Painting Services – Not Quite Like Buying Property Insurance?

What Prompted This

ProTect Painters of Oviedo ~ Winter Springs was at an event this week and watched our personal insurance agent give a 10 minute overview about his company.  One of his comments struck right to the nerve.  Paraphrasing, “You can buy auto and home insurance from just about anyone.  Most prices and policies are regulated, so with the exception of some features, you will get just about the identical coverage.”  I reflected back on my experience in the financial services industry and concluded he is just about right.  There really is not a lot of difference between policies.  It is a highly regulated business.

The only thing that separates one policy from another is the thing you need most.  Superior service when you need to file a claim.  This is delivered by people not policies.  The agent and his staff play a major role here. That “15 minutes” you spent online to buy a slightly cheaper policy has no personal relationship.  And, you really have no hope of finding someone to help navigate the claims maze when the time comes.  You get a policy but not quality service.  Good price with no value is a really bad combination!

He went on further to say, pending regulatory approval, his company is implementing a claims processing client satisfaction program.  If you are unhappy with the claims experience, they will pay the next period’s premium.  Only a company with superior service would be bold enough to make this offer.  My bet is they won’t have to pay a lot of client premiums under this program.  The already provide superior service.  I am more than happy to pay a little more for this level of service commitment.

Selecting Painting Services – Not Regulated & More Complex

Painting services regulations are almost non-existent. This makes selecting a painter more complex than buying insurance.  I am certainly not advocating more regulation.  We have enough.  The issue here is helping you make better buying decisions when selecting a painter for your home or business.

The vast majority of decisions we make in today’s economy assume price, service and product components are fixed (like the insurance policies above). There may some occasional promotional elements to price. Consumers tend to view painting services in this commodity manor as well.  After all, it’s only paint, right?  Well… no.  It’s not.

There are a wide variety of components in evaluating a painter’s offer. There are tangible items like paint, prep materials and chemicals added to the environment.   There are aesthetics like color, neatness and the ability to paint a straight line.  And there are intangibles like proper preparation, protection, durability, insurance and warranty.  Basic problem, literally anyone with a paint brush can call themselves a painter.  Let’s see if we can break down some of the components and help you make a better informed decision.

Licensed, Insured & Bonded

Would you be willing to pay the medical bills for a painter that fell off a ladder painting your house?  Well, select the wrong painter and you might just end up with this issue.  Like the casualty insurance from your agent above, this area is far too often overlooked.  It could be one of the most important aspects of your selection process.  Most consumers do not spend enough time evaluating this item.  Overly focused on price (like the 15 minute insurance shopper above), it’s too easy to let this one slide.  The costs of these items will typically add about 10-15% to the cost of a paint job.

• Valid Florida Business – There are tons of painters.  The vast majority are sole proprietors who operate in the handyman segment of the economy.  Most are not registered businesses with the State.  Check www.sunbiz.org and make sure the painter is a valid business and has filed their annual report.  It only costs $150 to register a business with the state.
•  Local Business Registrations – Businesses are required to maintain local business registrations for all the areas where they perform services.  Some municipalities reciprocate but a valid business will normally be registered in 1-4 areas.  Make sure you see copies of these.  They should be current and cover the area of your property.  The cost varies, but most businesses will pay $100-500 per year for these registrations. Note: If they are not registered, and do damage to your property, your property insurer may have the right to deny claims.
• Insurance – Hire painters that are fully insured.  They should have at least $2 million of liability insurance, commercial vehicle insurance, carry worker’s comp (not the State of Florida flaky exemption) and be bonded for theft.  The cost of these insurance policies adds up quickly.  Most reputable firms will pay well over $10,000 a year for coverage.
• Visibility – This one is somewhat intangible.  But your painter should be easy to find on internet searches.  Try Google searches on both the individual and the company name.  If they don’t show up, run.  Do not hire invisible contractors. 

Paint & Materials

•  Technical – There are thousands of paint products and it’s a chemist’s dream to understand which products should be applied.  Take a look at your painter and ask them a few technical questions.   They should be able to answer them.  Of course, this means you need to get educated about products too.  You don’t need to be a chemist.  Just spend a little bit of time on the web or in a paint store like Sherwin Williams.  It does not take much to learn more than the average painter.  Most know very little about the products they use and rely on price to select products.  Price has some correlation to quality but almost no relationship to application.
• Costs – Paint and materials typically account for 20-25% of the cost of a paint job.  This number assumes there are no extenuating prep issues and quality production methods are used.  I see no rational reason to cut corners here.  Using a mid-grade high quality product as the benchmark, going down in the quality pool only reduces costs about $50-100 on the typical paint job.  But, it does reduce the durability exponentially.  There is some rationale for going up in price/quality.  This tends to add 5-15% to the cost of the paint service. However, on typical exteriors, you might get an extra 2-3 years before you need to repaint again.   That’s a substantial advantage.
• Application – Paints need to be applied at the appropriate thickness to meet protection and color retention requirements.  Ask your painter to show you there wet film thickness gauge.  After they say, “What?”  Ask them to leave.  If they are not willing to measure the paint, they may be looking to short the product used and the labor on your property.  Do you really know what 2 coats of paint versus one looks like?  I seriously doubt you can tell the difference.  But you will see the difference in 2-4 years after your “painter” is long gone.  Painters who short labor and materials on two coat jobs are too common.  They are able to cut price by 10-20% and appear to provide the same work.  Do not be stung by this approach.  It costs more to do it right the first time.  Early repaints due to this factor will cost you 20-25% more over time.
• Warranty – Warranties on paint products vary.  These apply to product failure.  Paint products rarely fail but it is good to examine how the paint manufacturer feels about their products.   The real issue here is application warranty.  Most application issues happen within a few hours to several months (particularly when the weather changes).  Your painter’s labor warranty should extend long enough to cover these events.  Ask them how many warranty calls they have made and the results.  They should not charge you for warranty calls either.  Note: ProTect Painters of Oviedo ~ Winter Springs has zero warranty calls since we opened and does not charge for warranty work.  Like the insurance company claims warranty above, we’ll pay for the repairs if you don’t like the results.  You also deal directly with the owner of the company for all claims.  We’re not some 15 minute save you money paint company (i.e. press 9 for claims and someone from another country will get back to you within 90 days).

Preparation Is The Key

•  Success – Your key to project success is preparation.  I would say that like most things in life, preparation is 90% of the job.  Spend time discussing more about the prep than the paint.  It’s the most important aspect for the project.
• Avoid Failures – This is where most of the painters we see fail.  Your project is not a 50 yard dash.  It’s a triathlon.  It takes time, skill and the proper materials to prep.  Cutting corners here is an equation for disaster.  Again, you might not see the results initially.  But the additional costs down the road can be excessive.  Combine bad prep with the wrong product above and it becomes a catastrophe.  Fixing stupid is the most expensive thing you will ever buy.
• Pay for Quality – The upfront costs of correct prep can add 10, 20% or more to your paint job.   It just really depends on what needs to be completed prior to application of the finish paint.  Ask your painter how they produce a job?  Spray, brush or roll?  Crack and caulk prep (get specific about what products are used here too!)?  Do you use tape and plastic?  Or do you just shield and clean up the overspray and drips later?

