part 1 exterior restoration and painting

EXTERIOR PAINTING RESTORATION

Robert Dufort, ContractorMAGIC BRUSH, INC.

San Francisco


PART ONE of THREEIncludes a Definition, the

CAUSES & Locations of Failure, and the Beginnings of the CURE.


It happens time and time again…

A simultaneous cheer and sigh of relief go up in the neighborhood when the funkiest house on the block finally gets a new paint job. Yet, within a couple of years, the seams start popping, the paint starts peeling, feverish blisters appear, trim elements come loose – the “face lift” is failing!

It does not have to be that way, but in order to forestall the effects of sun and moisture on painted exterior surfaces, one needs to understand the causes of said paint failures, and then how to properly treat them. The techniques discussed in this Presentation can be equally applied to wood, plaster, stucco, and interiors - as well as exteriors, of course.

Interestingly, the most important “technique” begins with your attitude….

PAINTING RESTORATION Defined:

• First and Foremost, it is an ATTITUDE – one must wish to understand the craft of creating long-lasting paint jobs.



• Identifies the CAUSES, not just the

symptoms of paint failure.



• Identifies the CAUSES, not just the

symptoms of paint failure. • Once identified, the CORRECT treatment of the causes is paramount.

What’s wrong with this picture?

• Failing paint

• Rotted moldings

• Failing “bondo” patch

• “Dry Rot”

• Rusted out Nails

EVERYTHING!

These conditions are often pervasive on older exteriors, even if the building were recently painted – for example, this photo is of “restoration” that was only 15 years old!

THIS IS HOW IT BEGINS :

Historic 1885 San Francisco Italianate, the Burr Mansion, site of a “Restoration” only 15 years old.

THIS IS HOW IT ENDS :

( Photos taken shortly after job was completed in 2003. )

Burr Mansion, Restored in 2003

Admittedly, most paint jobs look pretty good right after

they are finished….

This Photo, and the one

that follows, is of the same residence as the previous photos, but was taken in 2010, seven years later.

This is a highly exposed South facing façade, yet it shows virtually no signs of deterioration after seven years of exposure.

No cracking, peeling, blistering, failure of patches, loosening of trim, nor separation of seams.

Although most painting contractors would not like to admit it, very few jobs hold up this well, especially when they were in such poor condition to begin with.

What’s Special about a

Painting Restoration ?

Imagine, Seven years later, and the South Façade still looks like it were new.

Restoration: 1988

Façade Stripped Carpentry Repairs Plaster Restored Epoxy Consolidants and Fillers

used extensively

ANOTHER CASE HISTORY:

Repainted : 2003

Fifteen (15!) Years Later: Only Minor Prep Work Required Caulk Open Seams Spot Primed and Finish Coated

GOLD LEAF is the Final Touch.

But what does it take to get there?

It takes a PAINTING RESTORATION of course !

1. Treatment of Existing Paint Film: Stripping, Prep Work ( “the Symptoms”)

PAINTING RESTORATION :

Four Categories of Procedures

PAINTING RESTORATION :Four Categories of Procedures


2. Treatment of Underlying Surfaces: Repairs, Epoxy Consolidants & Fillers, and Carpentry (“the Causes”)




3. Priming, Caulking, and Cosmetic Fillers (“the Foundation”)




3. Priming, Caulking, and Cosmetic Fillers (“the Foundation”)

4. Finish Coats (“the Frosting”)

LOOKING FOR TROUBLE ?

It’s EASY to find if you know where...

Decades of experience inform us where to find the obvious, and the not-so-obvious, locations of deteriorated paint and substrates.

Determining the Types of Paint Failure

To determine the treatment, one must first identify the causes and types of failure. This will tell us how to treat the surface.

1. Failure due to old “tired” paint: e.g. Alligatoring, Crazing

2. Intercoat peeling - failure to adequately degloss or clean the surfaces being painted

3. Moisture related: e.g. Blistering, Leaks

4. Failure related to the condition of the underlying surface itself - wood, plaster, old patches, etc.

Take it off…take it all off !

Conditions like these cannot be properly treated without removing the offending paint. The old paint, often containing lead, must be stripped where-ever it is failing.

Stripping & Preparation

Treatments of Paint Failure

But Wait, We have Forgotten an Important Question!

What about Lead?

What about Lead?

This is a very simple issue to state, but difficult to address.

Simply put, our bodies have NO use for lead, and can only tolerate minimal amounts without repercussions. For children, the effects are more severe and more likely to be permanent.

Old paint often contained lead, as it added durability and coverage. The mere existence of lead paint on a building is not, of itself, generally considered a hazard. The potential hazard is created when the lead paint layers are disturbed.

