Five C’s of Exterior Home or Business Property Improvement

ProTect Painters often gets questions related to value of painting a home’s exterior.  Aside from logical idea of protecting your largest asset, this question really gets to the question of whether any home improvement is worth the effort.  This update is aimed at giving consumers a framework to sort out advice from contractors, neighbors, TV shows and family members.

Curb Appeal
View your home from various positions along the street and from the back side as well.  Be honest with your opinion.  What is your first and last impression?   The exterior of a home or business can be a very good reflection of what’s going on inside.  You cannot always judge a book by its cover.  But would you enter an unknown shabby looking restaurant versus a clean one to get something to eat. Not likely.

Comparison
Compare your home or business with those around you.  You don’t necessarily have to be the best.  But below average is a huge problem.  Your property may be detracting from the overall value of the community or worse yet be considered an eye sore.  If you are in this camp, even a small investment in improvements will go a long way.

Current Condition
The current condition of your property will have a major impact on any improvement you plan to undertake.  If the home or business is in great mechanical or physical shape, improvements will be easier to tackle.  Older properties may have special needs like bringing systems up to code or dealing with lead paint.  If the property is in poor shape, be prepared.  It is going to cost you a little more to get the property back up to area standards.

Character
Every structure has character.  These distinctive features can make it more memorable or viewed as outdated.  Properties which have two or three special features will typically be appraised at a higher value.  Just make sure you don’t overdo the project.  Consider carefully if you are altering a current distinctive feature or adding a new one.

Consideration or Cost
Even the simplest of projects have costs.  Conduct a thorough cost/benefit analysis.  Yes, you can include some emotional or intangibles here. Just don’t over-weigh your decision based on these.  If you won’t see a return on your investment, you probably should not undertake the project.  Remember that over improving will cost you both time and money.  At the other extreme, failure to address small problems like failing paint, a leaky roof or other maintenance issues will create bigger problems down the road.  Some projects have to be completed even if they don’t add immediate value.

Conclusion
No, conclusion is not the 6^th C!  But, it is where you need to end up.  Properties and homes don’t just sit there.  They are subject to market conditions, weather and normal wear & tear.  You can’t put off maintenance forever.  You may face a decision to relocate before your planned project date or budget is available.  There are also other life events like family and health changes which will affect your ability to complete DIY projects.  “Iamagonnadoit” is not always the best solution.  Consider using reputable licensed contractors for the work.  In most cases, they will do a better job than you anyway.

The best practice is to maintain your home or business at or above comparable properties in the area.  Only consider feature improvements as budgets and markets permit.  This will keep your property’s value at or above market levels in the event you decide to sell or relocate.  It is even more critical if you plan to rent or lease to others.  In general, renters just do not maintain a property at owner standards.  And high quality properties will command higher rent.  Be very careful if you are making lease hold improvements to someone else’s property.  Make sure your lease or rental agreement will allow enough time to recoup these costs.

Hope this helps a few make better decisions about home or property improvements. ProTect Painters is dedicated to helping our customers make the best decisions about their properties.  We specialize in high quality interior and exterior painting services.  But our goal is to help customers find the best resources to maintain their most important asset.  If we can help in any way, please let us know.  If we don’t provide a service you need, we likely know someone that does.

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

 

The Healthy “Painted” Home – Can Painting Really Help?

Bet you never expected to see a painter talking about creating a healthy home.  Well …. ProTect Painters is certainly not your typical painter.  We focus on quality and results.  The connection between paint and your health is far greater than we imagined.  We hope this article will encourage you to learn more and take precautions to help safeguard your family.

Indoor Air Pollution – Reduction or Elimination

The idea of the sick building syndrome is not new.  Most of the press is centered on public work spaces but the issue is no less problematic in a home.  In fact, our Florida climate may be one of the worst environments for creating a ripe breeding ground for sick elements.

Indoor air pollution is created by a long list of items including building materials, furniture, household chemicals, pets and virtually everything you bring into the home.  Under normal circumstances, these products give off the most contaminants when newly introduced.  That new carpet smell (like the new car smell) is one you may have experienced. Not all contaminants smell.  Many have no smell or are masked by other chemicals which produce more contaminants.  (i.e. A product labeled as unscented likely contains more chemicals than its scented partner.)  

Total elimination of indoor contaminants is not a viable option. In most cases, simply opening the doors or windows, letting in some fresh air, will help reduce the amount of contaminants in an indoor space.  Limiting or reducing the introduction of new contaminants is also a good way to reduce your exposure.

 VOCs – Why Worry?

 “Volatile organic compounds (VOCs) are emitted as gases from certain solids or liquids. VOCs include a variety of chemicals, some of which may have short- and long-term adverse health effects”  “All of these products can release organic compounds while you are using them, and, to some degree, when they are stored.”  

