Maplewood Duplex — Full Interior Repaint

4412 Maplewood Ave, Austin, TX 78745

Repaint both units top to bottom after the plumbing rough-in: seal and prime the new drywall, two coats on walls and ceilings, and repaint all trim, doors and casing.

Client

R. Alvarez

Status

In progress

Saved scope

v3 · Oct 28, 2026

Created

Oct 14, 2026

Year built

1962

Property type

residential

• Building permit

  No permit required

  Interior painting needs no Austin building permit. The drywall patching in this scope does, above 128 sq ft.

  • The exemption is on both the residential and the commercial list, so it covers this job either way.
  • The exemption is from the permit only: “work exempt from a permit must still comply with applicable Building Codes, City Codes, and all other applicable ordinances.”
  • This scope includes drywall patching. The exemption is capped at 128 sq ft of gypsum board repair (residential side), outside fire-resistance-rated and wet areas — above that area a building permit is required.
  • Plumbing, electrical or mechanical work added to the job is outside the painting exemption and needs its own trade permit.

  Source: City of Austin, Development Services — Work Exempt from Building Permits (retrieved Nov 13, 2026)

• Lead-safe renovation (EPA RRP)

  Applies

  Applies — this residential building went up in 1962, and paid work that disturbs paint in pre-1978 housing is a covered renovation.

  • A repaint almost always disturbs more than 6 sq ft of painted surface per room, so the “minor repair and maintenance” carve-out does not save it.
  • The firm must be EPA-certified (40 CFR § 745.81(a)(2)(ii)) and the work directed by a certified renovator (§ 745.81(a)(3)).
  • Deliver the EPA “Renovate Right” pamphlet to the owner or occupant no more than 60 days before work starts (§ 745.84(a)).
  • Keep the compliance records for 3 years after completion (§ 745.86(a)).
  • The clean exits are a certified inspector's determination, a renovator's test-kit result, or a lab paint-chip result showing the components under 1.0 mg/cm² or 0.5% by weight lead — without that documentation the paint must be assumed lead-containing.
  • Texas has no EPA-authorized RRP programme; EPA administers the federal rule here.

  Source: Texas DSHS — Summary of EPA's Renovation, Repair & Painting Program Rule (retrieved Nov 13, 2026) · eCFR — 40 CFR § 745.82 (retrieved Nov 13, 2026) · eCFR — 40 CFR § 745.83 (definitions) (retrieved Nov 13, 2026)

• Historic review

  Not reviewed for interior paint

  Interior repaint is not on the City of Austin historic review trigger list — review covers exterior changes, site work, signage and new construction.

  • Repainting interior walls, trim, doors and ceilings inside a designated landmark or a local historic district does not trigger review.
  • If the scope grows to repainting the exterior, replacing windows or doors, or any exterior alteration on a landmark or contributing property, review applies before work — 5 business days for staff approval, or a monthly Historic Landmark Commission cycle.

  Unverified: We have not checked whether this address is in a local or National Register historic district, or is a designated landmark. That lookup is still to do.

  Source: City of Austin, Historic Preservation — Historic Review (retrieved Nov 13, 2026) · City of Austin, Historic Preservation — Local Historic Districts (retrieved Nov 13, 2026)

• VOC content limits

  Binds the paint maker

  Informational — the federal VOC limits bind the manufacturer and importer of the paint, not you as the painter.

  • 40 CFR § 59.402(a) puts the duty on “each manufacturer and importer of any architectural coating”: flat interior coatings are capped at 250 g/L.
  • Paint bought off a US shelf is already required to comply, so there is no separate VOC filing or limit for this job. If you repackage or blend coatings for sale, you take on the manufacturer's obligation.

  Unverified: No City of Austin or Travis County architectural-coatings VOC ordinance was found. 30 TAC Chapter 115 could not be read directly, so a Texas limit reaching Travis County is not ruled out — the federal limit above is the one to rely on.

  Source: eCFR — 40 CFR Part 59, Subpart D (architectural coatings VOC) (retrieved Nov 13, 2026)

• Asbestos

  Unverified

  Unverified — we cannot yet say whether the Texas asbestos rules reach this building, so treat this as a check to do, not a rule that applies.

  • What is settled: federal NESHAP excludes residential buildings of four or fewer dwelling units, so a one-to-four-unit dwelling repaint is outside it — while a building with five or more dwelling units, or any commercial building, is inside it, with 10 working days' notice before disturbing asbestos-containing material above the thresholds.
  • OSHA 29 CFR 1926.1101 covers the crew's asbestos exposure on all construction work regardless of building size, at 0.1 fiber per cubic centimetre as an 8-hour time-weighted average.
  • The trigger is disturbing asbestos-containing material — sanding or scraping through to joint compound or textured coatings, or demolishing a wall — not applying paint. Anything that does disturb suspected material should be sampled before work starts.

  Unverified: The statutory definition of “public building” in the Texas Asbestos Health Protection Act (Occupations Code Chapter 1954) was not read from primary text, so exactly which residential buildings the DSHS asbestos licence and notification reach is unconfirmed.

  Source: eCFR — 40 CFR § 61.141 and § 61.145 (NESHAP, Subpart M) (retrieved Nov 13, 2026) · Texas DSHS, Asbestos Program — Notifications (retrieved Nov 13, 2026) · Texas DSHS, Asbestos Program — Licensing/Registration Requirements (retrieved Nov 13, 2026) · eCFR — 29 CFR § 1926.1101 (OSHA asbestos) (retrieved Nov 13, 2026)

• Licensing and registration

  No licence required

  No Texas state licence is required to be a painting contractor or a general contractor, and a painting-only job needs no City of Austin contractor registration.

  • The City of Austin says so itself: “In Texas, anyone can be a General Contractor, including homeowners, and a state license is not required.”
  • City contractor registration is tied to holding or activating a permit, and trade-contractor registration covers only mechanical, electrical and plumbing.
  • This scope includes drywall patching. If you pull a building permit for that part of the job, GC registration is then required to activate the permit.
  • Three conditional credentials exist: EPA RRP firm certification (see the lead-safe rule above), a DSHS asbestos licence for asbestos work in a public building, and a DSHS lead licence for lead inspection, risk assessment and abatement — that last one does not cover painting.

  Unverified: The DSHS asbestos licence line depends on the same unverified “public building” definition flagged under Asbestos.

  Source: City of Austin, Development Services — Contractor Registration (retrieved Nov 13, 2026) · Texas DSHS — Laws and Rules, Environmental Lead Program (retrieved Nov 13, 2026) · Texas DSHS, Asbestos Program — Licensing/Registration Requirements (retrieved Nov 13, 2026)

Rules compiled from the researched file for interior painting in Austin and Travis County; every source above was retrieved Nov 13, 2026. Items marked unverified are open questions, not settled rules.

No change orders yet on this project.

Scope of work total (v3)

$25,285.56

In-scope change orders, not yet amended (0)

+$0.00

Revised contract total

$25,285.56