Can I Put Wallpaper Over My Textured Walls or Knockdown Ceilings?

Wallpaper use is on the upswing. Designers use wall coverings to create effects beyond the reach of most paint only applications. These include accent walls, textile coverings, murals, custom prints like company or family photos, and even ceilings. Architectural designs are very popular and geometrics like chevrons are the current rage. Home builders in many markets use textured wall finishes like popcorn, orange peel and knockdown. Textures create some additional challenges for wallpaper users. In this update, ProTect Painters looks at the use of wallpaper products on textured surfaces.

Popcorn Ceilings
We can get this one out of the way quickly. The answer is no. Popcorn ceilings are basically the same material as drywall compound. We use water to remove this product. If you want wall coverings on these areas, have the popcorn removed and keep reading below (see skim and sand). Popcorn removal is very messy and wet. Expect to pay $.75 to $1.50 a sq. ft. just to have popcorn removed.

Special Surfaces
Interior areas with paneling, wood, plywood, brick & block are not as common in newer Central Florida homes. Wall covering solutions for these areas are somewhat limited. It is best to consult a professional installer when considering this type of project. In many cases a liner (see below) will be required.

Ignore Orange Peel or Knockdown Texture?
Textured walls and ceilings are generally not suitable for wallpaper. A subtle or very light orange peel or knockdown surface may be acceptable providing there are no sharp protrusions. Run your hand over the surface. Are there any sharp areas or peaks? Wallpaper gets very wet during application. Sharp areas can cut or tear the paper. There are a few products on the market which may be suitable for use. These include the heavy weight paintables, vinyls and some commercial grade papers. Do not use or rely on pre-pasted products. You will need to apply a heavy coat of high quality paste for these applications (see paste below).

Skim and Sand for a Smooth Surface
Installing wall coverings over a smooth flat clean surface is the always best method of application. Textured walls or ceilings can be skim coated and sanded smooth. This is a messy process and normally not recommended for DIY projects. Depending on the level of texture, it can take several skim and sand coats to obtain the level of quality required for your wall covering. Delicate papers will show almost any imperfection. If the wall covering has a random pattern you may be able to get away with less preparation. The cost for these services can vary widely. The professional has to wait for the skim coat to dry before sanding and then skim again/repeat. It will take at least two coats but it could take many more. Expect to spend $1.25 to $5.50 a sq. ft. or more to have to step completed.

Prime Time
Wallpaper pastes are water reactive. They react much like yeast when baking bread.
It takes lukewarm water, patience and skill to obtain the best results. Papers are “booked” (folded over) loosely to allow papers to expand or cure to their full width and provide time for the paste to activate. The paper is going to be very wet when applied to the wall or ceiling. This is where you will have problems if the wall is not primed.

Latex coatings (i.e. most house paints); textures, drywall mud and drywall react to water. They may even become unstable. We recommend that all surfaces for wall covering applications be primed with an alkyd or oil based primer. This will assure there are no reactive or adhesion issues. Even a small area of poor adhesion can ruin your application. It is not worth the risk of skipping this step. And, if you ever decide to remove or change the wall covering, this step will make your life so much easier.

Alternative – Wall Liner
Wall liner is a requirement for some wall coverings like grass cloth. Its main purpose it to absorb excess moisture from the finish wall covering and control the expansion and contraction process of the finish wallpaper during the drying process. Non-woven wall liner is designed to smooth rough surfaces for the ultimate application of wallpaper or paint. Surfaces it was designed to cover include brick, wood paneling, laminate, ceramic tile, cement block, stucco, textured, and damaged walls. Wall liners are frequently installed by cross lining them horizontally or what for years has been called “railroading.” The appeal of cross lining is that you will never have a seam fall on top of another. Expect to pay $2.50 to $5.00 a sq. ft. for quality wall liner and another $2.50 to $5.50 for installation.

Paste Everything
Remember that yummy white Elmer’s school paste? You could not live without it and many of us even ate some. Well… you cannot live without wallpaper paste either. Do not under any circumstances rely solely on pre-pasted paper. If you are installing the paper over any texture at all, the pre-pasted areas will only stick to the tips of the peaks on the texture. Most likely the paper will peel off the wall or ceiling within a short period of time. Always use heavy duty high quality paste. Put it on thick enough to fill in the remaining gaps of the surface (if any). Working with heavily pasted papers can be difficult. It takes time, finesse and effort to get these on the surface correctly. If you are doing this DIY, make sure you allow for stretching and dry time in your project plan. Trying to overwork papers & pastes is a good way to mess up your project.