“Eye, nose, and throat irritation; headaches, loss of coordination, nausea; damage to liver, kidney, and central nervous system. Some organics can cause cancer in animals; some are suspected or known to cause cancer in humans. Key signs or symptoms associated with exposure to VOCs include conjunctival irritation, nose and throat discomfort, headache, allergic skin reaction, dyspnea, declines in serum cholinesterase levels, nausea, emesis, epistaxis, fatigue, dizziness.”

(Source: EPA web site; http://www.epa.gov/iaq/voc.html )

Low/No VOC Paints and Lead Containment

Low Voc Paints

Most materials continue to give off small amounts of VOCs for extended periods.  Reducing the VOC content of paint introduced into or applied to your home can help reduce the cumulative build up and off gassing of VOCs. Use low or no VOC paints on all interior projects and low or reduced VOC products on the exterior.

Caution: The term Low VOC is akin to the word natural.  The definition is not well regulated.  Check the US Green Building Council LEED standards (http://www.usgbc.org/DisplayPage.aspx?CMSPageID=222&gclid=CLCEuJ-dmagCFQwZ2godWgizBg) or those developed by the Florida Green Building Coalition ( http://floridagreenbuilding.org/) for the levels of VOC s which are acceptable.

Lead Dust

For homes built prior to 1978, you may also have another issue – lead paint!  Lead is a deadly substance.  Lead dust created by chipping or deteriorating paint is ingested and absorbed into our bodies.  Lead causes a wide range of health effects, from behavioral problems and learning disabilities, to seizures and death. Children six years old are particularly at risk.

It is extremely difficult to remove lead from a home.  However, when properly coated with appropriate paint, lead can be contained.  You will need the resources of an EPA Lead-Safe Painting Contractor to evaluate your home and complete the project.   For a list of certified firms in your area, visit http://cfpub.epa.gov/flpp/searchrrp_firm.htm.

The Exterior of Your Home May Be Killing You!

The sub-title here is a bit extreme but the message is true.  Water intrusion, heat, and lack of proper interior dehumidification are combination for disaster.  Thousands or Central Florida homeowners are at risk.  We see tons of homes with failing exterior paint, cracking stucco, worn out or missing caulk around windows, leaky roofs and obsolete A/C systems. How many homes are at risk?  We don’t know.  However, our guess is 70-80% of the homes have more than one of these issues.

Maintaining the exterior skin on your home is critical.  Water intrusion through the exterior causes interior components to give off higher levels of VOCs and provides a breeding ground for other organisms which feed and grow on these organic materials (our most common nemesis is mold).  Keeping a good airflow and maintaining interior humidity levels below 55% can help.  But, you have to fix the source of the water intrusion.

Your house is designed to breath.  Fresh air comes in, goes through conditioning and then evaporating moisture goes out through the walls.  The exterior walls must provide a block for rain (particularly our wind driven storms).  If not, the pores in your home effectively get clogged and you have a recipe for toxic stew.  

Water gets trapped inside the walls, gets absorbed into building materials like block, drywall, framing and even interior paint.  Add exterior heat applied by our hot sun and Voila!  Those dormant VOCs wake up, start off gassing in higher levels and the critters that feed on this stuff (like mold) expand at alarming rates and cause even more damage to you and your home.  Since the moisture is now trapped inside your home, the VOC’s off gas in your space.  (Keep in mind they don’t all smell.  You can have this issue without smelling anything.)  Note: If you do have the smelly stuff, adding air fresheners will make it worse.  You are likely just adding more VOCs to your home. (see the unscented comment earlier) More food for the VOC feeders! 

Lead paints tend to repel moisture (that’s one reason why we used the stuff back in the day).  This also means extended moisture behind lead paint will result in adhesion issues and peeling.  Peeling lead paint creates dangerous levels of dust.  Picture the amount of power in a Sweet & Low packet.  Now spread this out over your entire house.  Can’t really see it now?  This much lead dust is enough to cause severe health concerns. 

Steps You Need to Take

We can’t solve all your problems, but you can take steps to reduce ongoing exposure to VOCs and improve your health.  Here are a few suggestions:

