Finding the right painting contractor for a commercial property involves more than just picking someone who can apply paint. Property managers and building owners must navigate the complexities of their specific commercial building type, understand the unique requirements of the building surface and materials, and know what to look for in a quality painting contractor. This comprehensive guide will cover the essentials to help you make an informed decision.
Understanding Your Commercial Building Type
Commercial buildings can be broadly categorized into six types:
- Office Buildings: These range from small professional buildings and downtown skyscrapers to single-tenant properties.
- Industrial Properties: This category includes office warehouses or flex/R&D properties.
- Retail/Restaurant: From pad sites on highways and single-tenant retail properties to small and large neighborhood shopping centers with a chain anchor store.
- Multifamily Buildings: This encompasses apartment complexes and high-rise condominium buildings.
- Land: Investment properties on undeveloped, raw land and infill land with space for an urban area or pad site.
- Miscellaneous: Any other nonresidential property like hotels, medical buildings, and self-storage developments.
Choosing the Right Type of Paint
The choice between oil-based and water-based paints is crucial. Traditionally, oil-based paints were favored for their durability and impermeability. However, their long drying times and the maintenance involved have made water-based paints a more popular choice. Known for their environmental friendliness, lack of volatile organic compounds, and easier property maintenance, water-based paints are now the go-to option for most commercial painting projects.
Importance of Finishing
The finishing touches of a paint job are vital. Options range from matte, flat enamel, and eggshell to satin, semi-gloss, and gloss. Each has its best use case; for example, matte finishes are not recommended for high-traffic areas like reception areas due to their difficulty in cleaning. Conversely, satin finishes are ideal for halls and stairways due to their dirt resistance and ease of cleaning. Semi-gloss is preferred for areas requiring frequent sanitizing, such as kitchens and bathrooms, due to its durability and classic sheen.
Surface Preparation and Techniques
A staggering 80 percent of a commercial paint job’s success lies in surface preparation. The type of surface dictates the painting technique and the number of coats needed to achieve full color, durability, and longevity of the paint job. For instance, drywall is best suited to water-based paints and can take any finish except glossy. Block surfaces like mason or stone may require a block filler to even out the porous surface, usually finished with eggshell or semi-gloss. Metal surfaces benefit from latex paint with a glossy or satin finish to protect against water and mold, with epoxy coating being a viable alternative.
Consulting a Professional
Engaging with a professional commercial painting company early in the process is essential. They can provide invaluable advice on which surfaces in your commercial building require special consideration and which paints and finishes are most suited to your needs. A quality contractor will not only have a deep understanding of the materials and techniques best suited for your project but will also ensure that the job is done efficiently and to a high standard.
Final Words
In summary, selecting the right painting contractor for your commercial property is a multifaceted decision that requires a deep understanding of your building’s specific needs. By considering the type of commercial building, the appropriate paint and finish, and the importance of surface preparation, you can ensure that your painting project is successful and that your property is maintained to the highest standard.