Meeting Your Objectives

• Perspective – What’s a paint job supposed to look like?  Unfortunately, this is an area subject to your own point of view.  You have likely painted something yourself.  Nothing personal, but do not judge quality based on your own results.  If you are that good, call me.  You should be a professional painter. We are always looking for quality painters.
• Timeliness – I am absolutely amazed at how many painters do not show up or show up late for estimates.  If they are late for this activity and don’t even bother to call you, just cross them off.  There is not that much work out there and they all need more business.  Make sure you select a company that can deliver and deliver on time.  Professional crew work efficiently and will also complete your work more quickly than a single painter.  For interior painting, this can be a significant issue since a single painter could be in your home for a long time versus a couple of days.  Are you selecting a painter or a tenant?  We have taken over many jobs where the client became frustrated with delays.
• Picture & References – During the proposal process your painter should show pictures of their work and a list of references / recommendations.  You cannot judge what you cannot see.  They should also provide an online site where you can view pictures and other information after the estimate call.  You need to review these sites before making a decision.
• Details – At the macro level, it’s just paint, right?  Ok, here is where you need to dig.  Could be in the pictures, could be in the questions you ask, but you need to get to the details.  Just how good is this painter?  Are they focused on my objectives?   Do they go beyond in their service quality?  Painting can be a disruptive and somewhat messy process?  Are they going to clean up and put my personal stuff back in place?  These minor details could be the most important to your level of satisfaction.  There are a bit harder to discover, but take the time.

Math Metrics and Decision Making

Ok, you have decided to paint and now what.  Got some estimates and they are all over the map.   Thought this was going to be easy.  You have three to five bids.  You threw out the low balls and the goof balls.  But, you’re still having trouble making a decision. It’s finally time to overcome your commodity view and put the price value continuum into play.  Let’s see if we can help your view of price.  If you have done your homework, it should not be that difficult.

We’ll use a typical 2500 square foot home exterior repaint to show you an example:

2 coat low-cost provider	$1,875
Proper Registration & Insurance	$107
Better Quality Materials	$95
Additional Prep Time	$375
Total Price for Quality That Lasts	$2,452

 

 

 

 

You may get quotes on the house from $1,500 to well over $4,000.  Ask yourself, “Do I want it done, or do I want it done right?”  The choice is yours.  There is likely nothing wrong with the appearance of the $1,875 paint job in the short-run.  Other than some artistic line qualities, the $1,875 and $2,452 paint jobs will look almost identical when the painting is completed.  The real test here is what happens next. Hypothetically there is a wide range of answers:

• Nothing Happens – You got a high quality paint job for a cheap price – You win!
• Disaster 1 – Warranty issues – gets fixed but now you are concerned and worried about future issues. What happens once the warranty runs out?
• Disaster 2 – Underinsured or uninsured painter gets hurt on your project.  Sues you for medical bills and lost wages.  At a minimum you will have to hire an attorney to defend your property.  Same is true if they damage your property.  You will likely need to hire someone to help affect your claim.
• Calamity – Warranty issues – either you can’t find painter or they won’t fix the problem.  You’ll have to hire someone else to fix this.  This is not going to be cheap. Now you are back to evaluating fixes and a whole new decision making process.
• Catastrophe – Rare, but does happen.  Home need to be completely stripped, cleaned, perhaps some reconstruction and repainted correctly – Price is ungodly! It will cost thousands to fix stupid.
• Early Repaint – Instead of a 7-10 year paint job, you have to repaint in 3-5 years.  At a minimum this will cost another $1,875 making your cheaper paint job costs $3,750 or $1,298 more than doing it right the first time.
• Missed Opportunity – You decided not to upgrade to the higher quality finish paint due to the additional upfront costs.  Add a second repaint from the low cost provider and that $1,875 low cost service suddenly costs $5,625.

Conclusion

Picking a painter for your home is easy.   Well, maybe not as easy as you once considered. Please, it’s not the painter’s fault. You picked them.  I am sick of hearing about the bad, rip off and sloppy ones.  If you don’t hire them, they will go away.  You have to take a much higher level of responsibility in the selection process.

Painting services are not a commodity.  Commodities are identical and in some fashion like regulated insurance policies.  Painting is a highly unregulated business where anyone with a brush can be a painter.  Do not select painters based on price alone.

You have to examine are integrity, value and quality.  These three items can only be delivered through personal service.  Truly these are the hardest aspects to uncover and understand in your selection process.  But in the end, what you don’t uncover or discover, can harm you and cost more the price paid for the initial service.

Step back. Focus on selecting not just a painter, but the best partner for your project. It’s far more than paint, products and price.  It’s about a relationship with someone that can meet your needs.  We hope this update helps you make better informed decisions.  As always, please feel free to contact us at 407-542-9036 to discuss your painting projects.  We look forward to helping you.

Wishing You a ProTect Painters of OWS Christmas

Twas the night before painting and all through the house,

No more color debating, no screaming with spouse.

Dishes and knickknacks, once lined in a row,

Put away neatly, before the painters will show.

 

The owners get nestled snug in their beds,

Dreams of new colors dance round in their heads.

ProTect and crews get ready and pack,

Be ready for morning and plan of attack.

 

At the crack of the dawn, we arrive with the ladders.

Bring all materials, tools and stuff that matters.

Out of the trucks we fly with a flash,

Prepping, and priming, and painting the sash.
Florida sun shines on new paint with a glow

Gives owners’ homes, new luster, you know.

No need for concern or bewilderment here

ProTect’s local owner is always so near.

 

Now Billy! Now Carol, Now TJ and crew

You spray it; you brush it, and roll on it too

To the top of the house, to the top of the wall

Just prep away and paint it; and please, do not fall.

Adjustments and challenges may come our way

 

Tweaking production throughout each long day

Progress is measured and clean up is done

Day’s work completed and time left for fun.

 

At the end of the job, inspections do tell

Quality, durability and satisfaction as well

As quick as wink, we’ll ride out off your site

Leaving your home or business; clean, pretty and bright.

 

Listen now clearly, clients’ reviews do proclaim

ProTect Painters lives up to their fame

Integrity and value right through to the core

Quality That Lasts!, and so much more.

 

2012 – The Year for Streamlined FHA 203K Loans

We are likely to see an onslaught of bank owned properties dumped into the market in early 2012.  Many of these properties will be within the financial reach of new and first time buyers.  However, these homes have also suffered from neglect and need work.  Non-structural improvements may qualify for consideration under the FHA Streamlined FHA 203K Loan program. 

Up to $35,000 may be included in a Streamlined 203K for improvements.  Loans can be fixed or adjustable rate.  And the balance can exceed the purchase price.  Borrowers are not required to hire professional consultants, general contractors, licensed engineers or architects.   An appraiser or home inspector could help the buyer with a list of improvements.  In some cases, the buyer can even perform the work themselves if they have the expertise.

Special note:  Streamlined 203K loans are also available to existing homeowners with FHA mortgages who wish to refinance and take advantage of the home improvement provisions.

Eligible Repairs & Improvements

The list includes mostly items considered as cosmetic repairs.  Professionals selected to provide the improvements must be qualified and have the appropriate licenses for their services.

• Interior and exterior painting
• Stabilizing or removing lead-based paint
• Roofs, gutters and downspouts
• HVAC systems (heating, venting and air conditioning)
• Plumbing and electrical
• Non-structural kitchen and bath remodels
• New carpet, tile or wood flooring
• New windows and doors
• Weather stripping & insulation
• Improvements for persons with disabilities
• Energy efficient improvements
• Decks, patios, porches
• Basement completion and waterproofing
• Septic or well systems
• Purchase of new appliances even a washer / dryer

Special Conditions & Terms

• No minimum loan balance required.
• Properties must be owner occupied.
• No property can be vacant longer than 30 days.
• All projects have to be completed within six months.
• Work must be professional.
• If work requires a permit, borrowers must get a permit and a sign-off.
• Work must start within 30 days of closing on the loan.

