Tract Houses - Contractor Talk - Professional Construction and Remodeling Forum

Robby · 06-09-2007, 07:48 PM

I've been in the painting business for 5 years with a partner. We would like to start painting tract houses. Could someone please share information on how to get started in this part of the painting business Thank You!!

mdshunk · 06-09-2007, 07:54 PM

Quote:

Originally Posted by Robby

I've been in the painting business for 5 years with a partner. We would like to start painting tract houses. Could someone please share information on how to get started in this part of the painting business Thank You!!

Cut your prices and your quality, and figure out how to do things quick and dirty. Eat beans and weenies for every meal.

Sorry, I ain't no painter, but I couldn't resist. I'm betting I'm right, though.

Dave Mac · 06-09-2007, 07:55 PM

Contact many buiders, i personally can't stand working for builders, i much prefer to work for the ho directly. probaly one of the lowest profit margins, and highest stress markets their is in the painting imo

goodluck

BuildingHomes · 06-09-2007, 08:35 PM

99% of the work I do is in new houses, pre and post closing so I see a lot of the finishings. The painting is generally crap.. So many plates with paint around the edges, splatters on tile floors, and just generally the lowest grade paint you can get and mix with water.

Like Marc says, you'll end up cutting your costs by cutting your quality just to compete.

Not to mention you'll be lucky if the builder pays you on time. Make sure there are details in the contract that cover things like late payments and hold back terms.

Robby · 06-10-2007, 12:26 AM

Thanks everyone for the advice. Sounds like this isn't the way to go. I'm a very good painter and I would hate to cheapen myself for cookie cutter homes. I don't need that kind of stress.

RCPainting · 06-10-2007, 09:49 AM

I guess I am in the minority! I do mostly new construction, tracts and custom. I work for two builders that pay well and regular. They expect quality and get it. There is the PITA factor of working around other trades. I have enough work lined up for a year. I paint a 4-10 houses a month, take a few days off once in a while while waiting on drywallers. I don't advertise, have to do estimates. I get plenty of referrals from the GC's. I realize this is not the case for all new construction. Good Luck to you.

Robby · 06-10-2007, 10:43 AM

Quote:

Originally Posted by RCPainting

I guess I am in the minority! I do mostly new construction, tracts and custom. I work for two builders that pay well and regular. They expect quality and get it. There is the PITA factor of working around other trades. I have enough work lined up for a year. I paint a 4-10 houses a month, take a few days off once in a while while waiting on drywallers. I don't advertise, have to do estimates. I get plenty of referrals from the GC's. I realize this is not the case for all new construction. Good Luck to you.

I would like to give it shot. If, its not for me at least I can say, I tried.
Would I approach the builder on the site? I need to know how to get my foot in the door? One more thing, can you please explain, "the PITA" factor? Thanks a lot!!

**ProWallGuy** · 06-10-2007, 10:56 AM

PITA factor:

Pain In The Ass

RCPainting · 06-10-2007, 01:25 PM

It was a little different for me. I was a painter for years in California, I moved to Utah 12 years and worked on a farm for 10 years, loved it! The farm was sold and I went back to painting. In order to get my license you have to show recent experience. I worked for a painting co and bought all the equipment, made a lot of contacts. The supers at the job sites iare good ones to know. When he went to another builder, he recommended me. I met a lot of people working on the sites. I was very careful not to "poach" my old employers customers.
I would write up a letter to all the builders in your area (they are not on the site much), there was a thread with some good examples a while ago.
The PITA is the other trades, drywallers dumping mud on the floors, spraying texture all over doors and windows, carpenters and electricians dragging toolbelts along fresh walls, etc.
Prepare to spend a lot of time sweeping and vacuuming before painting. A lot of caulking and puttying also. I have one guy, all he does is prep. You also have final touchups after carpet. I don't have to hound them for checks. I fax invoices 2x a month, check is in the mail.

