South Lamar Salon — Suite 210 Repaint
1601 S Lamar Blvd, Suite 210, Austin, TX 78704
Repaint the salon floor after the tenancy change: walls and exposed ceiling in the retail area, all doors and trim, and patch the wall behind the old shampoo sinks.
- Client
- L. Bautista
- Status
- Prep scheduled
- Saved scope
- v1 · Nov 11, 2026
- Created
- Nov 6, 2026
- Year built
- 1971
- Property type
- commercial
Scope of work
Austin area averages · rates retrieved Nov 12, 2026 · 3 of 17 are published per-unit rates, the other 14 are assembled estimates, not published per-unit prices.
Where these Austin rates come from
Austin labour reference, carried on every line: Painters, Construction and Maintenance (SOC 47-2141) in Austin-Round Rock-San Marcos, TX Metropolitan Statistical Area (area 12420) — mean wage $46,990.00 a year (May 2025), $22.59 an hour, $30.50 an hour burdened. Source: U.S. Bureau of Labor Statistics, Occupational Employment and Wage Statistics, via the BLS Public Data API, retrieved Nov 12, 2026.
- Every unitPrice is either (a) the midpoint of a published per-unit range, or (b) built from a published rate times a stated quantity. Nothing is copied from the old seed file.
- Rule used throughout: where two independent published guides cover the same unit, unitPrice is the mean of the two published midpoints and the line is labelled assembled_estimate when the guides differ by more than 50 percent. Where only one guide covers the unit, unitPrice is that guide's midpoint and the line is labelled published_rate.
- All published per-unit guides found are national figures, not Austin-specific. Austin-specific per-unit published rates were not obtainable: Home Depot, Lowe's, Sherwin-Williams product pricing, Angi and HomeGuide all refused this machine (HTTP 403 or no pricing without a store account). Homewyse's ZIP selector is JavaScript-only and did not return Austin figures. The Austin labour reference below is real Austin data and is carried on every line.
- Where a line is built rather than quoted, the derivation string on that line shows the arithmetic and names which input is an assumption rather than a published figure. Assumptions are the labour-hours-per-unit and the coat/adjustment multipliers; they are flagged as such.
- No published estimating guide (RSMeans, Craftsman) was reachable without a paid subscription, so productivity rates in the derived lines are stated assumptions, not published rates. This is the weakest part of the book and is flagged on those lines.
| Item | Qty | Your unit price | Austin area average | Amount | Running total |
|---|---|---|---|---|---|
Interior wall paint, two coats premium latex over primed surface PT-WALL-2C Rate source · published rateConfidence: published rate Source: Homewyse - Cost to Paint a Wall · retrieved Nov 12, 2026 Published figure: $1.29 - $2.78 per square foot (May 2026, national average), midpoint $2.035 Cross-check: This Old House - Interior Painting Cost — $1 - $2 per square foot, midpoint $1.50 (retrieved Nov 12, 2026) How the rate was built: Mean of the two published midpoints: (2.035 + 1.50) / 2 = 1.77. Guides agree within 36 percent, so treated as a published rate. Both are national averages. | 1,850 sf | $1.85 | $1.77 /sf +$0.08 /sf +$148.00 on 1850 | $3,422.50 | $3,422.50 |
Ceiling paint, two coats flat white PT-CEIL-2C Rate source · published rateConfidence: published rate Source: Homewyse - Cost to Paint a Ceiling · retrieved Nov 12, 2026 Published figure: $1.37 - $2.95 per square foot (May 2026, national average), midpoint $2.16 Cross-check: This Old House - Interior Painting Cost — $1 - $2.50 per square foot of surface area, midpoint $1.75 (retrieved Nov 12, 2026) How the rate was built: Mean of the two published midpoints: (2.16 + 1.75) / 2 = 1.96. Guides agree within 24 percent. | 940 sf | $2.15 | $1.96 /sf +$0.19 /sf +$178.60 on 940 | $2,021.00 | $5,443.50 |
Baseboard and shoe mould paint, sanded, two coats PT-TRIM-LF Rate source · estimated from published guidesConfidence: estimated from published guides Source: Homewyse - Cost to Paint Baseboards · retrieved Nov 12, 2026 Published figure: $2.30 - $4.88 per linear foot (May 2026, national average), midpoint $3.59 Cross-check: This Old House - Interior Painting Cost — $1 - $3 per linear foot for interior trim (baseboards, wainscoting, crown), midpoint $2.00 (retrieved Nov 12, 2026) How the rate was built: Mean of the two published midpoints: (3.59 + 2.00) / 2 = 2.80. The two guides differ by 80 percent, so this is labelled an assembled estimate rather than a single published rate. | 210 lf | $2.90 | $2.80 /lf +$0.10 /lf +$21.00 on 210 | $609.00 | $6,052.50 |
