Dear Angie: What’s involved in restoring and staining a grayed-out fence? – Srinivasa V., Plano, Texas
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Local Articles in Tampa
Founder Angie Hicks responds to a member question about how often fiber cement siding should be painted, and gives advice on hiring a good exterior painter.
It's not unusual for stucco exterior surfaces to develop cracks. Because stucco requires an individual approach, be careful about who you hire to work on it.
Want your home's cedar shake siding to last as long as possible? Make sure it’s properly treated, stained or painted. And follow these expert suggestions.
That's very difficult to answer without seeing the house. As one poster said, the prep is the most important part. On newer homes that don't have a lot of peeling paint, the prep can be very minimal even as low as a couple or a few hundred dollars for the prep labor.
On a 100 year old home with 12 coats of peeling paint on it, then the prep costs can be very high and can easily exceed 50% of the job's labor cost.
A 2100 sq ft two story home could easily cost $1000 just for the labor to prep for the paint job. That number could climb too. Throw in lots of caullking or window glazing, and you could be talking a couple or a few hundred dollars more for labor.
Painting that home with one coat of paint and a different color on the trim could run roughly $1000 or more just for labor. Add a second coat and that could cost close to another $1000 for labor.
For paint, you may need 20 gallons of paint. You can pay from $30-$70 for a gallon of good quality exterior paint. The manufacturer of the paint should be specified in any painting contract. Otherwise, the contractor could bid at a Sherwin-Williams $60 per gallon paint and then paint the house with $35 Valspar and pocket the difference. $25 dollars per gallon times 20 gallons? That's a pretty penny too.
That was the long answer to your question. The short answer is $2000 to $4000 and up, depending upon the amount of prep, the number of coats, the amount of trim, and the paint used.
Our companie's policy is to prime the area with any bonding primer. This will seal the hairspray in and not let it affect the next coat of paint. It would also be a good idea to lightly sand the area first.
Our recommendation for primer would be Zinsser's BIN Spray (red can) and can be bought at most paint stores or home improvement stores. Other than that, any thing that specifically says "bonding" for a primer should be adequate enough.
Some other 1 coat coverage paints you could use would be Sherwin Williams Duration, and Behr Ultra Premium Plus.
Hope this helps!
Remember, you not only have to remove the popcorn texture, but also redo the ceiling in some other texture.
Price will depend on several factors:
1) how much the contractor you choose hates removing popcorn or textured ceilings - some charge $1 or so/SF extra just because they hate it. There are even some who bid total drywall replacement cheaper than removing the popcorn, so you have to first find contractors who are happy to do that work, or your prices will be out of the realistic range
2) if the popcorn predates about 1990, then it could likely have asbestos in it, which doubles or triples the price, and in many cases uncapsulating it with a spray coating and then removing the drywall entirely is actually cheaper than all the protective measures necessary if it is scraped off.
3) whether the popcorn is primarily gypsum and vermiculite (comes off REAL easy) or was the plaster of paris variety, which takes a fair amount of soaking to soften it enough to scrape off
4) what type of finish you are replacing it with - if a textured ceiling, slapcoat, knockdown finish or paneling, not real problem. If you want to go with a perfectly smooth ceiling (generally a bad idea as any variations in the drywall on a ceiling surface really shows up dramatically), then it will demand a lot of care in preparing the scraped surface, and a complete surface drywall compound skim coat to smooth out the scrapes and gouges from the removal process.
5) what underlying conditions are - if there is a lot of furniture to move around (should go to adjacent rooms) or cover and work around, high-quality rug or hardwood floor to super-protect or such, will drive cost up.
I have seen costs run from as low as $0.60/SF to $1.25/SF (for removal only). Generally, remove and recoat with a surface texture of some kind (anything but smooth) and paint will run you about $2.50-3.50/SF.