1. If your home is at a critical level, consider hiring an indoor air pollution consultant.  Not a mold test company.  I can almost guarantee there is mold in your home.  Hire a firm that has the right certifications and test equipment.  They need to able to test for many contaminants, have green building certification credentials and be able to provide thermal imaging of your home.  Expect to pay at least $600 and up for these reviews.  These are house doctors not actors.
2. If you have an A/C or a leaky roof issue, get an estimate and get it fixed. We can paint your home and help some.  However, professional painting is only part of the solution.  These other relatively expensive items have to be addressed.  
3. Painting your home is a lot more complex than the color you see.  Hire a professional painting contractor to do the work.  DIY is ok, but the majority of homeowners don’t do the preparation and sealing work correctly.  Don’t create bigger issues trying to save a few dollars. 
4. Make sure the painting contractor you select has knowledge and expertise in these topics.  The vast majority do not have a clue.  Worse yet, they don’t care. This is not acceptable.  Anyone with a paint brush can call themselves a painter.   That does not make them a qualified professional.
5. If your home was built before 1978, hire only EPA Lead Safety Certified contractors regardless of the renovation project (i.e even the replacement of carpet in a home with lead paint is an issue.)
6. Use only certifiable low or no VOC paint products on your home.  These are high quality paints from manufacturers (like Sherwin & PPG) that provide detailed chemical analysis on their products. 
7. Never seal the outside of your home with high build elastomeric coatings.  The newer ones are a bit better than prior versions.  However, these products don’t breath well and trap more moisture inside your home.  Use only high quality latex coatings.

 Summary & Closing Comments

We are not doctors or health consultants.  We don’t have a magic pill to make this issue go away.  We do have a prescription for improvement.  You owe it to yourself and your family to maintain and improve the quality of life in your home. 

Maintaining the skin on your home, working to reduce the introduction of VOCs into the environment and avoiding the conditions that cause additional deterioration are controllable events.  It’s your choice. 

ProTect Painters of Oviedo ~ Winter Springs is not just your typical painter.  We can help you make informed decisions about the health of your home.  Give me a call at 407-542-6031. Ask my client service center to set aside a time to discuss your home’s condition.  We’re still on our quest to learn more about these issues, but promise to share what we know.

Slippery Slopes – Coating Pool Decks, Patios & Garages

Overview

ProTect Painters of Oviedo ~ Winter Springs sees a lot of concrete decks, patios and garage floors during visits with consumers and business owners.  Some are just plain ole concrete, some have been covered with kool deck, and others are in various stages of floor coverings (i.e. tile, pavers, indoor/outdoor carpet, rubber mats etc.).  Interesting enough, most consumers don’t often consider their painters in the solution process for these substrates.  While there are other options, painting or coatings for these surfaces can be one of you most economical options for both protection and beautification.

First and foremost, do not put regular house paint on any of these areas. House paints are not meant to be walked upon.   Only use coating products which have been designed to be applied on walked on concrete and masonry surfaces.  If you have any doubts about the products or application methods, do not attempt these projects on your own.  Removing these products from the substrate is a very messy, expensive and can cause damage to the surfaces.

Proper Prep is Paramount

Like all painting applications, preparation is the key to success.  You can purchase the best finish coat product and still fail if the preparation is not completed correctly.  Surfaces must be grease free, chemically neutral and high sheens must be removed for proper adhesion.  Preparation depends heavily on the prior applications/products used on the surface.  A pool deck with original cool deck (aka kool deck) may only need a chemically neutral power wash and a couple of coats of new concrete stain.  An older deck with multiple coatings could require strip, acid wash, sand and other prep.  Older garage floors may require many steps to arrive at a clean palette for the new coating.

Concrete coatings come in basically two varieties.  Similar to wood finishes, there are stains and top coats.  Products also come in water and alkyd bases as well as single part and multi-part epoxies.  There are some fairly complex formulations here.  Many can be applied by the DIY crowd.  Some require skills beyond the typical weekend warrior. 

Multitude of Considerations

Once you have selected the right product for the job, there is still more to consider.  Most of these products can be tinted.  Be careful putting darker colors on pool decks.  They will absorb heat and be hot on your bare feet.  Some products only come in manufactured colors.  Are these going to match your goals and create the look you desire?  If not, you may have to consider other options.  Number of coats required, dry time and use time are all factors.   Don’t do one of these projects and have a pool party the next day.  You will have disaster on your hands.  Read the labels carefully and be conservative.  If it says stay off for 48-72 hours, then stay off for a week.  I personally recommend you avoid driving your car into a coated garage for at least a month. Let the stuff get really cured and hard.  After a run on I-4 or Rt. 417, your tires can heat up to incredible temperatures.  The coating can stick to the tires and peel up when you roll back out of the garage.  Tread or slip rating is very important.  You don’t want anyone to slip and fall on the pool.  You certainly don’t want your car to slide into the back wall of the garage.  Some of these products may require the addition or grit or other aggregates.  These aggregates quickly sink to the bottom of the bucket.  Coatings must be constantly mixed during the application to avoid spot builds.  Uniformity is a challenge when using multiple gallons.  You will likely need to “pot” the coating (mixing in a different bucket) and the aggregate to achieve the best results.

Parting Comments

Coatings for concrete pool decks, patios and garage floors can add value to your home or business at a reasonable price.  Compared to other solutions like tile, pavers and overlays; coatings can be much more cost effective.  There is risk here.  Don’t do, if you just don’t know.  As “they” say, it is hard to fix stupid.  Consult true painting professionals on these projects.  Do not rely on basic retail clerks.  They frequently do not have any training in this very specialized niche. 