Summary
Yes, you can have wall coverings installed over textured walls and ceilings. The outcome is highly dependent on your objectives, the wall covering used, materials and the expectations for quality. And, of course, your cost is contingent on these as well.
Total cost for the wall or ceiling project varies greatly. A simple install might be around $3-4 per square foot. A high quality prep and mount with an expensive mural could be well over $50 a square foot.

Hiring a professional like ProTect Painters may be a better option than trying to DIY. Professional have the tools, know the requirements and have the experience to make the job come out right. Wall coverings provide a wide range of options for making your home or business look great. When installed correctly, there is nothing more appealing.

Wallpaper Sources Online
Please note: It is important to purchase high quality wall coverings in quantities required for the project. Always purchase from the same dye lot to assure print and material consistency. ProTect does not endorse any of the following providers. The non-exhaustive list is of sites is provided simply as an additional resource for customers.

http://wallpaperbordersdiscount.com/index.htm
http://www.americanblinds.com/wallpaper/
http://www.anthropologie.com/anthro/category/wallpaper/home-wallpaper.jsp
http://www.artistichomeowner.com
http://www.designyourwall.com/store/Wallcovering-Wallpaper-c-2.html
http://www.eadeswallpaper.com
http://www.eco.se/main.aspx
http://www.fredswallpaper.com
http://www.grahambrown.com/us/designer-wallpapers
http://www.johnlewis.com
http://www.justkidswallpaper.com/
http://www.poeswallcoverings.com/
http://www.seabrookwallpaper.com
http://www.sherwin-williams.com/homeowners/products/wallpaper/
http://www.stevesblindsandwallpaper.com/
http://www.wallpaperstore.com/
http://www.wallpaperwholesaler.com/
https://www.wallpaperstogo.com/

Contact Us:

ProTect Painters of Oviedo ~ Winter Springs / 407-542-9036
Interior / Exterior – Residential / Commercial Painting Services

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Exterior Painting – Plan, Prep, Protect & Enjoy

Painting the exterior of a home or business is more selection of the colors.  It requires advanced planning, careful attention to details and use of application methods not commonly employed in DIY projects.  ProTect Painters of Oviedo ~ Winter Springs completes more than 60 steps in the completion of a Central Florida project.  Our dedicated process assures your home or business will not only look good but the painting job will be durable and protect your property from the harsh Florida sun and rain.  Here is a look at the most common steps we use:

Pre-Project (including pre-call site review)

• Objectives analysis and detailed proposal

Project Start

• Owner walkthrough, confirmation of goals, communication requirements
• Specifics for utilities, lights, hardware and items attached to home
• Specialty items like painting lights, mailboxes, decks and doors
• Sprinkler and electrical fixture turnoff, weather seal replacements
• Daily site clean-up and safety inspections / owner updates

Site & Surface Preparation

• Mold and contaminant treatment
• Power washing, hand wash for delicate areas if needed
• Excellent clean up prior to painting
• Landscape trim & protection
• Scraping and minor maintenance
• Fixtures & features mask or removal
• Crack prep, caulk prep, rust prep, wood prep/repair
• Masking of windows, screens and other areas

Sealing & Creating a Canvas for Finish Paint

• Masonry full sealing to eliminate chalk and fill pin holes

Painting & Job Production

• Only use high quality paints delivered in labeled buckets
• First coat heavy spray and back roll – your protection layer
• Second coat smooth and tight spray – your color retention layer
• Hand work on corners and tight spots
• Roll, brush and spray trim and doors
• Re-install or replace/lubricate weather stripping
• Re-install or replace light fixtures and new bulbs

Final Inspection

• Site and area clean up and inspection
• Thorough project walk-around with homeowner
• Label and delivery of owner’s touch up paints
• Final job site area clean up

Post Job

• Online third party review
• Free warranty calls if needed

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.

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.

“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.

Wallpaper Removal: Can Be a Painful, Tedious, and Messy Process

We frequently get calls from consumers wanting to know if we remove wallpaper and borders.  The answer is yes!  ProTect Painters of Oviedo ~ Winter Springs offers wallpaper removal. 

A variety of methods are used including dry peel, chemicals, prime and even steam.  The method selected depends greatly on the condition of paper and underlying wall.  If you did not install the paper, we assume the worse and hope for the best.  Damaging the wallboard is always a risk in the removal process.  Repairing wallboard can be a simple as a quick patch/sanding but it could require drywall replacement. 