FYI: “Abatement” refers to work performed because there is a lead hazard. Most paint jobs are not “abatement”, even if lead paint is present. Regardless, the same precautions must be taken.

What about Lead?

Most older homes already contain some level of lead contamination due to friction points (eg the movement of doors and windows), deteriorated paint, and the previous use of leaded gas (surprisingly high levels in soil).

The demand placed upon all contractors is to not add to that level of contamination. Many normal construction activities, other than painting, create lead dust and debris.

Additionally, contractors are required to monitor and protect any of their employees who may be exposed to lead while performing their job.

Additional information is available from many sources, for example, the Childhood Lead Department of the California Department of Health, and the EPA.

What about Lead? There are numerous regulatory agencies with jurisdiction over lead paint contamination, and myriad regulations. Agencies include: EPA, OSHA, Regional Air and Water Quality Boards, HUD, and the individual State Departments of Public Health.

There are also a number of state and national certifications for a contractor to obtain. Some are required of ALL contractors who disturb lead paint, and other certifications depend upon the exact nature of the work performed.

This presentation does not focus on the regulatory side of this issue. The emphasis here is on containment and employee protection. However….

Robert Dufort, contractor/owner of Magic Brush, is both a California

State Certified Lead Supervisor and Lead Inspector/Risk Assessor. He also

is an EPA-RRP Certified Renovator. Additionally, Magic Brush, Inc. is an EPA “Lead Safe Certified Company”.

What about Lead? EPA, RRP, and what’s up with THAT?

RRP = Renovation, Repair and Painting Rule.Effective April 22, 2010, ALL firms working in pre-1978 homes and/or child-occupied facilities MUST be EPA Certified and use lead-safe work practices. (Not just painters – ALL contractors.)

Each firm must be an EPA “Certified Lead Safe Company” (application and $ required), and work must be overseen by a “Certified Renovator” (an 8 hour class is required). Furthermore, all workers must have documented training (which can be provided by the Certified Renovator).

NOTE: the RRP Rules are in effect regardless of whether the lead paint is disturbed or not. The Rules do not apply ONLY if testing establishes that lead paint is not present.

NOTE 2: the RRP Rules are LESS stringent than HUD and many state regulations, so it may be very important to specify in the contract with which standards one intends to comply.

In California, an abatement project requires workers to be Certified by the Department of Health (3 day class) AND overseen by a Certified Supervisor (5 day class + state exam required). Also, all testing can only be performed by a Certified Lead Inspector (another 5 day class + state exam required).



OK, now we can continue...

STRIPPING PRECAUTIONS: Employees

• HEPA Respirators• Tyvek Suits• Hygiene, Wash-up• Only HEPA vacuums allowed• Air Monitoring and Blood Lead

testing are usually required• DO NOT let employees take

lead dust home!

STRIPPING PRECAUTIONS: Containments

• One of the principal issues when stripping lead paint is Containment. This is for the protection of the public, the environment, the occupants, and employees.

• Containments take several forms:– Overall Scaffold Containment.– Localized Containments where

the actual prep work is taking place.

– Interior Containments: covering windows and doors with plastic from the inside.

-- Changing Room for employees to safely remove lead dust contaminated clothing.

Results of Stripping and Prep Work

Magic Brush uses a heat gun (hot air) as the primary method for removing old paint. It is good for both flat siding and intricate moldings. Other methods include chemical stripping and infrared heat. All methods have their pros and cons.

Not recommended – and often not permitted - are the various abrasive methods of removal. Mechanical sanders create a fine dust that is difficult to contain without the advanced air filtration systems usually found only on industrial jobsites.

Open flame “torching” is definitely not allowed anymore. (Thankfully.)



But what about the treatment of the surfaces underneath the (now stripped and prepared) old paint?

What happens next?

Treatments of the Underlaying Failure

To Find out more, please proceed to Part Two of this fascinating introduction to Exterior Painting Restoration….

PAINTING RESTORATION

Magic Brush, Inc

Interiors, Exteriors, Wood Refinishing

• EPA – RRP “Lead Safe Company”• Winner of 8 National PDCA Awards• Numerous Published Projects

Since 1976

415 641-8622

License #452293

www.magicbrush.net

[email protected]

San Francisco, California

Robert DufortFounder, Contractor

• Certified EPA – RRP Renovator• Certified California Lead Inspector• Certified California Lead Supervisor• Member Painting and Decorating

Contractors of America (PDCA)• Member of Artistic License Guild

Speaker at National Conventions for the PDCA and National Trust for Historic Preservation. Plus local gigs.

Published articles in “Fine Homebuilding Magazine” and others.

part 1 exterior restoration and painting

Self Improvement

old paint

paint rottedmoldings

paint jobslook

offending paint

thesymptoms of paint

types of paint failure

longlasting paint jobs

old tired paint