Still have doubts about your DIY ability in this area?  Give ProTect Painters a call and we’ll provide you with a free consultation and estimate for your project even if you decide to DIY.

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.

Painting or Waiting? Orlando’s Cold Weather Has Arrived

As we enter the colder months in Florida, we get questions from consumers about painting in cold weather.  There is good and bad news here.  Yes, many paint systems can be applied in colder temps.  Unfortunately, understanding which products to use and the issues is just not that easy.  Consumers attemping DIY projects may create additional problems which lead to costly repairs.  Cold weather can have an impact on both interior and exterior painting.  Cold can cause quality issues including uneven color development, gloss variations and at worst, delamination.  If you have any doubts, either delay your project or use a professional painting contractor (select one that knows this stuff …. please).

Low Temp Exterior Products

Over the last few years paint manufacturers have developed formulations engineered for temperatures as low as 35 Degrees Fahrenheit. Primers, sealers, finish paints and even some stains are available which can be used in lower temperature conditions.

Here is an excerpt from an article in the February 2000 PaintPRO Magazine, (www.paintpro.net/Articles/PP201/PP201-Cold_Weather.cfm) addressing some of the products available from Sherwin Williams.  The information is a little dated but this is a great overview of exterior products provided by Andrew Kinnen, Architectural Product Manager for the Sherwin-Williams Company in Cleveland:

Exterior System
The LowTemp 35 line of exterior products from Sherwin-Williams can be used even in damp and unpredictable weather and applied in temperatures as low as 35° F. (2° C.). LowTemp 35 Exterior Paint is available in flat or satin, and in more than 400 colors and engineered to resist frosting, peeling, blistering, fading, chalking and mildewing. Formulated to be used with LowTemp 35 Exterior Paint to make surface preparation easier is LowTemp 35 Exterior Primer. The LowTemp line also includes LowTemp 35 Caulk, which won’t “seize up” like ordinary caulks in chilly climate conditions, so application is virtually trouble-free. The products can be used on wood, masonry, brick, stucco, or plywood, as well as on exterior drywall, vinyl siding or aluminum siding.

Wood
For wood exteriors, Sherwin-Williams WoodScapes® House Stains provide a long-lasting finish. WoodScapes Solid-Color Acrylic or Semi-Transparent Polyurethane stains offer warranted long-lasting appearance, a wide a wide range of colors, excellent grain color enhancement and rich, uniform looks. And, because WoodScape Stains are cold-weather application tolerant, applicators can continue to work even when the thermometer drops as low as 35° F

Masonry
For concrete and cinder block surfaces, Sherwin-Williams LOXON® Block Surfacer extends the painting season to temperatures as low as 35° F., while it builds a solid barrier between topcoats and concrete substrates, to prevent pH burn even over freshly cured mortar. The product fills pores, voids and pinholes—often in just one pass—so crews use less topcoat to achieve a smooth finish, reducing both labor and materials costs. And because it weights 30% less than concrete block fillers, it backrolls faster and with less effort, paring application time up to 25%.

Exterior Application Rules

1. Ambient temperature and the substrate temperature must both be at or above 35 degrees for the products above.  Use an infrared thermometer to measure temp on each surface painted.  Concrete and stucco surfaces frequently are colder than the air around them especially in the morning hours.
2. Double Check? …. Not all paints can be used in these conditions.  Make sure what you have can be applied at low temps.  Read the label. Consult the MSDS for each product used in the project.
3. Consider starting your project later in the day.  Cooler surfaces tend to hold moisture longer.  Start on the Eastern side of the building once the sun has warmed up the surfaces.
4. Watch the dewpoint.  Moisture can become frost.  Frost and wet or curing paint do not make the best of friends.
5. Most low temp paints require two days above 35 degrees to cure properly.  Do not paint on a day where a freeze is forecast with 48 hours.
6. Check your caulk, primers and sealers.  Make sure these are cold compatible and mate with your finish products as well.
7. Do thin paints formulated for cold.  Adding water or thinning agents tends to void the low temp properties you are trying to obtain.
8. Use faster drying time products to help avoid unpredictable changes in the weather. 
9. Keep unused product in a garage or heated space.  Leaving the cans outside can ruin the paint if it’s exposed to freeze and thaw cycles.