Repairs or Project Not Permitted

• Landscaping or yard work
• Major remodeling
• Changing or moving a load-bearing wall
• Room additions or add-ons to the home
• Fixing structural damage

Who Can Perform the Work? 

• Borrowers can select among licensed contractors.
• Lender must review the contractor’s experience, background and referrals.
• Lender will obtain copies of contractors’ estimates and agreements /contracts.
• Some or all of the work may be completed under a “self help” arrangement.
• DIY projects require documentation supporting the borrower’s knowledge, experience and ability to perform the necessary work.

How Payments Work?

• Maximum of two payments to each contractor
• No more than a 50% advance is allowed.
• DIY allowances do not include labor; only materials costs are allowed.
• Final payment made upon evidence of payment to sub-contractors / suppliers or removal of any lien claimants.

Special Provisions Apply for Loans Below $15,000

• Lender inspection of completed work is not required.
• Lender is not required to authorize a third party to inspect the completed work.
• Simple letter from the borrower or copies of contractor receipts may suffice as notice of completion for payment.

Summary 

This program is certainly not for everyone.  But it may be a great solution for 1^st time buyers, returning buyers who have been out of the ownership market for some time and existing owners with FHA mortgages.  A Streamlined 203K gives the buyer more control over projects without the added expenses of hiring a consultant or general contractor.

ProTect Painters of Oviedo ~ Winters Springs is licensed, insured, and bonded.  We also EPA Lead Certified.  We are prepared to help you with your painting and other renovations.  Our circle of connections with other quality professionals, including lenders, can help as well.  Just let us know what you need and we’ll help you indentify sources for home purchase and projects under a Streamlined 203K.

Special Thanks 

A special note of thanks to Kelly Sue Stonebreaker of Exit Realty Results in Winter Springs, Florida for her contribution to this blog update.  “It’s All About You With Kelly Sue!”  For assistance with a purchase of a home with a Streamlined 203K loan, give Kelly Sue a call at 321-228-3974 or visit her web site at http://www.withkellysue.com/.

Gordon R. Boardway
Owner & President
ProTect Painters of Oviedo ~ Winter Springs
407-542-9036

http://www.protectpainters.com/local-house-painting/fl/oviedo-winter-springs

Is That Second Coat of Paint Really Necessary?

Intro

One of the frequent questions we hear is, “Do I really need for a second coat of paint?” The question applies to both interior and exterior painting.  We set out to investigate the answer from both a technical and cosmetic perspective.

Paint Cans Say Two

Almost all paint labels specify two coats of finish over a properly prepared surface.  If not on the can itself, these instructions are on the MSDS which can be viewed at the paint company’s web site.  There are a few “one coat” paints on the market, but there are some inherent drawbacks to these products and we will address those issues as well.  To obtain the benefits of exterior paint warranties, almost all require two coats.

One Coat of Paint Over Identical Colors

Consumers are dealing with the reality of today’s economic climate and looking for ways to paint using lower cost alternatives. Conceptually, a one coat paint job should make sense.  The idea based on using less labor and less paint.  If you are painting over identical colors (and PS there are even shade variations in whites), you might be able to get by with one coat.  This is rarely an option.   Depending on low long ago the surface was painted, the colors on the wall are likely faded (even interior paints fade).

“One Coat” Coverage Paints

These so-called “one coat” coverage paints create a problem for professional painters and even more for DIY consumers. These products have additional polymer components that are supposed to be self-priming.  Funny, all the labels we read include a statement that bare and suspect surfaces should be primed before application.  The bigger issues here are clean up, sheen variations and lap marks.
There is also a concern for repaints down the road.

While these products are technically in the latex family (as opposed to alkyd or oil based).  They are supposed to be water soluble.  Again, all the labels examined suggested you will likely need mineral spirits to clean up tools and any paint you get on yourself.  Thought mineral spirits were only required to clean up oil based paints?

Lap marks appear as color and sheen differences.  These occur when wet and dry layers overlap during painting.  One coat products tend to dry faster than traditional latex paints.  Keeping a wet edge is nearly impossible even for the best of professional painters much less the typical DIY homeowner.  Even flat sheen paints in these products will show sheen and lap marks on interior walls.

The same components that make these products work can cause issues on subsequent repaints.  Applications using traditional latex coatings may be subject to a condition we call “fish eyes.”  This symptom is very common when latex is painted over oil based paints.  The extra polymers in these products will cause the water in latex to separate.  (think how a drop of oil reacts in a glass of water).  You may need to prime the entire surface with a high quality oil based primer and then apply the latex.  So much for the one coat savings idea!  This process is messy and will cost you more than if you had painted two coats the first time.

While it may be tempting to use these short-cut products, the results can be less than favorable.   We recommend against using them on most applications.

Meanwhile, Back to Two Coats

The basic answer here is yes!  In almost all applications, you should apply two coats of finish paint.  Exterior masonry, new drywall or bare wood surfaces should be cleaned, prepped and either sealed or primed first.  This creates the canvas for the finish coating.  Interior walls and trim should be tested for alkyd paint (see fish eyes above as well).  Surfaces that test positive should be primed before painting.

Never skimp on paint quality.  Use only high quality paints and sheens designed for the job.  Keep a wet edge at all times.  Work efficiently to cover all surfaces with manufacturer’s millage (thickness).   Most consumers don’t keep enough paint on brushes or rollers.  This will make lap marks worse.  Drying into the surface before coverage is your enemy.  You have to keep the surface wet until the job is done.  The first coat can be viewed as your layer of protection.  The second coat is your layer of beauty.  All paints fade over time.  Two coats assure your colors will stay true for a longer period of time.

The Bottom Line

TV shows and retailers love to make you think painting is so easy.  Anyone can do it!  (Surprised they don’t have those two hairy guys to appear in their commercials.) DIY plays well to budget conscious consumers looking for a bargain.  Truth is… there’s a lot more than meets eye here.  If you are going to paint, do it right!  The paint itself is the cheapest part.  Don’t buy cheap products and don’t be lured by tag lines promising short cuts.  This is your home or business.  You want it to be protected.  You want it to look great.  It’s hard work and it’s takes artistic talent.

Hire a Professional

Hiring a professional may be a better solution.  There are challenges here as well.  Virtually anyone with a truck, ladder and a brush can call themselves a painter. Careful! Some of these individuals know less than you do about paint applications.  Make sure your painting contractor has the knowledge required and the talent to get the job done right.  Your painting contractor should provide detailed and informed alternatives for your project.  They must be licensed, insured and bonded.  They should be well known for their integrity and quality.  Make them show you pictures of their work. These pictures speak a thousand words.  Check with your local chamber of commerce and see if they know the company.  Reputable firms will be active members of the business and local community.

Crack Houses! – What’s Up With My Property Insurance?

First of all, I am not an insurer, lawyer, insurance expert, home inspector, structural engineer, sinkhole expert or any other professional that might take exception to this blog post.  I am a professional painter contractor just trying to help my community understand what’s going on in today’s market. We all know there is a growing crisis of obtaining and maintaining insurance on our property in Florida.  My goal here is not to attack the industry but to educate a few property owners on how to potentially avoid stepping into this muck.