Interior door, both faces and edges, two coats PT-DOOR-EA Rate source · estimated from published guidesConfidence: estimated from published guides Source: Homewyse - Cost to Paint a Door · retrieved Nov 12, 2026 Published figure: $163 - $332 per door (May 2026, national average), midpoint $247.50 Cross-check: This Old House - Interior Painting Cost — $40 - $100 per interior door, midpoint $70.00 (retrieved Nov 12, 2026) How the rate was built: Mean of the two published midpoints: (247.50 + 70.00) / 2 = 158.75. Widest disagreement in the book (3.5x). Homewyse prices a full off-the-hinge job with both faces, edges and jambs; This Old House prices a homeowner-market repaint. Averaging splits the difference; a real Austin bid should replace this line. | 4 ea | $155.00 | $158.75 /ea −$3.75 /ea −$15.00 on 4 | $620.00 | $6,672.50 |
Drywall patch and texture match, up to 4 sq ft Wall behind the old shampoo sinks PT-PATCH-SM Rate source · estimated from published guidesConfidence: estimated from published guides Source: Homewyse - Cost to Repair Drywall Holes · retrieved Nov 12, 2026 Published figure: $297 - $472 per patch (May 2026, national average), midpoint $384.50 Cross-check: This Old House - Interior Painting Cost — drywall repair $50 - $80, midpoint $65.00 (retrieved Nov 12, 2026) How the rate was built: Mean of the two published midpoints: (384.50 + 65.00) / 2 = 224.75. Homewyse's figure carries a two-hour minimum labour charge that inflates a single small patch when it is a standalone job; This Old House's figure is a homeowner-market average. Real cost sits between them. | 3 ea | $240.00 | $224.75 /ea +$15.25 /ea +$45.75 on 3 | $720.00 | $7,392.50 |
Masking, drop cloths and surface protection per room PT-PROT-ROOM Rate source · estimated from published guidesConfidence: estimated from published guides Source: Component build on the published painter billing rate and published supply prices (This Old House) · retrieved Nov 12, 2026 Published figure: interior painter billing $40 - $60 per hour (midpoint $50); painter's tape $3 - $10, drop cloth $5 - $30 How the rate was built: 0.5 hours per room x $50/hour = $25.00 labour, plus $8.00 of tape, paper and drop cloths = $33.00. ASSUMPTION, not a published figure: 0.5 hours per room to mask and protect. No guide publishes a per-room protection price; masking is normally inside the room painting price and is broken out here only because the scope of work bills it separately. | 4 ea | $34.00 | $33.00 /ea +$1.00 /ea +$4.00 on 4 | $136.00 | $7,528.50 |
Paint waste disposal and haul-off PT-DISP-JOB Rate source · estimated from published guidesConfidence: estimated from published guides Source: Homewyse - Cost to Remove Construction Debris · retrieved Nov 12, 2026 Published figure: $70.51 - $82.61 per cubic yard (May 2026, national average), midpoint $76.56 How the rate was built: Published midpoint $76.56 per cubic yard applied to one cubic yard per job. ASSUMPTION, not a published figure: an interior repaint job produces about one cubic yard of cans, masking and debris. Homewyse prices debris removal per cubic yard; the per-job unit in the scope of work required this conversion. | 1 ea | $79.00 | $76.56 /ea +$2.44 /ea +$2.44 on 1 | $79.00 | $7,607.50 |
| Scope total7 line items, saved as v1 | $7,607.50 | ||||
Scope versions
Current: v1
v1 — original saved scope
7 line items · $7,607.50 · Nov 11, 2026
No amendments yet. Approving a change order with “Add to scope” saves v2.
Rules that apply to this job
Austin, TX · Travis County · interior painting
These two facts decide which rules below apply. Change them and the panel re-resolves; anything still unknown is shown as unknown.
Building permit
No permit requiredInterior painting needs no Austin building permit. The drywall patching in this scope does, above 96 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 96 sq ft of gypsum board repair (commercial 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)
Does not applyDoes not apply — Texas DSHS states the lead rules do not apply to commercial or industrial structures regardless of when they were built.
- The 1971 build year does not change the answer here.
- If a commercial space is used as a child-occupied facility, treat that as a separate question the code file does not answer.
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)
Historic review
Not reviewed for interior paintInterior 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 makerInformational — 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
UnverifiedUnverified — 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 requiredNo 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.
Change orders
Checked against scope v1 · saved Nov 11, 2026
No change orders yet on this project.
- Scope of work total (v1)
- $7,607.50
- In-scope change orders, not yet amended (0)
- +$0.00
- Revised contract total
- $7,607.50