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How long should a paint job last?

What constitutes a good paint job?

How can a condo association make a paint job go smoothly?

When is the best to do exterior painting?

Whether you're having the interior or exterior painted, the key to a good paint job is preparation. If a surface is properly prepared to receive and hold paint, a paint job can last up to 10 years.

For an exterior, there are many factors that can hasten the need for a new paint job. These include wood rot beneath window air conditioners, wear from sprinkler systems that constantly strike the exterior, and scratches from trees and bushes brushing against the exterior during storms.

The interior may need to be repainted as a result of scratches from people moving in and out, wear and tear of children running their hands on the walls, and cracks caused by shifts in the building.

When interviewing a painter, you may want to discuss how the painter handles preparation.

Every good painter will tell you that the key to a superior paint job is preparation. To prepare a surface for painting, the painter will do at least some of the following:

• Caulking
• Plastering
• Sanding
• Washing
• Vacuuming

In addition, the painter may do small repairs if any wood rot or water damage is found. (If the painters finds serious problems, s/he should notify you so that you can get them addressed by a specialist.)

A good painter will prime different surfaces in different ways. For instance, water stains, hot water pipes, floors, and rusty areas each require a different type of primer. The painter may use different caulk and plaster for different areas. For instance, there are specialty caulks designed for repairing recurring cracks or that resist mildew.

Make sure unit owners are fully aware of the painters schedule, and that they take care not to let their children or pets touch wet paint.

Arrange for the painter to have access to each unit. Some parts of an exterior (such as balconies and some windows) might be easier to access through an apartment. Doorways off common hallways need to be opened in order to be painted.

Arrange for the painter to have access to a sink.

Make sure the painter has a way to contact someone who can help address any issues that might arise. (There are many types of issues: The painter could uncover wood rot and other damage in the course of doing prep work, a unit owner could complain about the paint smells or noise, or the painter might need unscheduled access to a unit.)

Adhere to the contract. If it requires you to make a payment halfway through the job, have that payment on hand. Busy painters will be reluctant to finish a job if they are not paid promptly.

In general, moderate temperatures--about 70 degrees--are ideal for painting. If it's below 50 degrees, the paint will dry more slowly. This can cause the paint to blister or run and prevent it from adhering to its surface properly.

High temperatures are not much better for painting. If you have your multi-unit dwelling painted during temperatures in the 80s or above, there's a risk of the paint blistering. In addition, when painting in hot weather, the paint may not adhere properly to the brush or roller, increasing the likelihood of streak and drip marks.

So, is the best time to paint in the Spring or early Fall? Yes and no. In many places, Spring and Fall are rainy seasons. It's best not to paint for at least 12 hours before a storm (some paint companies recommend as much as 48 hours). After a storm, you must make sure the paint is completely dry. Otherwise, as you add new paint, you are diluting it with the moisture. If your dwelling is surrounded by trees, keep in mind that in the Fall windy weather can cause leaves to blow and stick to the new paint.

After a first coat is applied, it's important to follow the paint manufacturer's instructions before putting on a second coat. If a second coat is put on too soon, the paint might flake or crinkle.

Lastly, follow the manufacturer's instructions with regard to when the paint can be used. Expect to wait at least 48 hours before placing items on new paint and several weeks before washing newly painted surfaces.

In general, the best time to paint is during low-humidity days with moderate temperatures and no precipitation. For that reason, if you want the exterior of your premises painted, plan ahead and be flexible with the start and finish dates.