Due to excessive and frequent bogus claims for sinkhole damage, water intrusion, mold remediation and other hazards, insurance companies have been more aggressive and are conducting record numbers of onsite insurance inspections.   These inspections are occurring for both new and existing policy holders.

Insurance is risk management. Insurance companies are mostly for profit.  They are umbrella peddlers.  They lend you an umbrella for a rainy day. The premiums you pay are invested in other securities and they hope their returns exceed your claims.  There is a fiduciary role for both parties.  They agree to pay reasonable claims.  You are required to maintain your property’s condition at an acceptable level.  If not, then insurance companies can deny your claims.  Overall, the industry has done a poor job at defining your responsibilities for maintaining the property.  Policy language is legalize and nebulous.  Recent and growing trends for completing onsite inspections are creating a lot of additional stress.

Loopy Language

You have to love the language used in our world.  It seems we have to make up with terms that have different meanings depending on who interprets the term.  In the case of new polices, insurance companies like the term “denied.”  They issue a policy only to turn around and deny coverage for certain aspects after inspection (underwriting).  These inspections rarely, if ever, are completed before issuing the initial policy.  Agents, realtors and consumers involved in this process don’t seem to be very informed about what can happen. The most common denial is for sinkhole coverage.  Appears
that any visible cracks on the building will result in loss of this coverage.  The immediate reaction of the owner is panic and frustration.  But, there may be ongoing concerns as well.

For existing policy holders, the favorite term is “non-renewal.”  Seems the there are ramifications of cancelling a policy.  So the industry just does not renew.  Ok people, maybe I am not so smart, but isn’t the outcome is the same? Call it whatever you want, the property owner still has to find new insurance. A difficult, confusing and time consuming process.

If your property loses sinkhole or other coverage due to cracks, I would also expect denial of payment for any water intrusion or mold claims arising down the road.  The insurance company is likely to pull out the pictures from the inspection and show the cracks. I can almost hear it …. “Sorry, but evidence in our database shows you failed to maintain your property at an acceptable level.”  Policies seem to include the term “regular and routine maintenance.”  This is very open-ended and subject to broad interpretation.

Not sure what goes into the industry’s collective “Comprehensive Loss Underwriting Exchange (CLUE)” records database.  But seems to figure these non coverage, non renewal, otherwise cancelled properties and denied claims would show up here.  I would bet this makes finding new coverage and getting claims paid a bit more difficult.

What Are Crack Houses?

Virtually every stucco home in our area has some cracks.  Cracks are caused by the continuous heating and cooling of the masonry, water intrusion through failing paint, settling from living on the Florida sandbar, and sinkholes.  In my opinion, the vast majority of the cracks we see are caused by the first two items.  The issue here is failure to maintain the home is a regular and routine manner.
The risk to the insurer is pretty high.  Water intrusion causes mold and other damage to the dwelling.  Insurers don’t want to pay these claims or deal subsequent health issues which might come later down the road.

Settling cracks are fairly common.  (Funny, the sinkhole litigation attorney web sites all seem to say cracks are not common.)  What’s not common is sudden shifting and major new cracks in the building.  These may be indicative of structural problems or sinkholes.  Regardless, there have been tons of cases litigated in this area.  It’s messy and insurers are trying to avoid this arena.  Seems any cracks on your home will result in cancellation, non-renewal or denial for sinkhole coverage.  Even if you have coverage you will likely have to fight to get a claim paid.

PS – I see a lot of roadside billboards for sinkhole issues.  Some are for litigation attorneys and others are for companies which inspect and fix sinkholes.  You have to make a lot of money to afford these billboards (just saying….).

Insurance Inspections

Insurance inspectors are the eyes and ears of the insurer. They complete physical inspections of the property, diagram the dwelling, complete a checklist of hazards & conditions, and photograph the home along with any noted hazards or conditions.  Inspections are generally completed on the exterior of the home (no appointment necessary – the insurance company typically has the right to do these at any time).  In some cases, interior info is needed as well regarding the condition of electrical wiring, plumbing, heating, etc.  This may require an inspector to make direct contact with the homeowner.  My guess is we will see the interior inspections expanded as more insurance industry resources are pushed into this area.

The insurance inspector is not there to give you advice.  Their only role is to help the insurer define, manage and mitigate risk.  Better in most cases to just let them run the checklist and take some pictures.  Any discussions you have will likely involve questions you may not be able to answer.  Not trying to be shady here.  Just don’t give them additional reasons to give the insurer an issue.

Note: I have seen a few of the crack pictures taken on these inspections.  They are often close up shots making the crack look like the Grand Canyon.  The underwriter back in office has to rely on these for making a risk decision.

What Are Your Options?

I certainly don’t have all the answers or claim to have all the solutions.  Here are a few of our observations:

1. There is a high level of need for additional education and disclosure.  Let your local and state politicians know you are concerned about this emerging trend.
2. Real estate agents, home inspectors and insurance agents need to take a much more proactive role in this issue for property buyers.  They vast majority either don’t know this is occurring or leave it up the consumer.  Proactive is always better than reactive.
3. Some insurers will provide the property owner with time to address the cracks.  Others will not.  In some cases, once sinkhole coverage is denied, it cannot be reinstated.  Claims denial for water intrusion and mold issues are still emerging but we expect this to be a substantive issue for homes which had prior non-renewals or denied coverage.
4. Insurers need to better define regular and routine maintenance for the property. Responsibilities are far from clear. Most policies are mute on what this means.  Recent actions by the insurance industry are focused on claims avoidance only.  This is not acceptable and needs to change immediately.
5. Home and property owners have neglected maintenance of buildings due to economic concerns and declining values.  Protecting the property (the insured asset) is a requirement not a luxury.  Cracks must be fixed, masonry needs to be sealed and areas of potential water intrusion need to be addressed.  Patching just the cracks is not sufficient.  You must deal with the causes not just the results.
6. If you have structural or sinkhole concerns, then hire a professional engineer with credentials in this area.  Home and insurance inspectors are not typically certified in these areas of
   expertise.  They can only speculate on potential problems.   These issues are serious and require more than just a casual observation.
7. If your home or property insurance is coming up for renewal soon, get in front of this trend.  There is a pretty strong probability your home will be inspected.  Make sure your property can stand up to the inspection.  If not, get appropriate licensed contractors to complete the work prior to an inspection.
8. Just because you have insurance don’t assume you are fine.  Insurers can still deny claims.  Getting payment on your claim is not guaranteed.  It can take a lot of time, energy and even legal expenses.  If you have been avoiding maintenance due to financial concerns, this could be disastrous.
9. Patching, sealing, painting and protecting your asset does guarantee you will never have a water
   intrusion issue or other issues with your insurer.  No one can make that warranty.  However, insurance companies are more likely to be responsive to owners which maintain their property.
10. Expect changes in the way insurers evaluate individual properties as this inspection trend matures.  As the industry collects and analyzes more data, I would expect to see more defined underwriting criteria like those found in auto insurance and lending business.  Well maintained properties should be able to command lower premiums.

Insurance Denied, Not Renewed or Concerned About Upcoming Renewal?

