Need To Sell Quality For Repaint, Need Advice

Jerdog44

I'm bidding an interior repaint on a pretty upscale home about 6000 or so Sq/ft. The home was built only 3 years ago and the original painter did a poor job. Not the worst i have ever seen, but an obvious lack of detail. The ceilings have terrible lap marks in about every room like they painted a half, then went to lunch. The casing was rolled with a s-gloss latex using a 3/8 roller pad leaving a hideously thick stiple on all the trim (1X4). And nail holes were poorly filled and caulk busted out everywhere. It appears the original painter was experienced to some point, but had some terrible habits and a poor eye for detail.

I'm going into this thinking I need to bid this job as if I need to do every step on my A++ game to justify the HO spending the kind of money it will take to do it properly. This a vacation home and these people are absolutely loaded, so money isn't an issue.

My concerns are:

1) The rolled on trim look needs to go, but is my brushed finish going to look "that" much better? I'd love to spray here, but this house has way to much carpet, furniture, etc. Also the doors have the same thick stiple. I'd love to spray them also, but there are tons of them and no place in the house to do it. I'm not taking them off site.

2)Paint grade- The stuff I usually use (MAB paints) is pretty servicable paint. I never get complaints on my finishes and my price is amazingly low. But I should be thinking top of the line paint quality. Should I use something high end like Impervo? If I do, are my chances of seeing brush marks going to be much lower? I want the best looking finish.

What this HO wants is a high quality job to match the rest of his home. I believe he'd pay whatever I asked if I can present some reasoning to back my price. I'm not asking for tips on making the most $$$, I'm looking for tips on making a poorly painted home look top quality. Any technique tips and suggestions on a great repainting trim paint are appreciated.

painterman

Removing the texure from the trim is going to be real hard. Brushing over it will most likely not hide it. Can you palm sand it? Where at all possable I will palm sand with an orbital sander every flat surface that the sander will fit on including all the walls. Can you post some pics of the trim?

KellyPainting

Yes Impervo is used in all my high end homes.

Jerdog44

The trim is easily sandable. It's pretty much just flat 1X4's. I plan on sanding it down with an orbital. But would you brush the face on the next coat, or maybe try a foam rolled finish? I really don't want any stipple to show.

I've never tried the Impervo. It's $45/gal and I can't really see how that is justifiable. I usually pay around $20/gal for MAB Rich-Lux semigloss enamel, which is there top line of paint and has a shelf price of $45. But if the stuff is supposed to be the best, I am considering using it here.

20 gal. Impervo @ $45/gal= $900

or

20 gal. Rich-Lux @ $20/gal= $400

guess I just add it to the bid and tell the HO it doesn't get any better than this.

Dorman Painting

If you plan on sanding out all of the stipple, I hope you're charging him accordingly. I don't understand why they used 1X4's for their trim if the house is a super nice home.

Here's what I'd do, if they wanted the stipple sanded out, fine, but be sure you're getting paid properly. Second, you're not going to be able to spray so use floetrol and brush everything...it'll turn out super nice. The floetrol is a great leveling agent for latex paint, it works very well for the thick water based enamels we're seeing today.

It also sounds like the previous painter goofed up the walls and ceilings, those will have to be spot sanded to knock the ropes down. It amazes me that average to mediocre painters even get jobs like this. Sounds like you're going behind a mediocre painter.

dincao

I think the cost of paint should not be your main concern< if money is not a problem for the homeowner your selling the quality of your job... this job based on sq ft price should be around $30-35,000 without seeing all details..If you sand trim and use a good oil enamel underbody and 2 coats of Impervo oil there will be no problems plus pentrol and a good brushs or waterborne impervo and xtender(not as nice as the weakest can of new oil)!!! i would use bm new aura line or duration for walls...what are you thinking of charging???But like i said the price of the paint will not affect the price to sell this its alot of labor!!!maybe you could test sample a problem door or molding and let him see what it will look like...

slickshift

Good...sounds good so far
A small amount of brush marks is way classier than any stipple
Stipple on trim looks cheesy
....and those foam mini-rollers should be outlawed
More work, smaller stipple...not worth it
Brush it...or lay it down with a good mini and then brush it out
Then you haven't tried it
Lol
You might be surprised at how many high end painting companies consider (alkyd) Satin Impervo their "Money Maker"
If you know how to work an oil, I'd strongly suggest it if you are selling a quality job
It's pretty easy to work, as far as oils go....and once you get it, it sells itself

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slickshift

I'd look into the Aura line for the walls
There's plenty there to sell for a Super Premium Quality Coating

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Jerdog44

I'm getting some great advice here. But it leads to new questions. Can you use an alkyd over what is already finished in latex? I thought that was a no no, but correct me if I am wrong. Otherwise I am sold on it. Also willing to try the waterborne version. Also, I will start using floetrol. I had hoped to put only 1 coat on this trim if the color they select is the same or virtually the same as the color (pretty much pure white) existing, 2 if a new shade is selected. Should I anticipate 2 coats even if the color is the same due to using a better-different paint? I just thought the higher end paint would get me the coverage I need to get it done in one.

Also, dincao asked about what I would charge so far. My price was about half or so of what you said. $18000-$23000 or so is my current projection. I'll throw you some specs, if it helps. All large doors and windows I add as relative to one door ie:36"door=1.5 doors etc.

Total wall - 10,000 sq/ft.
Total ceiling- 5000 sq/ft.
Total windows-70
Total doors-60
handrails,spindles-100 lin ft.
baseboard-need remeasurement

My cost was assuming 1 coat on ceilings, 1 on trim,doors, and 2 all walls.

dincao

I would not think of doing only 1 coat of finish on trim if it is in bad shape like you say it is... If you're going to be palm sanding or hand sanding trim it will probably make bare wood exposed which will need to be primed...I would use a primer=enemal unerbody(oil-based) then you can top coat in either oil or latex..So for me it would be atleast 2 coats...If this a high end job then you cant cut labor!!!You have a ton of millwork to paint and i think your price is a little cheap...are all the doors 6 panel??windows ??? Is there any wainscotting??coffered ceilings???paint pallette>>single color on walls or multiple colors???

SHAWNPAINTS

Question on the floetrol, how is it used? I mean the ratio?

Sir Mixalot

When selling quality plan on doing 2 coats on everything.

slickshift

Two coats on everything

Alkyd over latex is fine with the proper prep

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Originally Posted by ModernStyle I have never used this crap before and I pray to the paint gods that I never have to use it again, I would rather use Behr