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Wallpaper Removal Vs New Drywall

 
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Old 08-19-2012, 06:38 PM   #1
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Wallpaper Removal Vs New Drywall


I am currently looking at a 327 room hotel cleanup that entails wallpaper removal. Some rooms have two layers and some rooms have 3 layers. I know what a major PITA wallpaper removal can be so I am a little nervous about properly bidding the work.

Would it be a better to just hang 1/4" sheetrock over the existing walls? Seems like it would be cheaper and would offer a much better surface for whatever wall covering they want to use.

Thoughts?
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Old 08-19-2012, 06:42 PM   #2
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Re: Wallpaper Removal Vs New Drywall


I don't know how anyone could bid that job. You need to bid it with an hourly rate.

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Old 08-19-2012, 07:29 PM   #3
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Re: Wallpaper Removal Vs New Drywall


$65/sheet sounds right to me. I always opt to cover with new board unless the test area just peals straights off with no issues. I use fabric softener and water. Works good and smells nice. Its also cheaper than chomp.
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Old 08-19-2012, 07:30 PM   #4
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Re: Wallpaper Removal Vs New Drywall


1/4 " do they still make it?, 3/8 yes, steamer by the hr leave paper face on sheet rock skim coat, the problem with going over whats there is base board, door casing etc.
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Old 08-19-2012, 08:55 PM   #5
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Re: Wallpaper Removal Vs New Drywall


Thats a lot of wall paper. I stopped straight pricing it a long time ago, its strictly T&M now. I explain that I have had large rooms done in 2 hours and tiny guest bathrooms take all day.
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Old 08-19-2012, 09:47 PM   #6
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Re: Wallpaper Removal Vs New Drywall


I would love to do T&M, but the client isn't going to accept that. All of the doors and trim are being removed so I don't think those will be an issue. i think that the amount of labor need to remove the wallpaper (2 to 3 layers) and then skimming the walls will cost far more than just hanging new drywall.

If it was a smaller job i would just say no thanks, but it has the potential of turning into a lot more work. i either have to figure out a fair price per room for the removal or convince them that new drywall is the way to go.
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Old 08-19-2012, 09:59 PM   #7
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Re: Wallpaper Removal Vs New Drywall


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I would love to do T&M, but the client isn't going to accept that. All of the doors and trim are being removed so I don't think those will be an issue. i think that the amount of labor need to remove the wallpaper (2 to 3 layers) and then skimming the walls will cost far more than just hanging new drywall.

If it was a smaller job i would just say no thanks, but it has the potential of turning into a lot more work. i either have to figure out a fair price per room for the removal or convince them that new drywall is the way to go.
I would be glad to sub it from you. What finish is going on the walls after removal? Is it just a regular room with a bath ot suites? Everything being demo'd? (carpet, furniture,trim, doors, tile, tub, etc.) or just remove paper and repaint?
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Old 08-20-2012, 07:43 PM   #8
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Re: Wallpaper Removal Vs New Drywall


2-3 layers of wallpaper, and wanting to put another layer of sheetrock on top? Better check the local fire codes, you may be in serious violation of one. If that hotel caught fire with all those layers, I'd hate to have my name in the lawsuit loop. Just sayin...
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Old 08-20-2012, 08:32 PM   #9
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Re: Wallpaper Removal Vs New Drywall


A few things come to mind. Someone will have to extend all of the door & window jambs unless they stay and you use 200 trim around them. If the ceiling finish is any type of texture you will have to deal with that. All of the electrical devices will have to be taken loose from the boxes and reinstalled after hanging.
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Old 08-20-2012, 08:37 PM   #10
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Re: Wallpaper Removal Vs New Drywall


Price it per room.
I would remove what wallpaper I could > Apply Gardz primer > Skim.

If there's an elevator in the hotel, Would a 8' board even fit in it?
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Old 08-20-2012, 09:11 PM   #11
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Re: Wallpaper Removal Vs New Drywall


You need to get the owner there in front of you and a test room. Pull on the paper, bring a steamer, or whatever else you would use and show the guy what its going to take. For that much steady work, it would be worth 2 hours of your time to do exploratory surgery. Owner will appreciate you doing this. Your contract needs to stipulate hours expected on the removal and hours expected on the skimming. Your customer will be much more informed after this. I remodeled a 6000 ft custom last year that had several hundred rolls of paper glued to unprimed drywall. Demonstrated impossible removal in about 30 minutes and signed change order for a big big chunk of change.
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Old 08-20-2012, 09:18 PM   #12
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Re: Wallpaper Removal Vs New Drywall


Definitely do a test area. You never know if the guys before sized the walls or not. We just removed about 500 sq ft of paper and it wasnt sized. Skimmed about half the wall. Now we are T&M on this job so its all good. For a hotel I am sure one wall will tell the tale of how it will all go. Maybe you will get lucky...
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Old 08-22-2012, 05:32 PM   #13
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Re: Wallpaper Removal Vs New Drywall


Thanks for all of the replies.

We have been discussing doing a test room. I have seen a few rooms that have already had the wall paper removed and the walls look pretty rough. Each room has roughly 700 sq ft of wall area. I think the first two layers will come off easily enough, but it's the 3rd layer that i'm worried about.

I want to pay the guys per room piece price for all of the demolition (carpet, pad, wallpaper, popcorn ceiling, cabinets, etc.), but want to be fair about it.
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Old 08-22-2012, 06:07 PM   #14
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Re: Wallpaper Removal Vs New Drywall


I've done several hotel wallpaper removal projects. Schedules are very tight when the hotel is still operating. Start at the top floor and work your way to the first floor and out the door.
Here's one of the guest rooms from a 300 room hotel in Orlando, Florida. We removed 2 layers of wallpaper, repaired any water damaged drywall, skimmed coated and then applied a two step commercial grade knockdown made by Sherwin Williams called Litex. Then we would spray out all ouf the popcorn ceilings.
It has that two tone look and this stuff is hardcore durable.





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Old 08-22-2012, 09:44 PM   #15
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Re: Wallpaper Removal Vs New Drywall


Looks good! Luckily this hotel is not operating, but I still expect the schedule to be tight. Still trying to figure out manpower/equipment needs.
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Old 08-22-2012, 10:00 PM   #16
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Re: Wallpaper Removal Vs New Drywall


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Looks good! Luckily this hotel is not operating, but I still expect the schedule to be tight. Still trying to figure out manpower/equipment needs.
Thanks.
What's the finish going to be once the wallpaper is removed?
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Old 08-22-2012, 10:45 PM   #17
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Re: Wallpaper Removal Vs New Drywall


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Thanks.
What's the finish going to be once the wallpaper is removed?
Not sure yet. I have only seen a small portion of the scope of work. Hallways look to be textured with a tile wainscoting. The prototype room has a really busy vertical wallpaper on it. The whole room has a spa/modern feel to it.
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Old 09-06-2012, 06:13 PM   #18
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Re: Wallpaper Removal Vs New Drywall


strip the paper and then knockdown stucco the walls , that'd be the kind of finish that would be faster than paint finish perhaps would be quicker and cover a ton of sins. I helped one time on a hotel, the stucco was colorized.

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