If your insurance has been denied or not renewed, don’t panic. There are solutions but it is going to take some time to pull these together.  ProTect Painters of Oviedo ~ Winter Springs receives multiple calls each week from home owners or their advisors.  We have developed relationships with local insurance, construction, engineering and other professionals who can assist you. If you have a renewal within the next few months, now is the time to find out the condition of your home.  Proactive is always better than reactive.

In either case, just give us a call at 407-542-9036 and set up a time to come out and look at your home or business property.  Our evaluations are free.  We’ll meet with you to discuss the situation, examine issues we believe can be addressed by professional paint services and introduce you to other professional who can help take the stress out of the problem.

Primer on Primers

Prep, prep and prep some more!  Painting a home or business is more than what meets the eye.  Preparation is the key to quality.  Preparation may include the use of a primer to create a canvas for the paint. Selecting the appropriate one is frequently based on the condition and prior preparation of the substrate.  There are hundreds of primers.  Finding the  best solution for your project can be a daunting task.  ProTect Painters of Oviedo ~ Winter Springs conducted a research project to find out more about primers.  Information can be a bit difficult to find and some of it is highly technical. This is a condensed version of what we found.

Why Use a Primer

Primers are used to seal rough surfaces, create a barrier between the substrate and the paint; provide a transition from alkyd (oil based) paint to latex; degloss sheens; and create the best surface for finishes.  In many cases, you will not need a primer at all.  For example, interior residential repaints with latex paint over latex paint rarely require a primer.  You just need to apply finish paint normally two coats unless the color is identical).

Before primers can be applied, other critical steps need completion.  These steps include but are not limited to mold remediation, cleaning, degreasing, deglossing, sanding, filling, skimming, texturing, rust elimination and other items.  Just make sure your preparation includes all the steps you need.

Types & Uses

There are over 3 million entries on Google for primers.  The vast majority are products that don’t provide a lot of solutions based help.  The key issue is selecting the right product for the task.  Most primers and sealers will be alkyd (oil based), latex (water based) or some alternative form like shellac.  When in doubt, it is best to use oil based primers.  They are messy but will cover most surfaces including old oil paints.  With a few exceptions, latex products can be applied over oil based primers.

1. Specialized Acrylics – These are typically designed for construction, maintenance applications and engineered surfaces where rust and
   corrosion resistance is critical.
2. Concrete / Masonry Primers – Perfect for sealing and conditioning porous above-grade masonry surfaces. Covers and seal the high pH common in new masonry and helps to avoid
   salt leach through the finish.  Please note these are not waterproofing coatings. They are only primers.
3. Masonry Sealers – Typically used over previously painted or cured masonry surfaces to seal pin holes and cover any salts that could be coming through failing paint.  Masonry salts are found on stucco houses with faded /failed paint – think chalk here. The techno term for this condition is efflorescence.
4. Blocking Primers – Used to cover water stains, grease, smoke, graffiti, crayon, ink and assures a uniform appearance for the finish coat.  These are often tinted towards the color of the finish paint.
5. Drywall Primer – New drywall is extremely porous and will suck up a lot of paint.  Drywall primer is normally a lot less expense than finish paint.  It can also be tinted toward the finish color.
6. White Pigmented Shellac – Uses include hiding stains from soot, smoke, and pets. Used as an alternative to blocking primers.
7. Sandable Primer – Used where a very smooth surface is required.  Often applied in multiple coats and sanded until the surface meets the requirement for the finish application.
8. Adhesion Primers – Used on surfaces with peeling paint.  The adhesion components act to keep remaining peeling to a minimum.  Older wood homes with peeling paint are a good
   candidate for this type of primer.  It’s expensive and not a perfect solution. However, it is less than the cost of paint removal and sanding the entire surface.
9. High Build Primers – These are very thick coatings designed to fill rough surfaces.  There are a variety of these products designed for each specific application.
10. Block Fillers – A little like the high build products.   This one is designed to create a smoother look on concrete block.
11. Rust Inhibitors – Specialized products for metals which have rust.  Finish paints rarely stick to rust.  The rust should be neutralized first and then primed with an inhibitor.
12. Wallpaper Primer – Used to create a surface for installation of wallpaper.
13. Multi-Purpose – Most paint companies offer a multi-prime product. These are fairly safe for the DIY projects.  However, it is preferable to use a primer specific to your job.  Try to avoid the use of multi-primes where possible.
14. DeGlossers – Really not a primer but a way to remove high sheens (semi-gloss and gloss) so flat paints will look better on the surface.
15. Plastics – Some plastics and laminates require a very unique primer. Again, a bit beyond the scope of this update.  Better to consult the paint professional on these.
16. Industrial Primers – You name it, there is some kind of primer, surface or sealer for everything.  Most DIYers will never need these, but occasionally we run into needs in a home.

Self-Priming Paints

Self-priming is a term applied to some consumer paints on the market.  In my opinion, these are more fluff than stuff.  Consumers (i.e. DIYers) looking for short cuts find these products appealing. Since quality painting is 90%+ based on proper preparation, any “short cut” is likely to reduce the quality of your results and durability.  Making your repaint cycle much shorter will cost more in the long run.  These products tend to be expensive.  Manufacturers’ prices are just a tad less than the cost of a separate primer plus paint and profit margins for the paint companies are the highest on these roducts.  You may save some time but be careful not to sacrifice the quality of your project.

Summary

There are more choices for primers than finish paints.  Failure to properly prep and prime is a common problem in DIY projects and even with some unskilled so called professional painters.  When in doubt, ask a paint professional like those at your local Sherwin Williams store.  They will help you evaluate the alternatives (and there could be several) and assist you with selecting a product or products meet your needs. They also have a nice guide you can download at http://www.sherwin-williams.com/pdf/products/primers-selection-guide.pdf

Still confused or concerned about your specific project? If so, you’ll be better off hiring the professionals from ProTect of Oviedo ~ Winter Springs to manage your project. Having us do it right the first time may cost a little more than doing it yourself.   Making a mistake on the primer choice or leave out primer when required and you will be spending 3-5 times that amount to fix the problem.  Call us at 407-542-9036 to schedule a free consultation for your project.

What’s In Your Paint? – Maybe It’s Just Another Day at the Beach!

Ever wondered what’s in a can of latex paint?  Probably not unless you are the type of person that reads labels on every product, is curious about chemical components, have a particular aversion to adding potential contaminants into the environment or ever got a headache while painting.

ProTect Painters of Oviedo ~ Winter Springs works with a lot of consumers and business owners who voice concerns about environmental impact and health issues.  People seem to have mixed reactions about paint and how it affects them.  We set out to learn a bit more and this update is to share some of what we found.

Primary Components of Latex Paint

Water

Ok, duh!  The main ingredient is water.  One would expect this.  This has not changed much since caveman drawings.  Paint products need some sort of liquid binder or solvent for the pigments.  (Oil based or alkyd paints use petroleum solvents.)

Titanium Dioxide

This component is frequently in short supply and tends to be the cost driver for paints.  TiO2 particles reflect almost every wavelength of light equally and very efficiently.  This is where we get white.
This component has a super high refractive index which slows light by about 60%.  White whites or so called ultra whites will have a higher concentration of titanium dioxide. The vast majority of paints are mixed starting with a white base.

Calcium Carbonate

Just plain chalk. You might have used some as an antacid or as a source of dietary calcium.   I guess this one is good for you.  In paint, it is used as a thickening agent and to promote a flow.  It’s much
like putting corn starch or flour in your gravy.  It also promotes drying rates and has a high quality refractive rate like titanium dioxide but at a much cheaper price.