Interior Issues

Interior is certainly less susceptible to cold related issues but there are a few issues to consider.  Here are few items that you should think about:

1. Paint requires circulating air to dry and cure.  In most cases, you will need to have some windows or a door open during the painting process.  Watch the temps around these areas.  The cold rules apply here as well.
2. Paints have VOCs.  These give the paint distinctive qualities and a smell that can linger in a closed home.   Consider a low or no VOC paint like Sherwin Williams Harmony to reduce the indoor air pollution factor.
3. Heating up the rooms may help but taking the moisture out of the paint too quickly can be a problem.  Avoid over heating the painting area and never use space heaters or open flames in the space.  That fireplace may be tempting but save it for another day.
4. Paint adds moisture to your home.  Expect windows and maybe even exterior walls to sweat.  Water running over your paint can ruin the project.  This is even more critical in Florida homes on moderate temp days where the heat or air may not run.  You have to run one of them until the paint is dry.  A/C is better but heat will do.
5. For the few that have plaster walls… These old houses are lovely but the walls radiate cold.  These walls rarely get below 35, but you should gauge the temp and moisture levels before proceeding with your project. 

Summary

Paints, paint systems and paint applications are a lot more complex than one might imagine. Add cold weather conditions and consumers tend to freeze up like deer in the headlights.  There is no need to panic.  If things are done correctly, your job will turn out just fine.  As with anything of value, you get what you pay for.  Better products, better painters, better advice will result in a better job. 

Please let us know if you have questions about your painting project.  Please visit our Fan Page on Facebook:  ProTect Painters of Oviedo – Winter Springs Florida for online posting of questions under the “Discussion” tab.

Home Owners Insurance Can be Cancelled Due to Cracks – Take Action Now!

It does not take a genius to determine property insurance risk management in Florida is in a state of relative crisis.  Insurers are still reeling from the damages in the 2004 storm season.  Some new providers have come into the area but like health insurance, the rules for insuring your property are far from clear.

On a recent exterior painting estimate, I discovered a new twist.  Insurance companies are becoming more diligent with conducting onsite reviews of both new and existing policy holders.  The obvious items checked are diving boards and slides on pools, sinkholes and trampolines in the yard.  Seems these will get you denied or eliminate your renewal for many insurers.

The next comment may shock you.  Insurers apparently can deny coverage for lack of coating/paint and most certainly for visible cracks.  The homeowner above had their policy cancelled and renewal was denied due to these issues.  Yes, their house is overdue for paint and they have some settling and stucco cracks.  Bad news?   Their house is far from the worst we have seen.

I would estimate that at least 70% of the homes in Central Florida are overdue for painting.  And … virtually all masonry/stucco body homes we see have visible cracks in the stucco.  Insurers are not willing to take the risk for water intrusion through the exterior of the home.  If they cite your home during an annual onsite review, some may give you the opportunity to correct the issue.  Others will just cancel your policy.  Failure to prep, patch and paint the exterior, once noted, will likely be considered negligence and any damage post inspection will not be covered.

Water finds a home!  Don’t let it be your home.  Water intrusion can cause obvious damage.  It’s expensive to replace drywall, flooring and even furniture.  Worst yet… prolonged exposure creates mold.  Mold remediation requires a specialist and they are very expensive.  Live in a pre-1978 home?  Add even more costs requiring an EPA Lead Certified Renovator to conduct the repairs.

Bottom line?  Properly prep, seal and paint your home.  DIY patches on the cracks may not help you at all.  Most homeowners do not complete the process correctly.  The insurance inspector may fail your work and drop you if the work is not completed correctly.  Spend a few thousand now or pay many thousands later.  Your choice? 

PS – I would bet good money on the mortgage companies looking at this issue soon.  They have to protect their risk as well. 

Lead-Based Paint Renovation, Repair and Painting (RRP)

After many months/years of delay, the Lead-Based Paint Renovation, Repair and Painting (RRP) rules were placed into full effect as of October 1, 2010.  Opt out provisions have been eliminated.  There are still a lot of questions about compliance and enforcement.  There is little doubt this regulation will create additional costs for homeowners, property managers, rental property managers and selected businesses.  We continue to be amazed at how many consumers and professionals are completely unaware of these requirements.   The majority of the information in this update is taken directly from the EPA web site http://www.epa.gov/lead/index.html.  Please visit the site for additional information and details. 

Who is affected?

Here is summary information taken from the EPA web site:  “The Lead-Based Paint Renovation, Repair and Painting Program is a federal regulatory program affecting contractors, property managers, and others who disturb painted surfaces.  It applies to residential houses, apartments, and child-occupied facilities such as schools and day-care centers built before 1978.

Contractors, property managers, and others who perform renovations for compensation in residential houses, apartments, and child-occupied facilities built before 1978 are required to distribute a lead pamphlet before starting renovation work.

Firms are required to be certified, their employees must be trained (either as a certified renovator or on-the- job by a certified renovator) in use of lead-safe work practices, and lead-safe work practices that minimize occupants’ exposure to lead hazards must be followed.

Renovation is broadly defined as any activity that disturbs painted surfaces and includes most repair, remodeling, and maintenance activities, including window replacement.”

Who or what is excluded?

