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PaintSource Project Guide

Residential Exterior Repaint
Location: Central Kentucky

Project Overview.

Structure was completed three years ago, and exhibits widespread premature coating and caulking failure. Windows and sills exhibit exposed and softened wood fiber, and permanent slight existing damage. Existing caulking has failed in several areas simply due to the fact that an inexpensive latex caulk was used on original construction. When this caulk was exposed to stress from wood shrinkage, it was unable to expand sufficiently to remain intact. The resulting crack allowed further moisture intrusion. Because the wood was coated with a non-breathable primer, the trapped moisture has caused more expansion of the wood, leading to further deterioration of the caulk joint. The moisture trapped beneath the non-breathable primer will cause fungus and microscopic wood decay of the layer of wood to which the primer is attached. This leads to primer release, along with any paint or caulking subsequently applied. Several areas discussed and outlined will require full wood replacement. Wood replacement will be coordinated with painter as to insure proper back-side and end grain coating of replaced wood. Failure Wood Window

All future moisture intrusion must be prevented through premium paint and caulking technology and sound application practices. Future moisture entrapment under remaining tightly adhering paint on windows, trim, and siding could come from a variety of uncontrolled sources. Some installed components have no primer on the concealed areas, leading to backside moisture intrusion that cannot be controlled by paint and caulking to the exterior side. Moisture from backside condensation or other intrusion, as well as existing compromised coating system could still lead to some future coating or caulking issues or failure. The following scope of work will address most problem areas that have become apparent.

The existing failure is likely to be abated, allowing managed future maintenance of the exterior of this structure. Structure should be power rinsed annually to reduce organic growth and soil deposits, adding years to the expected maintenance cycle. Based on the condition of the existing paint and caulking system, and the prevalence of compromised areas, Full Caulking and Coating Inspection is recommended 12 months after completion of this scope of work. Routine maintenance should be scheduled at 5 years, with a full maintenance project expected at 12-14 years contingent on proper maintenance and care.

Project Guide

-Due to a variety of unique aspects of this project, and unpredictable air flow due to architectural features, all paint shall be applied by brush and roller, and no paint shall be applied by airless spray unless approved by owner.

-Project should be coordinated in four to six sections, according to other work being performed and contractor planning and sequencing needs. An example would be dust generation from work around pool should be completed before painting. The intention is allowing subsequent work to begin once painting operations are completed in an area, and to minimize the scope of disruption to other ongoing projects.

-Due to the detailed and specific nature of the work described below, Contractor is obligated to fully understand the level of craftsmanship required and the expectations of the property owner when preparing the project proposal and bid. This document is intended as a project guide to the property owner for developing a more specific scope of work to be executed by others. The information contained herein may be used by contractor or owners agent as a guide to draft contractual agreements for the execution of a specific scope of work.

1. All surfaces must be properly cleaned and prepared prior to the application of any coating or caulking products. Preparation shall include but is not limited to effective washing or removal of surface chalk, mildew and contamination from painted surfaces. Siding and most surfaces should be cleaned with the appropriate TSP and Bleach mix, applied scrubbed, and effectively rinsed.
Gutters should be washed with Chomp Pro or equivalent Gutter Cleaner. Gutters and downspouts are to remain unpainted.

2. All failed coatings shall be removed by sanding with special emphasis on numerous window sills and the bottom stiles on most south and west facing windows, and the small return at the wood to glass joint on the bottom stile of many windows. Total coating removal and reprime will be required on many of these areas. Sharp outside corners on wood are likely areas of future failure, and should be thoroughly checked for loose or cracked coating. Sharp corners on wood at bottom wood stile of windows should be uniformly but slightly sanded round. All glass must be protected from scratches or other damage. See Video Here

3. All grayed and loose wood fiber shall be removed by sanding by hand or mechanical means. All glass must be protected from scratches or other damage. Contractor must execute all exterior sanding operations with window in completely closed position. Follow all sanding with brush vacuum cleaning of entire surface to prevent dust from entering structure when windows are opened. When sanding to prepare interior/exterior transition area on sills and sides of window, contractor must use vacuum suction directly on the surface being sanded, to virtually eliminate airborne dust. All wood surfaces sanded or stripped to bare wood should be final sanded with 100g -120g abrasive.

Project Note on Windows: Painters will need access to locked windows to raise or crank out windows. This could involve several trips in and out of house daily. Owner will provide access to windows in a reasonable arrangement to minimize interior involvement. Owner should close all curtains in private areas during work times, as contractors cannot possibly anticipate when or where a lift or ladder may be utilized on the house to perform preparation, painting or caulking.

4. All surfaces sanded should be brush vacuumed to remove dust from surfaces, especially corners and crevices. Equip vacuum with dust collection bag. Denatured alcohol could be utilized for effective final wiping and fine dusting of surfaces. Denatured Alcohol can be used to clean detail surfaces and areas where power washing is inappropriate. Wipe with dark cloth to check all surfaces for dust or chalk before any primer, caulking, or paint is applied. Do not apply caulking to any unsealed or unprimed surface. All bare wood must be Primed before Caulking, and Caulked before Painting.

5 .Once surface is cleaned dust free, prime all bare wood with Acrylic exterior primer (Coronado 410-11). Surfaces must be free of sanding dust, which could interfere with penetration and adhesion of the prime coat, and lead to failure of caulking should it loose adhesion.

6. Moisture can be drawn into exterior wood around openings, and in corners and at end joints. Caulking that is cracked, or loosely adhering must be removed, with the bare surface primed or sealed, and then recaulked with the appropriate Sashco elastomeric or urethane caulk. Special attention should be given to remove all failed caulking at masonry -to-wood, and wood-to-wood joints. Surfaces should be inspected by owner or agent after caulk and failed coating removal, and prior to application of primer and then caulking. All corner transition joints of siding should be recaulked with Sashco Big Stretch due to inadequate amount of existing caulk. Caulk stone ledges at base of structure. Wood to stone joint should be caulked with Lexel Clear Urethane. All caulking must dry 24 hrs or more before the application of any coating.