Aluminum Silicate

Also know as kaolin or clay mineral.  This is the same “kao” once used in the anti-diarrheal Kaopectate. Aluminum silicates add some pigment but are mostly used as a thickener.  Since radioactive particles can be found in these, paint companies have to search for clean sources globally.

Quartz

Your immediate reaction might be a visual of a chunk of quartz crystal.  What we are really talking about here is sand.  Sand is used to create volume.  Like water, it is inexpensive and can be found in large supplies.  It acts to create the gloss level of the product.  The facets on the quartz hold pigments and acrylics.  More sand means more flat.

Acrylic Vinyl Polymer

This is the “latex” in latex paint. Most paint companies use synthetic acetate polymers (known as plastic).  The natural component is made from tree sap. Natural latex is an allergen but it is
not used in paints.  The plastic stuff is less irritating, provides a more uniform thickening agent and tends to hold up better in both interior and exterior environments.

How Much of Each?

It is fairly safe to say cheaper paints would typically have more contaminants affecting your allergies and health. Higher quality ingredients means higher priced products.  Cleaner water, better
sand, high quality calcium …. well, you get the message.  Better ingredients, better paint!  Why would you risk your health using low quality paints?

The chemical makeup of paint varies based on manufacturer and which product is selected.  Companies are required by law to disclose some information about their products. Data sheets
should be readily available on their web sites. The data on paint cans does not include the chemicals in the tint. (See the next section for information on tint.)

Since there is such a wide range of products, we will look at only one example.  Below is a breakdown of the major components in the Sherwin Williams ProMar 200 Zero VOC product (This is
the same for the HGTV line SW just rolled out.)  It is about 60% water, and 40% sand and other stuff.  Unless you are allergic to the beach, this product should not have a lot of impact.

• Solvents (i.e. H2O or Water!)      43.0 % by weight              58.9 % by volume
• Percent Non-Volatile                     56.9 % by weight              41.0 % by volume
• Organic Volatiles                              0.1 % by weight                0.1 % by volume

Primary Components in the Coloring Agent (Tint)

Unfortunately, it is extremely difficult to get data on tinting pigments.  The formulas for colorants are highly guarded trade secrets.  Tints have a chemical makeup and contain organics. The primary components appear to be similar to the ones in the base paint but my research found typically 20-40% of the tinting agent could contain some fairly nasty sounding stuff.  Since the same paint tints are used in both latex and alkyd (oil based) paints, the solvents in tints are compatible with both.  Since oil and water don’t mix, the main component looks more like the anti-freeze in your car.  It has acetates, butyls, and glycols which will mix with either water or oils.

Good news! The store is only putting a dab of this stuff in your paint.  A gallon of tinted paint will contain only 2-15% tint (deep & darker colors will be closer to the top end).  So, the actual amount of the nasty stuff is something like .1%-5% of the gallon.

My journey to find the actual chemicals was interesting.  Most of the data came from overseas sites.  Seems most of this stuff is made somewhere else. Not surprised. The list of chemicals is extensive but surely mine is only the tip of the iceberg.  Here is an idea of what might be in your paint tint: propylene glycol, butyl acetate, monomethyl ether acetate, barium, strontium, various carbonates, chlorine, formaldehyde, various PVCs and plastics, saran, iron oxide, aluminum oxide, copper, cadmium, zinc, other metals, minerals and other organics.  These coloring agents go into just about
everything on the planet including paints, packaging, household items and even food.  There are suspended in different mediums (solvents) depending on the use.

Summary

Who cares?  Well, we see a lot of people who claim they can’t be around when something is being painted.  They get headaches and some say they will even throw up.  I can see some
reasons for their prior reactions but paint systems are changing rapidly.  The days of lead based and heavy organic paints are pretty much gone.  Today’s high quality low or no VOC products go a long way in reducing exposure to heavy metals and other chemicals that have a negative impact on our health during and after the painting project.

If you are concerned about the chemicals and want to minimize your exposure, here are my recommendations:

• Read the labels and find out what you are putting into your home
• Find water based (latex) solutions and don’t use alkyd (oil based) paint
• Use only high quality paints – better chemicals / less contaminants
• Apply only low or no VOC products where possible
• Avoid unnecessary exposure to paint fumes – always ventilate
• Consider using lighter colors and flat sheens
• Hire a painting professional to complete the project

Floridians love the beach.  We typically can’t wait to run our toes through the sand and jump in the water.  Well…ok, paint is not exactly the beach. We don’t recommend jumping into a bucket of paint (unless you are planning to join the Blue Man Group). But amazingly, your latex paint is not all that different than the beach. It’s mostly water and sand. Yes, it contains a small amount of nasty stuff (wonder what we would find in beach sand?).  However, today’s high quality paints are cleaner and safer than ever before.

Don’t be afraid to live a little. Add some color to your life and paint it up.  If you really want color and a day at the beach, give me a call at 407-542-9036.  Let ProTect Painters paint your home and use your time to go to the beach.  Then you can truly say, painting my home is just another day at the beach!

Choosing Paint Colors – Tools, Tips & Suggestions

Selecting the right colors for your home or business painting project can be a daunting task.  There are thousands of colors available and you can create your very own colors by color matching a sample at your local paint store.

As a professional painting contractor, ProTect Painters of Oviedo ~ Winter Springs frequently gets asked for help in selecting a color for the client’s project.  Almost everyone struggles with selecting the perfect color.  There is no simple solution but there are a few tools that can help narrow the range of choices.  We set out to find a few of them and see if they work.  Here’s what we found.

Issues & Observations

• Paint color systems are designed by designers, not paint companies
• Color on a chip, computer or phone is not the same as on the wall
• Light colors are frequently the most difficult to match
• Colors may not render the same in different paints (even same manufacturer)
• Matching systems do not compensate for sheen (gloss) variations
• Fabric, metallic and textured surfaces are almost impossible to match
• Flat smooth surfaces are best for matching – like paint on a 2”x2” white board
• Light plays a very important role in color (i.e. sunlight versus fluorescent)
• Consumers tend to trust computers more than “experts” in the stores
• There’s been little change in matching software since it was introduced
• In store matching hardware is often not properly calibrated or maintained
• Each tool renders a different result (even with same company stores)
• Color is subjective and each person will see things differently

Interesting Place to Start Your Search

Porter / Pittsburg Paints has an interesting place to start.  Perhaps you don’t have any ideas on what colors appeal to your sense of emotional well being.  You are thinking blue but you entire house is brown.  You are tired of what you have and want a fresh new start.  

The Voice of Color, ColorSense Game is a unique color selection tool with consideration of the colors “best suited” for you. It’s all about you, your personality, your style, and your senses. I have no clue has this thing works. Having completed the exercise many times and even tried to cheat on my answers, it almost always comes back with my preferred colors.  http://porter.voiceofcolor.com/porterpaintgame/

Online Selection Tools

There are a variety of tools which can help a consumer narrow the choices from 3500-4000 colors.  Use these tools to cull down the choices.  After reviewing the sites below, my professional opinion is none of them are going to give you a perfect solution.  This is certainly not an exhaustive list and they are not in any particular order.  I just picked some of the more readily available options on the Web.  Best option is to use one or more of them to create an initial selection of three to five colors for further evaluation.