Now the bad news - if asbestos containing, can run from $5-10/SF. Many homeowners in that situation go the other legal route - have it encapsulated with an asbestos-rated sealant by an asbestos contractor, then paint it and leave it for the next homeowner to decide what to do about it. Some contractors encapsulate it and then put a 1/4" thick drywall layer over it - this usually looks like a disaster unless it has a VERY rough textured finish on it, because putting drywall sheet over a rough surface like popcorn invariably means a wavy surface commonly looks like a gently rolling ocean surface.
I have a couple suggestions - My first would have been to contact the paint manufacturer - whether it's sherwin williams, benjamin moore, behr, etc. to see if they would send a rep out to give their recommendation. We have done this before starting a project to get the best possible recommendation for work to be done and have found them to be very helpful in diagnosing what is currently going on and the best way to fix it.
If that doesn't work, I would call either the better business bureau or maybe the local paper if your contractor isn't willing to work through the problem with you. Also, If your contractor warrantied the work I might re-read that to see what they cover if anything.
My guess is that there will have to be some sort of dispute resolution process.
Hope this helps!
House Painting reviews in Tampa
The first day they prepared the Lania area they left all my TV remotes, pool DE powder, wall clock and other goods out in a storm and then left my home due to rain. When I got home everything that they left outside was ruined. Then they over sprayed the soffit vents in the pool area, clogging up numerous areas of these vents. When they were questioned about the heavy paint they said the vents were plugged before they started, which was untrue. They proceeded to clean and repaint the vents but complained about the time wasted in that effort and never admitted they were at fault.
When we requested additional work to be done and agreed on pricing, they decided two days later that they did not want to do this extra work because they had another job bigger then mine they wanted to get to. They forced us to rush thru a final inspection on a day it was raining so they could get their $ and leave. When we pointed out areas they needed to be fixed (over runs around numerous windows that needed to be scraped off), they rushed thru that and left 20 minutes later and only fixed about 50% of what was a mess.
On that same day we agreed they would call the following week to schedule the extra work to be completed and also return with partial containers of the house paints used for us to have for future touch up work.
We waited two weeks and they never returned our calls. We sent several emails and text messages trying to contact them and finally reached one of the owners. He admitted they were ignoring us because they did not want to come back. He agreed to send us $100 for the rained damaged goods and drop off touch up paint, but it has now been close to two weeks and that has not happened either.
The quality of their work was not good, they rushed our job and we continue to this day to find paint over run areas, windows left with glue where they tapped off areas to spray and other areas that are just sloppy work.
It's unfortunate they came recommended thru a co-worker who said they got a referral from Angie's list. don't use this company unless you are ok with below average work and unprofessional business practices.
They were punctual, professional and completed the work within the timeline quoted. The crew was neat, cleaning up the workspace before leaving each day. They were also unobtrusive, working quietly and efficiently. The crew chief answered all of my questions to my satisfaction and offered suggestions on painting options (e.g., whether to paint the ceiling of my covered patio and exterior doors the same color as the walls or leave them white/black).
The billing process was also explained fully and completed as described. The initial quoting process wasn't quite as responsive as I would have liked, but good enough. I requested a quote and received pricing information within a day or so, but then moving from quote acceptance to scheduling took much longer. That could have been a function of the crews being booked, but they didn't communicate that ... or much of anything until they were ready to get me into the queue.
I would probably use them again, but would definitely solicit bids from other companies first to make sure they remain competitively priced.
Contacted this highly rated contractor for a painting and pressure cleaning job.
They said they would be here Wed to create an estimate . We did not have to be home.
And we would have the estimate by Thursday.
I phoned Friday afternoon. Due to medical reasons the estimate would be delayed to Monday.
I confirmed that this was not an appointment, but a walk through for an estimate. And asked if anyone could come on the weekend to do the estimate (only about 8-10 miles away)
Was told that due to husband's illness and kids being home on weekends, no estimates on weekends.
I understand the complications and fully appreciate them.
1) DO let your potential clients know when you are delayed/can't keep your deadlines
2) DO make special concessions when you don't deliver
3) DO Consider backup resources for crunch times/exceptional circumstances
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