• Housing built in 1978 or later.
• Housing for elderly (age 62 or older) or disabled persons, unless children under 6 reside or are expected to reside there.
• Zero-bedroom dwellings (studio apartments, dormitories, etc.).
• Housing or components that have been declared lead-free. Such a declaration can be made by a certified inspector or risk assessor. Also, a certified renovator may declare specific components lead-free using an EPA recognized test kit.
• Minor repair and maintenance activities that disturb 6 square feet or less of paint per room inside, or 20 square feet or less on the exterior of a home or building. Minor repair and maintenance activities do not include window replacement and projects involving demolition or prohibited practices.

Planning to buy or rent a home built before 1978?

Many houses and apartments built before 1978 have paint that contains lead (called lead-based paint). Lead from paint, chips, and dust can pose serious health hazards if not taken care of properly. Federal law requires that individuals receive certain information before renting or buying a pre-1978 housing:

• LANDLORDS must disclose known information on lead-based paint and lead-based paint hazards before leases take effect. Leases must include a disclosure form about lead-based paint.
• SELLERS must disclose known information on lead-based paint and lead-based paint hazards before selling a house. Sales contracts must include a disclosure form about lead-based paint. Buyers have up to ten days to check for lead hazards.

 “Landlords receive rental payments and maintenance personnel in rental property or child-occupied facilities receive wages or salaries derived from rent payments. This is considered compensation under the RRP rule. Therefore, renovation and repair activities performed by landlords or employees of landlords are covered by the rule. Work performed by landlords or their employees in pre-1978 housing and child-occupied facilities must be performed using lead safe work practices, if lead-based paint or presumed lead-based paint is disturbed.”

What’s your probability for lead?

According to the American Healthy Homes Survey (October 2008), about half of homes built before 1978 have lead-based paint. The likelihood of finding lead-based paint increases with the age of the home:

• 25% – One of four built between 1960 and 1977 have lead-based paint.
• 66% – Two of three of homes built between 1940 and 1960 have lead-based paint.
• 86% – Almost nine of ten homes built before 1940 have lead-based paint.

There Are Few Choices – Must Assume Lead or Conduct Lead Testing

If a home was built before 1978, you must either assume that lead-based paint is present or have the work area tested for lead-based paint before starting the job. There are two options for testing paint in a home under the Renovation, Repair and Painting Rule:

1. Testing by a certified lead-based paint inspector or lead-based paint risk assessor—using laboratory analysis or a machine called an X-Ray Fluorescence Analyzer (XRF) which measures the amount of lead in the paint.  (This is the only acceptable method for HUD properties.)
2. Testing by a Certified Renovator—Certified Renovators can use EPA-recognized chemical spot test kits to test all painted surfaces affected by the renovation. 

 What lead safe practices are required?

 Interiors

•  “Work areas must be protected by plastic sheeting that extends a minimum of 6 feet or “far enough” in all directions from the location where paint will be disturbed so that all dust or debris generated by the work remains within the area protected by the plastic.
• Unauthorized persons and pets must be prevented from entering the work area. This can be accomplished by posting warning signs and by establishing barriers around the work area such as barrier tape, fencing, plastic barriers in doorways, etc.”

 ProTect comments:  There is a strong preference for residents to vacate the property during the renovation activities.  This is not always feasible.  Owners with children under 6 or with residents which are pregnant may find it difficult to obtain services.

Exteriors

• “Keep non-workers away from the work area by marking it off with signs, tape and/or cones.”  

ProTect comment: Looks something like a crime scene with cones and tape marking off the area. This will cause some neighborhood concerns and will draw attention. 

• “Cover the ground and plants with heavy plastic sheeting to catch debris. The covering should extend at least 10 feet out from the building. Secure the covering to the exterior wall with a wood strip and staples, or tape.”

ProTect comment: Often precludes traditional pressure wash prep on buildings with heavy peeling.  These properties will need to be wet hand scraped to avoid wide dissemination of chips/debris.  This may add significant labor costs to your project.

• “Close windows and doors within 20 feet of the work area to keep dust and debris from getting into the home.”

ProTect comment: Homes are close to each other in many areas.  This may have impact on your neighbors as well. You need to inform them of the project and request they keep their windows closed and children away from the area.

• “Move or cover any play areas that are within 20 feet of the work area.”

ProTect comment:  Children are especially sensitive to lead poisoning.  You need to evaluate the impact on play areas on your property and areas close to the home.

• “When working on the 2nd story or above, extend the sheeting farther out from the base of the home and to each side of the area where paint is being disturbed. “ 

ProTect comment:  This may result in the entire yard and portion of the neighbor’s yard being covered in plastic or landscaping fabric.  Be prepared to possibly replace sod and landscaping which may die as a result of this procedure.

• “Vertical shrouding on scaffolding should be used if work is close to a sidewalk, street, or property boundary, or the building is more than three stories high.”