HB PaintBrush http://www.housebeautiful.com/decorating/paint-colors/  HB PaintBrush lets you play with paint with colors from Benjamin Moore, Sherwin-Williams and Valspar

Sherwin Williams Visulizer https://www.sherwin-williams.com/visualizer  Sherwin Williams online tool allows you to upload a photo and color each area with your selections. 

Colorjive http://colorjive.com/home.action Three free and you have to pay for this service.

CBN Selector http://www.cbnsystem.com/services/home.asp  You will need to purchase and download the software for this one. 

Ben Moore Personal Color Viewer http://www.benjaminmoore.com/bmpsweb/portals/bmps.portal?_nfpb=true&_windowLabel=portletInstance_2&portletInstance_2_actionOverride=%2Fbm%2Fcms%2FContentRenderer%2FrenderContent&portletInstance_2cnp=public_site%2Farticles%2Fmain_page_articles%2Ffh_home&portletInstance_2np=public_site%2Farticles%2Fapplication_article%2Fapp_personal_color_viewer&_pageLabel=fh_home

Behr Color Smart http://www.behr.com/dsm-ext/v/index.jsp?vgnextoid=8328ea6621ca5110VgnVCM1000008119fea9RCRD#channel=INSPIRATION;vgnextoid=8328ea6621ca5110VgnVCM1000008119fea9RCRD;view=26  This is Home Depot’s solution for their store brand.

Mobile Phone Apps

House Beautiful I-Phone App  http://www.housebeautiful.com/decorating/colors/color-personality-3

Sherwin Williams ColorSnaphttp://www.sherwin-williams.com/do_it_yourself/paint_colors/paint_color_palette/colorsnap/index.jsp Simply take a picture of the color and let the app provide a suggested match.

Ben Moore Color Capture http://www.benjaminmoore.com/bmpsweb/portals/bmps.portal?_nfpb=true&_pageLabel=fh_home&WT.ac=Catch-a-Color&cachebuster=Mon+Jun+08+12%3A26%3A42+EDT+2009&np=public_site%2Farticles%2Fpromotions%2Fpromo_iphone

In Store Color Matching Services

Most paint stores provide some level of color matching services.  As stated earlier, consumers seem to trust the computer more than the paint store clerk.  The paint store personnel are there to sell paint and supplies.  They tend to get frustrated quickly with consumers looking for color help.  Don’t let this bother you.  Press on until you get what you need. 

The level of training for color matching and the equipment available has a tremendous impact on the store’s ability to help you match.  Even with the technology, it helps to have a paint professional that has some artistic talents.  Find someone who has the ability to use intuitive judgment to adjust the numbers and get closer to the color you desire. 

Paint stores are better at matching standard colors from other manufacturers than totally custom colors.  Consider finding the color you like in a competing brand and have you the color created in the paint system you wish to use.  If the store has matched this color in the past, they may the formula already in their database and be able to remove some of the guess work.

We visit a lot of paint stores and spend a fair amount of time working to match colors for clients.  This is not an easy task even for the professional painter. Quite frankly there is just about as much art as science in trying to get to the color you want. Ask for the person at the store who has the best skills at matching paint.  Don’t just assume that anyone in the store can help.

Test Samples – May Be the Only Way to Know

In most cases, you should be able to purchase a test sample of the colors you selected.  Select the top two or three colors.  Have the store create a take home sample and paint a test patch on the area of your project.  Here are a few things you should consider about samples:

• Get samples even if you plan to use a standard manufacturer’s color
• Colors on paint chips rarely are an absolute match for the color on the wall
• Most samples are satin or eggshell formula – buy a quart for flat or gloss tests
• Create test patches on several areas, lighting conditions and surfaces
• Avoid trying to darken or lighten test samples where possible – start fresh
• Don’t give up – finding your ideal color may take several attempts

Results & Recommendation

 Using online, mobile and store based tools can help you narrow the selection process. They may save you some valuable time.  You still may not find color nirvana, but at least you can get a bit closer to your goal. 
Where possible select a standard color from the paint supplier used for the project. While standard colors and codes do change, most of your high quality paint companies maintain these codes indefinitely.  Use only high quality paint stores or contractors that keep a record of the paint and colors used.  You will need this information for future repaints and touch-ups.

Stick with the stores and manufacturers that have trained paint professionals or hire a professional painting contractor to help.  Color may only be surface deep, but it is the most visible portion of your emotional and intangible investment.

Hot Weather Exterior Painting – DIY Can Be Tricky & Risky

It’s hot enough to fry an egg on the sidewalk (why anyone would want to do this is beyond me)!  Regardless, painting in the hot summer months can present some unique challenges for the property owner, the painters and the paint.  We would obviously prefer you hire ProTect Painters of Oviedo ~ Winter Springs but realize many of you just have to attempt the “Hey Verne! Look what I did on my summer vacation!” and paint it yourself. 

Hot weather, humidity and Central Florida afternoon rains all affect painting.  The vast majority of paints are latex or water-based.  This may be a duh, but the primary ingredient is, you guessed it, water!  Latex paints cure (think dry) by the proper evaporation of water leaving behind the pigments and protective coating.

The ideal temperature for painting is 70 degrees with humidity around 50%.  If we are lucky, that happens about 3-4 days a year in Orlando.  Applying commonsense to “summer painting” will help minimize problems often associated with hot weather. Most latex finish paints can be safely applied between 35 and 100 degrees. 

Issues You May Encounter

1. Temperature for application is based on the surface temp not the air.  A wall in the sun can be 10-25 degrees hotter than the air.
2. Areas around stucco cracks and gaps where caulking is applied expand, get tighter and can almost disappear when hot. 
3. Dry-rolling and lap marks may occur resulting in an uneven look on the building.
4. Spray and back rolling is the best method for paint application.  Rolling alone rarely results in getting the proper thickness of paint on the surface.  Back rolling on a hot surface can pull off paint if not done correctly.
5. Over wicking of paint on drywall porch lids is common. Tape seams can come loose and wallboard may even warp due to the extra moisture and weight.
6. Rapid acceleration of the paint curing process may result in wrinkles and bubbles in the paint. Improper adhesion results in paint system failure.
7. Afternoon thunderstorms can cause spotting or rain off paint onto other surfaces like patios, pool decks and walkways.
8. Excessive dew and condensation (like our night fogs) can cause uneven sheen formation on the surface.
9. Dehydration and heat stroke is a major concern for the painter. This is hard, hot and exhausting work.
10. Ladders, tools and equipment can be slippery when wet from perspiration.  Application accuracy goes down and the risk of injury goes up.

