How to Select a Painting Contractor for Your Property
Maintaining your property is a big job. It is important that you choose contractors you can trust to produce work that will please your tenants. Keeping a good coat of paint on your property is the first line of defense against incurring much larger costs to repair areas damaged by the sun and rain. It helps prevent rotting of wood and rusting of nails. The least expensive way to paint your property is to do it yourself. If you have no experience, be sure to research what is involved.
Obtain Three Bids
Many of the contractors in the yellow pages are licensed and it is a good source to look for three bidders.
Specify What The Bidders Are Bidding On
There are a large number of variables in painting your property. If you just call three painting companies for bids they will each bid your property differently and they will use different paint and materials. Paint quality varies greatly and is a large factor in determining how long the paint will protect your property. There are specifications written on all large paint jobs. Many property owners and managers are now writing specifications to ensure that a quality job is done. The following are someof the important items to include if you decide to writespecifications.
1. Power wash the property. Prior to power washing apply a mildew remover to any mildewed areas.
2. Sound preparation is essential to good-looking, long-lasting results. A properly prepared surface should be clean, solid, dull, dry, and patched or caulked. Peeling or flaking paint must be removed by using a paint scraper, wire brush, sandpaper, or power washer. You should research the caulk and specify the exact caulk you want used. Caulk nail heads, holes, and siding joints, as well as around window and door frames. You must also specify if you want caulking done under your eves since that is usually an add-on to normal caulking.
3. Treat all rusty nail heads and other rusty metal attached to the property with a rust changer.
4. Primer. Properties that are stained, blotchy, flaky or chalky should be primed.
What Do Primers Do?
Primers make the finish coat beautiful, smooth and long-lasting by:
A. Covering stains and discoloration.
B. Anchoring the finish coat so it “sticks” better C. Ensuring a rich shine for enamels
D. Hiding surface marks and darker colors
E. Filling and leveling out uneven surfaces
F. Sealing porous surfaces
5. Finishing Coat. Specify the brand and always go for really good paint quality paint because the difference in the total cost of the job is very small. Many contractors both licensed and unlicensed tend to use the less expensive paint. This will usually shorten the life of the job. The more Titanium in the paint the more expensive and the longer it will last.
If You Decide To Hire Someone To Paint For You
There is a brochure put out by the Hawaii State Department of Commerce and Consumer Affairs titled “CONSUMERS, CONTRACTORS and CONTRACTS.” This brochure is a brief summary of some of the things that you, as a homeowner, can do to avoid costly mistakes and misunderstandings in dealing with a contractor. The book further explains that you should hire a licensed contractor. They have met experience and examination requirements and are required to carry Worker’s compensation and liability insurance so that if something happens on your premises while the work is being done there is insurance in place to pay, instead of you. This book can be obtained by calling (808) 586-2653. To verify the status of a license call 587-3295.
Interior Paint vs. Exterior Paint
One of the most important things to be aware of is that paint is formulated for either interior use or exterior use – and they have different properties. You should always read the label.
Interior Paint Is Formulated For:
A. Scrubability and stain resistance
B. Good hiding ability
C. Splatter resistance
D. Easy touch-up
Exterior Paint Is Formulated For:
A. Color retention
B. Resistance to fading
C. Flexibility to withstand expansion and contraction due to weather
D. Resistance to tannin bleed
E. Provides a mildew resistant coating
Don’t think that you should use exterior paints indoors on the assumption that it is “tougher”. In fact, some of the highest-grade exterior paints can be worse to use indoors than a lower-quality interior paint.