Exterior painting: questions to ask, brands?

[Chris Stromdahl]

I am looking to paint our rental this summer.

It really does need it, was pointed out by the inspector. I figure the investment early on will save me headaches in the future.

• Any thoughts on this?
• Any suggested paint brands?
• What questions should I ask the contractor/things that I should think about?
• Approximate cost for an 1100sf, two story, SF?

Thanks, Chris

[Marcia Maynard]

If you are using a contractor, the contractor will most likely have a preferred paint and a contractor discount set up with their supplier. We've done exteriors with Miller, Sherwin Williams, Behr (from HD), Benjamin Moore, Olympic, Valspar, and the list goes on. Every brand has it's top end and low end. The better the quality, the easier to use, and better the results... well worth it. 

Contractors should be prepared to provide their own tools and their own safety gear.

They should be quite knowledgeable about how to do the work and have ample experience. Check references.

Be sure the contractor understands how to deal with lead-based paint if the building was built prior to 1978. 

Go with someone who is licensed, bonded and insured.... or accept the risk if something should go wrong. Any time there are contractors on ladders the risk goes up. 

Ask the contractor about their preferred method of doing the work. We notice if you ask a contractor to do something your way and it is not their preferred way of doing things, it's like swimming up stream. If your contractor shares your mindset or their preferred way makes sense to you, it is a breeze. Contractors like to work in their comfort zone, so find out what that is. In most cases you will get a better price and better results.

Have a signed contract that clearly explains the scope of the project and how payments will be made. If a contractor asks you to pay for materials up front, pay directly to the supplier. (We were cheated by a rogue roofer one time when we gave him money to buy materials and he disappeared.)

Try to be there when the work is being done. You will learn tons. Provide the lemonade. :-)