Condominium Exterior Painting Case Study

About the Project

Condition of Facility:

The community was looking to refresh the color palette of all exterior trim, framing, doors, and balconies. The components to be painted were a combination of previously painted wood and previously replaced composite that had yet to be painted. This presented a non-uniform appearance. In addition, there were also multiple components around the exterior that required replacement as the wood began showing rot.

Project Involvement:

The project involved Skilled Level-3 Professional Preparation prior to painting to ensure extraordinary and lasting results.

• Powerwashing –
  The team washed the full exterior with trisodium phosphate (TSP) and diluted bleach and/or similar solutions such as simple green and surface cleaners. This removed dirt and killed algae, mildew and mold on the surface. Washing was done with a power washer, by hand for windows and delicate areas, or a combination of the two – whichever was more appropriate for the substrate. In addition, the team also power washed the front porches and walkways leading up to the front porches, inside of the front porches, gutters and downspouts, and balconies (including railings and floors)
• Caulking – The team caulked cracks that had been caulked previously. Areas that are typically caulked: around window frames, door frames, etc. This included filling in where the caulk was missing or cracked (not including hairline cracks). For routine use and non-masonry or expansion joint use, we used Sherwin Williams SherMax™ Urethanized Elastomeric Sealant. We used backer rod in areas where the separation was more than the maximum for the product. Regarding newly installed pvc on balcony’s including columns, CertaPro filled nail holes and caulked open seams to give a more finished appearance to these areas that were previously installed by a separate contractor.
• Scrape/Sand – The team scraped loose and peeling paint with a scraper until a firm edge was reached. Light sanding was performed to all very rough edges. We used a combination of heavy-duty power sanders (disk sanders, belt sanders) and hand sanding.
• Protection – The team safeguarded and protected the surrounding walkways and vegetation as necessary during setup and properly masked areas that were not to be painted as well as sprinkler systems and light fixtures as applicable.

• Prime  – The Team spot-primed bare wood with primer and spot-primed bare metal and metal with corrosion with primer to ensure proper protection.

• Carpentry – During our initial inspection, we identified multiple carpentry repair zones requiring the replacement and/or repair of rotten/damaged wood with COMPOSITE materials. We used similar COMPOSITE materials, as much as possible. The advantage of composites is their extended durability (maintenance-free). All rotten wood was placed in a pile with an accompanied picture of where the wood was located for the owner to inspect.

• Rust – In instances of rust, the team used grinders and wire brushes to scrape and sand components with rust. In so doing, they removed peeling or cracked paint and removed/reduced surface corrosion. This gave them a more stable surface for primer and topcoat. Where bare metal was exposed, we spot primed with a high performance metal primer to provide longer lasting results.

• Paint –CertaPro Painters followed Sherwin-William’s specification’s in regards to preparation and applied wet film thickness of all products. These premium coatings far surpass other quality paints guaranteeing great lasting results that will enhance the properties appearance and reduce your maintenance burden. All paint was applied in strict accordance with the manufacturer’s minimum recommendations and applied using brush/roller or spraying equipment with back rolling to avoid any defects, streaks, and sagging
  • Sherwin Williams, Emerald Exterior Acrylic Latex – For designated trim, fascia, rake boards, frieze boards, garage doors & frames, window and door framing, columns, attic vents, sunburst molding, ceilings, bay window trim/fascia, and lift fixture trim, we applied 1 coat (COLOR MATCH) of Sherwin Williams Emerald Exterior Acrylic Latex with a Satin finish.
  • Sherwin Williams, Emerald Urethane Enamel – For the front doors and service doors, we applied 1 coat (COLOR MATCH) of Sherwin Williams Emerald Urethane Enamel in a Satin finish.

Special Challenges:

The project was completed safely and efficiently. It required industrial lift equipment and as well as the use of ladders in order to efficiently and safely access elevated areas as well as difficult and challenging areas. We arranged for delivery, use, and recovery of the applicable lift(s). Safety in parking, maneuvering, and using lift equipment was properly considered and coordinated with the community manager.

Due to the scope of work and being a fully operational community, CertaPro Painters, the Commercial Operations Manager, the Commercial Production Manager, and the Property Manager coordinated daily/weekly staging areas in terms of buildings and components that were to be properly cleaned, prepped and painted.

With resident doors being included in the scope of the work, the project involved professional coordination and a daily schedule for all residents to ensure painting was completed in a timely manner while alleviating any concerns of residents and Property Management.

Project Timeline:

1 Month