Robby · 06-10-2007, 09:15 PM

Thanks again for the information!!

daArch · 06-10-2007, 09:35 PM

Wanna do track houses?

Go to the corner and pack the van with all those holding the signs, "Will Paint for English Lessons"

Go to the site, pour a few gallons of bargain basement $5 for 5 gallon "paint" in a 32 gallon trash bucket, drop in a grenade, VOILA you're done.

No but seriously, as has been stated. The competition is rough. Around here (MA) the "undocumented" are presenting such "attractive" pricing that you can not compete on a level playing field and still give quality. And obviously throw your brushes and rollers away. Nuthin but blow n' go inside and out . And this ain't so for JUST low priced housing, we see it too many times in the "high end" market.

I would find your niche, build your clientele, and build a reputation around what you do best.
If you been painting for five years, you must be a youngun who can afford a few lean years until you hit your stride.

But that's just my opinion

RCPainting · 06-11-2007, 08:12 AM

In my area, builders/gcs won't touch you until you show a state license, county license, insurance and WC on all your employees. Yes, there are a few hack/illegals that slip thru, they usually don't last long. Our state license requirements are fairly tough and we are required to do 6 hours continuing education every year. We have a state database that anyone can check on a license holder for discipline actions and validity of license. I have been asked to show my license twice this year to a state inspector. I know, a little off topic. I just want OP to know that in the right conditions, tracts can be a steady source of income. Find a reputable builder and build a relationship.

Brushslingers · 06-11-2007, 09:48 AM

Tract homes... yes blow and go. Money is there, though margins are small, it's always there. My advice, buy a black van, tint the windows REALLY dark, cruise through a new home neighborhood and when you see people jumping out windows, stop and hand the builder your card.

Seriously, if you wanna do tracts, you better be fast to make your money.

daArch · 06-11-2007, 08:24 PM

RCPainting,

Generally I despise govmint intervention, but you've highlighted when it can be for the benefit of the general public and us hard working slugs.

Here in MA in about the mid 70's (?) they attempted to pass and enforce some quasi regs about painters. It was SO widely and universally ignored from the get go that they gave up. I doubt any painter even knows there is any registration process to go through.

And so it goes.

BTW, what state did you say you were in?

RCPainting · 06-11-2007, 09:14 PM

I am in Utah. I think the license requirements combined with the small town values make my experience different. Sure, it is blow and go, we still use good paint and have standards. I actually live in the southern part of Utah. The city I do all my work in was just voted one of the ten best places to live. OK, off my soapbox!

If you want to see Utah does-http://www.dopl.utah.gov/
We also have a lein recovery fund all license holders pay into.
Also a State Construction Registry, all permits are listed online, every sub posts when they start and complete jobs. Homeowners and Banks and Title COs can check to see who has "lein rights".

ModernStyle · 06-12-2007, 05:21 AM

In Indiana if you have a brush you are a painter, no license needed.
I did call a guy out once for putting he was a licensed painter in his yellow pages ad, when the new book came out he had removed that claim.
We used to do tract houses here for one builder who was turning out 250 to 300 units a year. You had exactly 2 days to get them done, one day for trim and one for walls. We also had another builder that was using pre-finished trim, we would go in and prime the drywall, go outside and paint the trim around the garage door and the front door jamb, then go back in and sand the walls, spray and backroll a coat of flat on the walls and call it done. My buddy and I did 3 in a day once, it was crap work, but back then the company I was working for was all about speed, quality was something that was mentioned from time to time but never really achieved.
I just heard there is a group of "hillbillies" that just got into my town that are painting tract houses for a dollar a foot, and that is floor space. I guess thay are giving the illegals a run for their money. I dont see how you can even buy materials for that price, but hey if it pisses off the illegals then I am all for the "hillbillies".

Robby · 06-12-2007, 09:44 PM

My partner and I came to the conclusion doing tract houses is not the way to go! Once again, THANKS to everyone for their input!!