ProTect comment:  May have to shroud the entire area to avoid impact on areas beyond your property line.  This could include hanging plastic sheeting around the entire perimeter of the building.  This can get expensive on a larger home.

• “Avoid working in high winds if possible.”

ProTect comment:  Job production is likely to be stopped here as sea breezes kick in during our afternoons.  Any wind above 10-15 mph will carry lead dust to areas beyond the protection zone.  Expect additional costs due to impact on crew schedules.

Worker’s Protection during Site Preparation Phase

It is going to look a little like a hazmat site during the preparation of the job for painting and other services which result in disturbance of paint.  Painting crews are required to be protected from prolonged exposure to lead paint.  Until the surface preparation is completed and the dust/chips have been removed, the painters in your home will be clothed in the following items:

• Protective eye wear
• Painter’s hat
• Disposable coveralls
• Disposable N-100 rated respirator
• Disposable latex/rubber gloves
• Disposable shoe covers

The Bottom Line – What’s this going to Cost?

The question of cost is a difficult one to answer.  The realistic answer is we really don’t know the full impact of this regulation.  Costs for services are based on time, materials and risk.  These will vary greatly based on the condition of the home, work that must be provided, methods used and proximity to other properties.

As a result, the best answer for cost is: it depends.  Until the market has a better solution here is what we do know:

The cost of additional materials (plastic, protection gear, etc) adds at least $500 to $1000 on every job.  Larger and multi-story projects will require more. 

• Additional labor is required for set up and clean up beyond the traditional painting services.  You can expect at least an additional ½ to full day on most jobs. Again, larger projects will see more.  Clean up is required on exterior jobs daily and this adds additional costs as well.
• Some traditional methods of preparation may not be feasible.  Where a house could have been pressure washed to remove paint, it may need to be wet scraped by hand.  This is very labor intensive and could add several days of labor cost to the painting process.  It could take 2-3 full days to complete this process on a 1500 sq ft house in poor condition.
• There are a very limited number of painting companies who are lead certified renovators.  These firms will be in great demand as property owners discover the true nature of this regulatory change.  Prices rise with demand.  In addition to price increases, expect delays for scheduling and completing your project.
• Fines for non-compliance are large.  Expect to see enforcement activities growing with a solid emphasis on HUD, multi-family and rental properties. 
• Window installations (assume doors as well) are specifically highlighted in the regulation.   Data on the Internet shows this may add $400 – $600 per window replaced.  Don’t forget, this rule applies to virtually anyone that touches the house.  Six square feet of interior disturbance is not much.  Expect kitchen and bath remodeling to rise significantly as well.
• The downside is homeowners may be forced into DIY mode or electing to let the property run down further.  Fixing DIY mistakes or recovering from neglect will be very costly.  Consider the longer term ramifications before attempting a DIY approach.
• Investors with rental properties may be the hardest hit.  You are required to hire a lead certified renovator for all work performed on a pre-1978 residential property.  As far as we can see at this point, there is no DIY provision.  There does not seem to be any qualifiers.  The rule applies even if you own one property.
• So far, commercial property (with the exception of those providing medical or child related services) is exempt from these actions.  We fully expect to see commercial added to this at a later date.  Commercial property owners should consider making repairs and renovations now to avoid this issue down the road.

 Conclusion

 This may be one of those regulations which heads in the right direction and turns into a national disaster.  The idea is certainly correct.  We need to protect ourselves from years of lead pollution.  The United States was one of the last places in the world to remove lead from paint.  We have paid a large price for this over time.  Many of the health issues like ADHD and worse have been attributed to the use of lead.  We applaud the goals of this regulation but have a lot of concerns about the impact.

We hope that consumers will not take actions which further complicate the maintenance of these homes.  There are a lot of pre-1978 properties which need work due to neglect promulgated by our weak economy.  Investors and buyers may also shy away from purchasing these properties.  The costs may very well exceed the economic value of the rents which can be produced.  Historical properties have an even greater concern.  The cost of maintaining these beautiful homes was an issue before this added layer of cost.  We may see a decline and loss of many of these homes. 

In summary Lead-Based Paint Renovation, Repair and Painting (RRP) is a right idea with awful economic timing.  There are still quite a few unknowns.  This regulation will likely come result is negative backlash and deterioration of some properties.  Those who do want to maintain their homes will definitely see an increase in painting and other renovation costs.

Self Priming Exterior Paints on Stucco Homes– Blessing or Curse?

Virtually every paint manufacturer has a “self-priming” paint product on the market.  The products are heavily advertised to consumers.  The concept is a good idea: one coat coverage, thicker paint, less labor to apply and more durable.  Sounds great?   Unfortunately, DIY consumers are too easily swayed by these assertions and often fail to look beyond the advertorials.