Project Note: All wood-to-wood joints should be caulked with Sashco Big Stretch Elastomeric Caulk. Masonry to wood joints should be sealed with Lexel Urethane Caulk. Lexel Urethane is soap or solvent tooled and must be applied by a skilled craftsman. Care should be taken not to tool caulking out onto stone ledge, as it exhibits a high sheen, even upon full cure. Sheen will diminish after long-term weathering. By caulking wood to masonry joints with a clear caulk, a visually straight line can be achieved at paint line meeting stone. Lap caulk a minimum 1/8” and maximum ¼”onto masonry. Foam backer rod should be utilized for wide gaps, and no caulk joint should be deeper than one half its width.

7. Miscellaneous Surfaces. Paint all surfaces previously painted. A few surfaces (Columns at pool house) are coated with an oil based paint. -Any tightly adhering existing gloss oil based coating should be sanded with 120g abrasive to remove gloss, wiped clean of sanding dust, and primed with an acrylic adhesive primer (Coronado 116-11). Most other bare miscellaneous surfaces to be painted (except wood) should utilize this primer as well. Finish coat collumns with Coronado 90-1 Acrylic Enamel. Finish paint siding and trim in similar fashion specified for other areas.

10. Patching- No leveling or patching compound will expand and contract equally with wood, but a flexible acrylic patching compound will give reasonable durability. Dap Fast and Final Exterior Spackling could be used for filling and leveling wood where needed. Prime bare wood before the application of spackling or patching compound. Prime any patching compound with Coronado 410-

11. primer. 1 caot of 410-11 on all bare wood.

Finish Coats:

Paint all previously painted surfaces, except where Specification indicates that the surface or material is not to be painted or is to remain natural. If an item or a surface is not specifically mentioned, paint the item or surface the same as similar adjacent materials or surfaces. If a color of finish is not indicated, Agent or Owner will select from standard colors and finishes available.

Project Requirements:
-Apply waterborne primer and paint only when temperatures of surfaces to be painted and surrounding air are between 50 and 90 deg F
-Do not apply paint in snow, rain, fog, or mist; or when relative humidity exceeds 85 percent; or at temperatures less than 5 deg F (3 deg C) above the dew point; or to damp or wet surfaces
-Due to a variety of unique aspects of this project, and unpredictable air flow due to architectural features, all paint shall be applied by brush and roller, and no paint shall be applied by airless spray unless approved by owner.
-Painter may skip painting inside lip of small vent holes around soffet where screen vents are cut out. Paint only highly prominent or visible areas as agreed. No paint should be visible on any surface including stone, masonry, shingles, concrete, screens, glass, or any surface or property that is not presently painted.
-Apply waterborne primer and paint only when temperatures of surfaces to be painted and surrounding air are between 50 and 90 deg F
-Do not apply paint in snow, rain, fog, or mist; or when relative humidity exceeds 85 percent; or at temperatures less than 5 deg F (3 deg C) above the dew point; or to damp or wet surfaces.
-Remove downspouts when painting siding. Install suitable temporary diversion tubing if rain is pending before downspout is reinstalled.

Siding -Two coats of Coronado 410 Line Crylicote Gold Collection Satin Acrylic House & Trim: Roll and Backbrush Applied at 3-4 mils wet to achieve a dry film thickness of not less than 1.2 mils per coat applied to all surfaces primed and prepared as discussed in previous sections.

Wood Trim and Windows should be finished with 2 coats of Coronado 2-1 Gloss Acrylic House Paint according to manufacturer instructions to properly prepared and primed surfaces.

Project Note: Because acrylic paint in contact with weather strips can cause sticking of windows, measures should be taken to reduce window sticking. Apply white graphite, or acceptable non-staining, non-silicone lubricant to all weather strips that will contact surfaces.

Metal surfaces including doors where specified should be finished with Coronado 90-1 Acrylic Rust-Scat according to manufacturer instructions to properly prepared and primed surfaces.

Black Railing-paint one coat 180-2 Direct to Metal Acrylic Gloss , or 90-192 Satin Acrylic or on black railing after cleaning, sand deglossing, and rust treatment

SEQUENCE SUMMARY:

-Wash House to remove chalk, mildew, and soil
-Remove and Sand failed coating and failed caulking.
-Sand and prepare surfaces as outlined.
-Seal or Prime as required.
-Caulk as required.
-Apply Finish coats

Application of primer, sealers, caulking, and coatings should follow all manufacturer’s application procedures and instructions for the products specified. Water based products are sensitive to high temperatures during application. Job sequencing should take into effect the position of direct sun on various surfaces throughout the day, to avoid application of any product in direct sun, or when surface temperature exceeds 90 degrees. Manufacturer’s product technical data and contact information are available upon request.
Please contact us for any needed clarification of information expressed herein.

This document is intended as a project guide to others for developing a more specific scope of work to be executed by others. As we can control neither surface preparation, coating application, jobsite conditions, nor human action, no warranty is given, expressed or implied, by PaintSource Network LLC for the results achieved by work executed and completed by others using the information contained herein. The products and procedures outlined here represent, to the best of our knowledge, the best course of action to provide the best protection to this structure considering presently existing conditions based on our discussion and evaluation of options with owner and client. The information contained herein may be used by contractor or owners agent as a guide to draft contract ural agreements for the execution of a specific scope of work.

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* Pro Tips *
moisture meter
Use a moisture meter to know when your wood is dry enough to coat.