5 minute read
THE TOUCH-UP vs. RE-PAINT DEBATE
WHAT IS THE RIGHT THING FOR YOUR COMMUNITY?
BY: BRIDGET NIGH, BEHR PAINT COMPANY
Whether you’re a community manager, board member or HOA committee member, few things are as satisfying as a freshly finished paint job. Now if only it could stay that way! Unfortunately, even the finest coatings succumb to wear and tear, as well as the inevitable nicks, scratches and other unsightly imperfections. In addition, sometimes flaws appear shortly after a repaint — suggesting that more than one type of paint and/or application method was used.
No matter how it occurs, damage affects an HOA’s appeal. Therefore, the question isn’t whether or not these defects can be corrected. Rather, it’s a matter of which option — a paint touch-up or a full repaint — provides the best solution.
TOUCH-UP
“Touch-up” describes the recoating of very small, localized areas of a newly painted surface in order to conceal minor repairs or to cover up minor surface defects — such as scuff marks — that can occur shortly after a painting job is complete. While touching up offers a quick way to achieve an acceptable appearance, it is important that all parties understand that it is not a cure-all. Yet — if done right — touching up is a practical alternative to repainting the entire surface. Consider the following best practices:
Plan ahead: Make a point of keeping extra paint to use for touchups and storing it in fully sealed containers. Then label each one with the date and color so you can easily find them next time.
Use the best tools: First, utilize the same type of applicator previously used to paint the wall you’re touching up. This helps the touched-up area blend with the surrounding surface. If you used a roller, use a roller again (a small-sized roller offers better control). If you used a brush, use a brush again. This will help replicate the surface texture.
Technique: The goal of touch-up is to blend the new paint with the old — creating a consistent appearance, despite the application method. Ideally, all areas should be fully coated and texturematched to avoid applying too much paint.
WHAT IF I DON’T HAVE THE OLD PAINT?
When a property is in the painting process, the paint types, colors and sheens are top of mind — but the last repaint may have been a while ago. Knowing that touch-up colors must perfectly match the painted surface’s current hue, hopefully, someone tucked away extra paint or noted the exact name, brand, and texture of the original coating.
If not, Behr Paint Company is here to support you with its array of valuable, professional services — including Custom Color Matching. Take a color sample from any source — scraped or peeled paint from the job site, a favorite fabric color, or even a competitor’s paint chip – to The Home Depot. We’ll match it and create a digital color representation.
And don’t forget about sheen! Remember that you need to repaint with the same gloss — flat with flat, high gloss with high gloss, and eggshell with eggshell — otherwise unwanted spots will be noticeable. And, just like color, if you don’t know the original sheen, let us help you find it!
WHEN TO TOUCH UP
Typically, if a property has been painted in the last year and the damage is confined to a small area or if the flaws are minor, such as nicks, scratches, dings, chips, scuffs, etc., it makes sense to touch up rather than repaint. Touch-ups are effective for spot-filling walls on flat or low-sheen paint. In contrast, it can be difficult to blend touch-ups into aged, faded and high-sheen coatings such as satin.
Note: Sometimes a job that starts out as a touch-up ends up a full repaint/color change, which dramatically affects time and costs. Therefore, bids should include a clause that addresses this possibility with an approval signed by all stakeholders before work begins.
WHEN TO PERFORM FULL REPAINT
While touching up provides a speedy fix for mild issues, some units exhibit severe and extensive damage. That’s when it’s time for a repaint. Yes, it’ll increase costs, but the Return on Investment (ROI) makes it worthwhile, as a full paint/color refresh not only lasts longer but keeps the property looking up to date.
This is the logical choice when:
The paint is peeling, flaking, stained, or showing obvious signs of deterioration;
Damages are large and cover a wide area;
Changing the current color;
The paint is more than five years old;
The surface is painted with a higher sheen; and/or
Flaws are highly visible
REPAINT SCHEDULE
Deciding how often to repaint isn’t an exact science. It depends on a range of factors, including unit location, paint age and visual ambitions. To maintain your HOA’s exterior appeal, many professional painters recommend repainting the walls every five to 10 years.
However, wood and metal tend to deteriorate more quickly. To keep these spaces beautiful, clean, and up to date, schedule a repaint every three to five years. On the other hand, paint on stucco/masonry surfaces, tends to perform longer, requiring fewer repaints. A general rule of thumb would be to schedule a full repaint, followed by a trim only repaint five years later, then another full repaint over the next five years.
Last of all, remember that when a Community Manager/Board of Directors invests the time and money to restore and reinvigorate a property’s look and feel, the number of prospects increases, and happy residents stay longer.
Bridget Nigh is Behr’s Inland Empire/Coachella Valley Regional Account Manager. She has dedicated 14 years to working with HOA communities, beginning with HOA bookkeeping for a number of years prior to moving on to the paint manufacturer side of the industry, where she has dedicated her time over the last 7 years. Bridget has recently become a board member of the CAI Coachella Valley Chapter, where she continues to broaden her knowledge base. She is most passionate about education and offers an accredited educational course for 1 CEU. Bridget is available to assist with any of your Association’s repainting needs and can be reached at 714.365.7427 or via email at bnigh@behr.com.