 Solutions

1. Hire a licensed / insured painting professional.  Let them take the risk and make sure the paint job is completed correctly. (Our favorite of course!)
2. Preparation of the surface is more important than the finish coat.  It should take almost as much time as the painting.  Shortcuts here can lead to disasters later.
3. Inspect cracks and areas for caulking early in the morning.  Complete your crack prep, caulk and seal during the times when the gaps are at their maximum.  Make sure you use the correct products for each type of substrate.
4. Use only high quality paints and materials like those from companies like Sherwin Williams or Pittsburg Paints.  These companies also provide you with expert advice.
5. Always read the label and the MSDS for product-specific directions.  If you have any doubts, call the manufacturer for specifics. Application mistakes and errors are not warranted by the paint companies.
6. Most of you will not attempt to use a sprayer.  Even larger professional crews, there is normally only one or two people that spray.  There is both art and science to spraying.  You need the right tips and a lot of talent.  If you do attempt this, make sure you have enough Crude Cutter around to clean up the mess. 
7. Use heavy duty brushes and rollers that hold a lot of paint.  Professionals typically use 4” high quality brushes and thick nap rollers.  Most DIY’ers either do not invest in quality tools or feel comfortable working with them.  They are heavy and bulky when loaded with paint.
8. It may take 3-5 different sizes of ladders to paint your property.  You may own one or two.  Go rent the proper size ladders and make sure you understand the physics of where and how to use them correctly. Improper ladder use is a major safety concern.
9. You may need to climb on the roof to reach areas of the building.  Roofing is very hot in the sun and minor burns can result from contact.  Also make sure you do not damage hot shingles or crack tiles.
10. Getting to areas above pool screens is very difficult.  If you remove screening, in most cases you will need to replace it with new materials. Professionals often know how to work over top of the cage without screen removal.  I recommend you do not attempt this on your own.  Very delicate and extremely hazardous if not done correctly. 
11. You must keep a “wet edge” and surface at all times.  This means a lot of paint on the tools and working fast.  You must avoid lap marks and or actually pulling paint back off the surface. 
12. Avoid rushing to put on a second coat of paint.  Double the dry time in hot humid weather before second coat application.
13. Always “pot” your paint and make sure it is completely mixed.  Colors can vary from one can to the next.  Use another bucket to mix gallons (like a 5 gallon bucket).  Be mindful of the paint in your bucket as the top layer can cure.  You make need to strain the paint to remove this stuff. 
14. Buy a laser temperature measurement tool and monitor surface temps throughout the job.  Stop working if temperatures exceed the limits.
15. Avoid painting and staining when humidity is extremely high or right after a heavy rainstorm.
16. Work or move around the house to avoid the sun as much as possible.  Shade is good if you can find some.
17. Allow sufficient time for the coating to dry (approximately 1.5- 2 hours) before sunset.  Helps eliminate “dew striking” a new film and creating an uneven sheen. Painting for a couple of hours when you get home from work is not a good idea.
18. Keep an eye on the weather radar.  Again, it’s best to have at least 1.5 – 2 hours before the rain hits.  Heavy downpours can ruin paint many hours after application.
19. Hydrate and rehydrate.  Drink lots of water and maybe some Gatorade.  You will sweat out a ton and the risk of heat stroke is ever present.  This is not like sitting at your computer in the office.  It’s hard, hot and physical.  Don’t even think of attempting this if your health is poor.
20. It is going to take longer than you think to paint your home or property.  You planned to complete this on your week’s vacation?  It could take you all summer.  The longer the project runs, the less likely it will look great and the more frustrated you will become as it eats up your free time.
21. Be careful.  You are not likely used to working in the heat, climbing or moving ladders. Muscle strains, back injuries and serious damage from falling off ladders are more common than you might think.  Your summer project could have lifetime effects. 

We hope this helps if you decide to DIY.  Painting in hot weather can be tricky and risky.  Please take your time and do it right.  If you decide to cherish your free time and enjoy all the great activities our beautiful Sunshine State has to offer.  You can leave the house or business painting to your local Oviedo ~ Winter Springs ProTect Painters.  No hassles! No worries! We promise you’ll get integrity, value, and quality from the very best painting company in the Orlando Florida area. Call us at 407-754-4036.  Our estimates are always free.

Gordon R. Boardway
Owner & President
ProTect Painters of Oviedo ~ Winter Springs
1809 E. Broadway St., Suite 313
Oviedo, Florida 32765

 

“It’s the Economy Stupid!” – Economics of Painting Your Home

Many are aware of my background in institutional investment management services and years teaching at the graduate level for a major global university.  As a painting services provider, I continue to be absolutely astounded by consumers willing to focus primarily on “low or lowest price” as the main criteria for selecting a painter.  Failure to conduct a broader analysis is a substantive logical mistake.  You really need to consider more than initial pricing in your decision making.  Let’s take a quick look at the value proposition analysis and how this might be applied to selecting a painter for your home or business.

Created Scenario

A typical Central Floridian wants to get their home’s exterior painted. They obtain four estimates.  Low cost provider one bids $1,500, mid priced dude bids $3,000, double up bids $4,000 and OMG bids $6,000.  Paint is paint right?  With the exception of artistic quality, these will all look the same when the house is painted?  Gee… I don’t know.  I am suspicious of the low and high bidders.  I’ve heard we should throw these two out.  Guess the best deal is mid priced dude.  The second coat of finish paint is probably worth the extra price, but just can’t afford this option.  Done!  The consumer signs the mid priced contract and they are off to the races.

(Disclosure: The numbers, names and products here are fictitious.  This scenario is to help you understand how to make better decisions only. Any relationship to anyone is purely coincidental. No animals were harmed in the making of this scenario. Not an attorney. Not a doctor. No way! No how! Please consult a licensed and insured painter prior to attempting this on your own.)

Whoa!  You Just Made a Very Costly Mistake

Feeling great about the decision making and short-term financial gain but losing site of the total project is a critical error.  While there is no way to make you a decision making genius in a blog post, we are going to attempt to peel this onion.  It may be bitter sweet.  It might be hot.  However, you have got to expand your knowledge to gain wisdom. 

Here We Go……

The four components in this scenario have been kept simple.  They include: price, product, preparation and repaint cycle. We also assumed the consumer would select the same service level in subsequent repaints during the timeframe (hopefully after this brief lesson they won’t make the same mistake twice). The idea is to create a value proposition matrix which includes total cost over the full life-cycle of the decision.  Here’s how the data stacks up:

Bidder	Price	Product Quality	# of Coats Applied (3rd is seal or prime)	Preparation Quality	RePaint Cycle (Years)	Approx 15 Year Total Cost w/ Repaints (5% Inflation)
One	$1,500	Very High	1	Poor	3	$10,318
Mid-Priced	$3,000	Average	2	Good	5	$11,970
Double Up	$4,000	High	3	Better	8	$9,215
OMG!	$6,500	Very High	3	Best	13	$8,415

In the scenario above, you get 2 stars out of 4 for throwing out the low bidder.  This will not always work.  Change the criteria slightly for a hungry painter with high quality and you might have thrown out the deal of the day.  Not likely, but you should never default to throwing out the low bidder on price alone.

The real pain comes with the view of the two you kept.  Your decision making process was flawed and it just cost you well over $3,500. Both solutions are less than optimal. In fact, the one finish coat job from Mid Priced Dude selected is your most expensive option.  And … this doesn’t even account for the hassle of multiple repaints during the timeframe.  Yikes!  

This could get a lot worse! Given historical norms for economic recoveries, the 5% inflation number in this scenario is likely understated.  Some economists believe we could see double digit inflation in this cycle.  Imagine the difference here if inflation is higher. Yes, economics matter.  Do not ignore them.

Summary

Ok, the scenario is a bit stretched to prove a point.  Point is …don’t be stupid. You do not repaint your home frequently enough to fully understand the economics of painting.  It is a lot more complicated than price.  Make sure you are working with a professional that can fully explain these issues.  Most cannot.  If you have any doubts, call me.  I will try to help you even if you do not select ProTect Painters.  At least, you will be able to make a better informed decision about the investment on your project.

Quality that lasts typically requires a higher initial investment.  But …it’s frequently the optimal solution.  ProTect Painters of Oviedo ~ Winter Springs is the first choice provider for interior and exterior painting solutions throughout Central Florida.  Call us today for your free evaluation and detailed estimate.