The cost for wallpaper removal varies and tends to be a lot higher than you expect.  After the initial sticker shock, you may be tempted to DIY and save some money.   It’s ok if you decide the cost of hiring a professional is too much for your budget.  That’s to be expected in this economy.  But now what?  It’s not really hard to do but patience, technique, and a little bit of luck are required.  Let’s look at some of the ways to accomplish your goals……

Getting the Paper Off

It’s time to take some risks and determine which way to go.  Start with a loose corner or edge and carefully peel back a small section.  Does the paper come off clean?  What’s the underlying wall look like?  Is there any paper or residue left?  Is the wall painted?  If the paper comes off clean and the wall looks good, you may have luck on your side.  You might be able to use the dry method and simply remove the paper by pulling it off the wall.  Go slow and make sure you pay close attention.  It is unlikely the paper, adhesive and walls will be completely uniform throughout.  Once you have removed all the paper, make sure all remnants of the glue are gone before applying any paint.

If the dry method does not work, it’s time to consider the chemical approach.  You will need to fully cover the areas around the worksite with plastic.   This is going to get messy.  There are a variety of wallpaper removal chemicals on the market.  Some are better than others.  In many cases, a simple liquid fabric softener will work just as well.  You will need a garden pump sprayer as well.  Spray, soak and wait a while on each area you are removing.  Slowly begin removing the paper.  You may have to spray as you go here to make the adhesive come loose.  Use a flexible wide blade putty knife to gently scrap and remove the paper.  Make sure you do not gouge or damage the underlying wallboard.  The wetter the wall, the more easily it gets damaged.

What if the chemical assault is not working? Time to call in heavier artillery.  Most tool rental shops will rent you a steamer.  We rarely use this approach but it is commonly cited on DIY websites.  Prices are typically by the hour or day.  Decide what you want before you rent.  Daily rentals are cheaper than by the hour if you need the machine for a while.  Caution!  Steam is very hot.  Wear rubber gloves and don’t over steam the wall.  Steam can penetrate through paint and the wallboard.  The potential for paint and wallboard damage is high.  You will likely need to use a combination of steam and chemicals with this approach. 

Cleaning and Preparing the Wall for Painting

Ok, you got the paper off and the wall is not perfectly smooth.  Now what?  Well… this depends on what you see.  If the wall is simply covered with adhesive remains, use some fabric softener and wipe down the wall.  Once the glue has been removed, carefully wash the area with a wet clean dust free rag and let it dry.  Use clean water and rinse out the cloth frequently.  Be careful not to wet the wallboard too much.  The outer layer is like cardboard and will pucker if it gets too wet.

Once the wall is completely dry, you may still need to lightly sand the surface of the wall before painting.  This will provide a smoother finish.  Remember that paint is not very thick.  It provides color and some layer of coverage but it will not cover imperfections in the wall.  Any bumps, lumps, chumps or humps are going to show through.  If these issues are minor, try one coat of paint and then lightly sand the areas.  Repeat paint and sanding until you obtain the look desired.

Prime with Oil Based Primer

Priming may be required.  If the walls are not completely clean, you should prime with an oil based primer.  Sherwin Williams offers a low VOC oil based primer which works well.  Do not use water based primers.  They interact with the remaining adhesive and will make a mess.  Avoid primers which leave a high sheen.  Putting a coat of flat or eggshell finish over these can be challenging. 

Wallpaper Removal Not an Option?

In some areas, complete removal of the paper or the use of wet chemical methods is not feasible.  You may need to leave the paper on the wall, remove on the front facing or repaper.  Not the results you were expecting but these are possible alternatives.  Regardless, we recommend you prime with an oil based primer here as well.  Better yet, use a high grade oil based adhesion primer.  Adhesion primers can be expensive, but worth the extra expense for these types of areas.

Damaged the Wall?  Now What?

Well…. It may be time to call in the commandos.  Wallboard installation, skimming, texturing and other aspects of drywall construction are typically not the easiest DIY projects.  If you want the walls to match the rest of your home, our advice is to get someone to complete this portion of the process.  Repairing trial and error mistakes is frequently more expensive then doing it right the first time.

Bottom Line

Professional wallpaper removal may appear expensive.  There are some good reasons.  Removing wallpaper is not hard, it’s just hard work.  DIY can be a great alternative.  If you decide to DIY; be patient, take your time and don’t mess up the walls.  With a little bit of luck, your project will turn out beautiful.

Voyage of Starship ProTect

Painting: The Final Frontier.  These are the voyages of ProTect Painters of Oviedo ~ Winter Springs.  Its New Year mission: to explore glorious new colors; to seek out new life for properties within the local civilization; and to boldly go where no painter has gone before.  As we ramp up to warp speed for 2011, challenge your preconceptions, or they will challenge you.  Introduce us to homeowners, business owners, brokers, realtors, and those who “Kling-on” to the love of property improvement. It is purely logical and right to do.  Live long and prosper!

Call ProTect Painters, that’s our name!  Quality That Lasts, that’s our claim to fame.  For examples of our work, please visit our Facebook Fan Page at http://on.fb.me/eYngXA  or call us to set up a time for an estimate at 888-497-2468.