Fact check!  Almost all of these products come with the stipulation of “when applied to a properly prepared surface in accordance with the label directions.”   Let’s face it.  Most consumers do not read the label.  Paint sales personnel in many stores mostly answer questions and do not get paid to provide advice. What you don’t know can and will most likely cause you problems.

“Improperly prepared surfaces will result in reduced coating integrity and service life. Up to 80% of all coatings failures can be directly attributed to inadequate surface preparation, which affects coating adhesion.  To ensure adhesion of the coating to the substrate and prolong the service life of the coating system, select and implement the proper surface preparation.” (www.sherwin-williams.com/pro/problem/surface_prep/)

Reality check!  These products are cash cows for the manufacturers.  They are premium priced even when on special sale.  There is a reason they are heavily advertised.  They make more money for the manufacturer.  That does not necessarily make them better. 

Economic check!  In most cases a professional painter can apply two full coats of high quality paint to your home at a price below the cost of one coat of these self priming paints applied at the correct thickness.  (PS – This is also true in most cases for the interior versions as well.  In some cases, you only need one coat anyway on the inside.)

Pragmatic check!  DIY consumers rarely apply paint at the correct mils rate (thickness). 

If you spread this stuff too thin to keep the cost down, you end up with 1.0 to 2.5 mils of paint on your walls.  I am no chemist but it seems to me that two coats of regular high quality latex (2.5 to 3 mils thick) would offer better protection every time?  (Better protection at a lower price?  Sounds like a winner to me.)

Disaster check!  Assuming you cleaned your house correctly (you have to pressure wash a lot more and harder than you think) …. After power washing, previously painted masonry may still have a powdery surface.  This surface has to be sealed before applying the finish coat.  Self-priming paint is not self-priming over chalky surfaces.  If you do not seal your house, this stuff will peel right off.  Oh, it will look ok for a short time.  DIY consumers — This is your worst nightmare.  In about 18-36 months, you are going to need to pressure wash this paint off of your house and start over.  Very expensive mistake!

The Bottom Line

There are a lot of “ifs” here.  If you prep the home correctly, including sealing masonry surfaces, apply self-priming paints at the correct thickness, then saving the labor of second coating can add value.  For DIY consumers this is not an easy task.  I could not find any substantive data on this issue, but my guess is 80%+ of consumers would not get this right.  Getting properly educated about these products is difficult.  Surface preparation is hard work.  I have only met a few homeowners that do this well.  Applying these products at proper thickness is a challenge even for the professionals. 

Please Consult with a Painting Professional

Do not become a DIY painting mistake.  I estimate more than 85% of the homes in our community are overdue on their repaint cycle.  9 out of 10 homes we see are chalky, cracked and show signs of water intrusion.  Homes built within the last 5-7 years likely have additional issues.  These homes require prep well beyond the basics. 

Call a painting professional and get some help.  Cutting corners, looking for labor saving shortcuts and making mistakes can cost more in the long run.  There is a whole lot more to painting than just putting paint on your house. 

If you want to paint your house yourself, that’s ok.  However, please do it correctly.  We  really hate meeting with owners that made a mistake.  Yes, we can fix it.  But it is not an easy task.

Paint Prices Up Now, Homeowners Taking Own Action, Community Reserves Need Review, & Quality Painters in Demand

Last month’s blog post suggested a price increase coming for painting your home or business. Well, the price of paint is going up. Price increases just announced this week by several major companies are in the 5-15% range and staged with comments about more increases later this fall. ProTect Painters has national contracts and in most cases our clients will not see these increases until early next year. Get your home or business painted now to lock in the old prices.

HOA’s and Community Managers tell us they are sending “paint and fix your home now” notices to homeowners in record numbers. Many had put this activity on the back burner due to the economy. They are being forced to react by homeowners who are suing their neighbors directly and enjoining the HOA into the suit for failure to take action. Don’t take the risk and bear the expense of this process. It is cheaper to address these issues without litigation.

Communities with reserves for painting exteriors and common areas have put off these projects long enough and are requesting bids. Further deterioration of the property only adds to the cost and renovation. They need to act quickly to avoid sticker shock for material increases which were not contemplated and the expenses associated with any delays in the repaint cycle. It is highly unlikely these costs were included in their reserve studies. Assessments for painting which should have been included in owner’s reserves payments are never a great option.

Painting activity in the Central Florida area has exploded over the last 30 days with scheduling extending out and quality painting crews beginning to see demand rise. Pricing for labor is highly contingent on supply and demand. The price of high quality labor will rise with this tide and rise quickly. Act now before the best painters get picky about which contracts they take.

ProTect Painters of Oviedo ~ Winter Springs is available for consultation on home, business and community painting projects and issues.  Give me a call today at 407-542-6031 and let me know what we can do the help.  ProTect Painters, is our name.  Quality That Lasts, is our claim.