Painting Condo Hallways -leaving Doors Cracked

artinall

Recently I bid the interior of several unit condo.

There is an oil/enamel spec on the doors, so they'll take some time to dry especially with the color change that'll mean 2 coats (overnight twice).

I'd rather not go the Japan drier route to speed dry time.

But with a couple dozen of these (entry doors and tenant storage doors) that must be left cracked - I'm wondering about the claim of someone entering the units unsecured while the entry doors are drying. For which I can't be liable.

It's doubtful the seals can be removed, letting them dry while in closed position. There is the vaseline option too, but is messy and not feasible here.

Should I reqeust the property management company supply a person onsite to stay for the duration? What else could be done? Hand out a flier saying everyone must occupy their units during the painting?

Harmoney Const

write something up in your contract stating you are not responsible that the tenant or owner is or their insurance policy will cover that!

artinall

It was submitted already as a signed 'proposal' which the property management company can sign to accept and not mentioned.

Maybe write an addendum? They would have to sign on that also?

We're talking unauthorized entry into the units right?

I don't think tenant policies would cover this since the doors are intentionally being left open.

Harmoney Const

Talk to your insurance rep he will give you the legalities.

painter jeff

Maybe this will help, there is a old painters trick, that lets you take wax paper used for sandwiches, and cut in long strips, as long and as wide as you need..now tape on door frame,and tuck it over the weather stripping to protect it from getting paint on it when the door is closed. but don't close door any sooner than you have to... paint can't stick to wax. try this on one door ,before doing all doors this way....

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" Life is pain! anyone says differently, is selling something,"..." Life is like chess" by Ben Franklin

Double-A

Well, I'm willing to bet that you didn't specify that you will force the paint to dry unmolested in your contract. So it seems to be that both you and the property management company have a mutual problem.

I'd contact them and discuss this before you start work.

I'd also talk with your insurance broker about this as a hypothetical situation and if you're able to buy a rider on your GL policy just for this job.

I'd also rethink the use of a japan drier.

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"My clients’ wishes are the center of my attention." -- David Guido, a contractor in Woodstock, N.Y.
New York Times, July 20, 2006

firemike

The couple times I had this situation I made arrangements with the condo association to have security (Their responsiblity - spelled out in my contract) present during and after painting. They stopped everyone entering and would only allow residents in, guests had to have a resident come out and get them. A letter was sent to all affected residents the week before so all knew what was going to happen.

We used fast-dry enamel and Painter Jeffs trick with the waxed paper. Put 1st coat on first thing, 2nd coat on right after lunch.

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-Mike-

Tmrrptr

The waxpaper tip sounds like a good way to keep damage to a minimum.

... THEY are not gonna spring for security ...LOL

... and occupants ARE gonna wank about security ...

Oh, verify IN ADVANCE that you have keys for ALL the doors.
Tennants frequently install their own locks to keep management OUT.

artinall

Visited local Sherwin Williams and found they have MERCURY AIR-O-JET.
(quick dry, xylene cleanup - Industrial and Marine Coatings)

Anyone ever applied this?

Tack free in an hour and recoat in 4 hours.

I'm assuming this will drag & pull more than normal.

Maybe just roll it on once with minimal brushwork (brush door edges/trim only)?