How Important Is House Paint / Caulk?
Second only to the roof, House Paint and Caulking are the single most important components that help keep a home healthy, and is part of the “Big 3”., the three most important maintenance issues.
First of all let me explain the importance of paint on wood frame houses and block houses. All siding for wood frame houses either needs to be painted and caulked at all penetrations or just caulked against all penetrations. Penetrations are referring to windows, doors, frames, fascia, soffits, etc., anything that breaks up the continuation of the siding. Painting and caulking is your only line of defense against the harsh outdoor environment from damaging these surfaces and allowing moisture into the wall.
For Block houses, let’s start by understanding that concrete block is not waterproof or even water resistant. Concrete absorbs moisture like crazy. I have seen block inside of garages of homes, where the moisture has migrated completely through the block and stained the inside wall. If it can do this in your garage, just think of what’s happening with the rest of the home, behind your drywall, inside your walls. Paint is your only line of defense against this happening. Some people have stucco applied to the exterior of the block but that’s concrete also and needs to be painted. There’s really no way around it, I don’t know of any product that does not need to be weather proofed. Even Brick is porous. A properly built brick wall has a waterproof barrier behind the brick which directs the water to the bottom of the wall and then out through holes in the bottom of the wall called weep holes. That gives the water that does go through the brick a way to get out.
House Paint Types
Interestingly enough, builders grade house paint only has a life expectancy of about 4 to 6 years. This can be verified on most of the paint manufacturers web sites. Once the paint has reached the end of it’s life expectancy it begins to let moisture into the system. Once this starts it can deteriorate wood framing, windows, door and frames, and migrate inside the home.
Since most of the cost involved in painting a home is in the labor, we recommend always spending a bit more and get the best grade paint you can afford. Since the better paints last longer, you will need to clean the home more times during it’s life expectancy. Try to use a quality of paint that retards stains and other things, this minimizes the difficulty in cleaning.
One thing that I always tell people about buying a higher quality house paint is make sure you like the color because you will be living with it for a decade or more. I painted my home about 7 years ago, I painted the entire surface first and then wanted to mask off the windows and paint them. Much to my surprise, painters tape would not stick to the paint I chose. I would put it on and it would just roll back off. It turned out to be a pain but on the other hand, for years, nothing stuck to it, it was almost self cleaning.
Installation
Ensure that the painting contractor that is doing the painting is going to properly prepare the surface to be painted. All loose house paint or finishes should be removed prior to painting. The Painter needs to verify that the new paint and caulk can adhere to the old paint and caulk without a special primer. Any damaged siding, windows, doors, frames should also be repaired prior to painting or caulking.
You will want to ensure that the painter adheres to the paint manufacturers written installation instructions. This not only provides assurance the paint is being installed properly but it will also retain your paint guarantee. If the painter does not adhere to the manufacturers installation instructions then if you have an issue, the manufacturer of the house paint will most likely tell you that your painter voided the warranty.
All paint manufacturers will have downloadable files of their warranty on their websites, along with other helpful information. Use this information. I heard someone one time that they never ask a question that they don’t already know the answer to. Do your homework, be smarter than your painter. Don’t just rely on the painter’s expertise, make sure you know when it’s being done correctly also.
Choosing A Painter
Like any other contractor, do your homework. Ask for references and be sure that the references they give you reflect the work that you are paying them to do. Also remember, In my past life as a Construction Manager, we always choose the “Low, Qualified Bidder”, notice I said Qualified? The Low bidder is not necessary the most qualified. If you go with the low bidder that is not qualified, 99% of the time it will cost you. Don’t get cheep in this area.
Questions to ask during the review:
- Did they complete the job in a timely manner?
- Did they follow the house paint manufacturers installation instructions?
- Did they ensure that all repairs were made before starting?
- Did they walk with the client when they were complete to make sure everything was done?
- Did they stay within budget?
- Did they caulk alos?
- Were they clean, neat and safe?
- Did the client at any time feel uncomfortable talking to the contractor?
- Did they client have to call them back for anything? If so, How did the contractor respond?
- Ensure that the job references they gave you are of equal value / size to your project.
In short, try to find a Contractor that you can communicate with and trust to do the job you need to have done.
Your Contract
Your House Paint Contractor is going to provide a contract for you to sign. Read it and make sure it has everything in it that you want done. If there are any questionable areas, don’t take the “Ok, it’s ok, I got it” answer, have it put in the contract. This agreement is your first life of defense against managing your budget and ensuring you get what you think your are getting.