemic levels, Brian says investors with cash should act now. “During COVID, costs were up 30–40% across the board. Now we’re back to 2018–2019 pricing—if you can renovate now, you’ll save.”

Learn More

If you’re in the GTA and want a free quote, visit HomePaintersToronto.com or call 416-494-9095. Even if you’re outside the area, Brian is happy to share advice from his 37 years in business.

🧠 8 Renovation Q&As Every Real Estate Investor Should Know

1. What is the highest-ROI renovation for selling a home?
Painting is often the best return-on-investment renovation, especially when focusing on main living areas, kitchens, and the front entrance.

2. Which paint colors appeal most to buyers?
Light, neutral shades like Decorator’s White, Cloud Cover, and Silver Satin work best for broad market appeal.

3. Should I replace or paint my kitchen cabinets?
Painting or spraying cabinets can cost 70–80% less than replacing them, making it the smarter choice in most cases.

4. What’s the best flooring for rental properties?
Vinyl plank flooring is durable, water-resistant, and more cost-effective than laminate or hardwood for rentals.

5. How can investors control renovation quality?
Set clear expectations in writing, inspect key milestones, and require photo updates from contractors.

6. What renovations should investors avoid before selling?
Skip personal design touches, unnecessary stucco removal, and painting rarely-seen spaces like closets.

7. Are renovation costs lower now than during COVID?
Yes—labor and materials have largely returned to pre-pandemic prices, making now a good time to renovate.

8. Why switch from subcontractors to employees in a renovation business?
Employees allow for more consistent quality control, easier implementation of SOPs, and stronger accountability.

🎧 Listen to the full episode here

📜 Full Transcript

The full cleaned-up transcript from my conversation with Brian Young is available here for anyone who wants to dive deeper into the nuances of painting for profit, building a successful business, and investor-friendly renovations

To Listen:

On iTunes: https://itunes.apple.com/ca/podcast/truth-about-real-estate-investing…/id1100488294

On Spotify: https://open.spotify.com/show/6Z8yd37AQfQI5DK0J0Xwzz

Amazon Music: https://music.amazon.ca/podcasts/40fe627d-dec7-4f5d-b7e5-90a550fffe46/the-truth-about-real-estate-investing-for-canadians

Audible: h ttps://www.audible.ca/podcast/The-Truth-About-Real-Estate-Investing-for-Canadians/B08JJS91WR

Youtube: https://youtu.be/ro2A_7ds-ao

🦸‍♂️Household Hero? Here’s Your Next Step

If you’re a Canadian investor trying to build wealth safely and sustainably, Adam’s journey has valuable takeaways.

It might be time to revisit your current strategies—real estate, lending, or insurance—and ask:

Do your investments match your long-term goals?
Do you fully understand how your strategies work?
Would a more conservative approach offer better peace of mind?

Real estate remains a powerful tool for building wealth, especially with careful underwriting and due diligence. Insurance can be useful too—but only if it supports your broader financial goals.

Need help with conservative, peace-of-mind investing—backed by Wall Street-style due diligence—plus financial planning with your best interests at heart?

📅 Book a call

Until next time, happy Canadian and USA Real Estate Investing.

Erwin Szeto,

Your Cross Border Investment Guy

Why I’m Investing in the U.S.

I’ve been investing in Ontario since 2005. It’s been a great run—starting with properties in the $100Ks, now reaching $800K–$1M. How much higher can it go? I don’t know.

The remaining appreciation potential doesn’t justify the risk. That’s why I advise clients to look to the U.S., where rental properties range from $150K–$350K USD, with rents between $1,400–$2,600/month.

These cash-flowing numbers are night and day compared to Canada. Plus, landlords have rights, there’s no rent control, and income is in U.S. dollars—which are stronger than Canadian dollars.

If you don’t believe that U.S. dollars are stronger, ask 100 non-Canadians what they’d prefer to be paid in.

To regain control of your retirement, check out the cash-flow properties at:
👉 i win.sharesfr.com

How SHARE Makes It Easier

The best part? My U.S. investments are more passive than my Canadian ones. I work with SHARE, an asset manager that guides me through the entire process.

SHARE helps with:

Finding quality income properties
Structuring the legal and tax side
Managing the property manager and insurance provider
Saving time and money with preferred rates

They even advise on when to refinance or sell. SHARE supports investors across the U.S., which is why I plan to own in Tennessee, Georgia, and Texas. It’s like having a JV partner—without giving up ownership or control.

Final Thoughts

If increasing cash flow is your goal, I don’t know of a better strategy for most Canadians. Once more: iwin.sharesfr.com is where to see what boring, cash-flowing investing looks like on the path to financial peace.

This is how I’m making real estate investing great again—for my family and hopefully for yours too.

Disclaimer

As a committed advocate for transparent and responsible investing, I want to disclose that I am an Advisor to SHARE SFR (Single Family Rental). I hold equity in the company and earn referral commissions from clients I refer.

My endorsement of their model—focusing on positive cash flow and direct ownership—is based on personal experience and belief. Still, every investor should do their own due diligence.

Painting for Profit: Maximizing Renovation ROI with Brian Young of Home Painters Toronto