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Painting

Sell my house – Painting edition

Everyone can paint, but that doesn’t mean everyone is good at painting.  So here are some facts about what goes into painting when selling a house.

The 7 mistakes when painting are:

  1. Buying cheap roller covers, brushes and paints
  2. Skipping the preparation step
  3. Not priming or applying an undercoat on the wall before the top coat.
  4. Not mixing the paint thoroughly before using
  5. Using masking tape on windows
  6. Not applying enough paint, looks patchy when done
  7. Sanding asbestos sheeting or lead paint –  Big NO no.

Asbestos sheeting

In older homes it is likely to have asbestos products used in eaves, walls and gable infills. By sanding these surfaces you can damage the protective coating which will lead to it disintegrating and it will cause major health issues if you inhale asbestos dust.

Lead paint

Often found in homes built before 1970.  Lead paint will peel in patches showing bare timber.  There is a legal requirement as to how you remove and dispose of lead paint.  Best to get a professional master painter in for this painting project. Lead dust, fumes and chips are toxic to animals and young children.

How to paint your Exterior walls at Home

Step 1: Remove all plants and trees that are too close to your home.

 You can’t paint with plants in your way or are going to touch the paint while its wet. It’s also encourages mould and termites to take up residence in your home. So best practise is keep trees and plants as far away from the home as possible.

Step 2: Pressure wash the walls.

No point painting over dirt, it’s only going to show up badly. Light the colour the more it will show.  Also on the instructions on the paint tin, under maintenance it tells us you need to wash the external walls, eves and downpipes every 12 months to keep your paint lasting longer.

Step 3: Repair Damaged Surfaces.

Yes that means fill gaps and holes and sand them until the surface is smooth. It’s also a good idea to remove loose paint.  Professional painters have buffing machines to help speed up the process.

Step 4: Prime Stains

Apply a coat of stain blocking primer to any areas that have wear and tear stains, or high possibility of stains seeping through the paint.  I.e. near drains etc

Step 5:  Protect areas that are not being painted.

Like doors, windows and light fixtures. Cover them in plastic and/or tape to keep them from being painted. Even our professionals do this, no matter how long they have been painting for.

Step 6:  Undercoat

Very important step in the process, this is like a protection coat, helping your top coats last longer. So make sure you choose a stain resistant wash and wear base coat. Even better if you use one with anti-mould formula in it.

Step 7:  Top coat

Minimum requirement is 2 coats of top coat to give it an even cover over the home. Best to choose a wash and wear paint that is won’t show the dirt.  Black may look good on paper but once it’s on your walls it shows the dirt quickly and it absorbs heat, not so good for Queensland summers.

Step 8: Finishing Touches

The last step is to paint the doors, fascia, molding, shutters and other decorative details. The best tools here are a steady hand and a good brush. You can save a little time by using 6-inch “hot dog” rollers to get the paint on quicker, particularly along the length of the fascia. But there are no shortcuts to a professional finish — you have to put in the time to get the best results.

Depending on your climate, a superb paint job with top-of-the-line materials can hold up for as long as 10 years.  Best to get an annual maintenance schedule in place to keep the paint lasting for longer.

Studies show us that without regular washing of external walls will give the paint 5 year life span. Where as regular wall washing every 12 months, means you won’t need to paint the home for 10+ years.  Saving you $84K over 30 years.

*Paint every 5 years @ $40K = $240K,  Paint every 10 years $40K + Annual house wash $1.2K = $156K.   

How to paint your Interior walls at Home

Step1:  Remove the furniture and fixtures.

Anything that will be in your way when painting a room needs to go. Remember putting things in the middle of the room is not always the best practice as it may get in the way of the ladder or extension poll.

Step 2:  Wash walls

Yes, in every painting scenario there is washing walls. This is why in a sell my house scenario we say let’s wash the walls first, and see if we need to do the other steps.

Step 3: Prep the house

Use drop sheets to cover furniture that is staying in the home while you paint.  Tape up fixtures that you don’t want painted like doors, windows and light fixtures. Cover them in plastic and/or tape to keep them from being painted.

Step 4: Open windows

Make sure you have plenty of air circulating through the home while you paint.  Inhaling paint fumes is not good for your health long term. So less is best.

Step 5: Patch and repair

Patch up all the holes in the walls from kids, pets and where picture hooks once lived. Any bigger holes, its best to cut out a square to the support beams and replace with new jib board. Gap filler for gaps near ceiling, skirting boards or Queenslander vejay walls.

Step 6: Undercoat and Stain Primer

Best to spray stain primer in high stain areas or on existing stains so they don’t show up through the freshly painted walls.  And always put a base coat on to neutralise the walls to ensure the previous paint colour doesn’t come through

Step 7: Top Coat

Always apply  2 coats of top coat to give it an even cover over the home. Best to choose a wash and wear paint that is won’t show the dirt.  Darker colours may look good on paper but once it’s on your walls it shows the dirt quickly and it absorbs heat, not so good for Queensland summers.  Builders white is never a good choice, it will give you headaches, and show up fingerprints in a heartbeat. Choose a colour in between.

Step 8: Clean up

Once you are done, it’s always a good idea to wait 24 hours before moving furniture back into the home. In the meantime it’s time to clean the brushes and rollers. And make sure all the lid is on tightly on the paint tins and stored out of sunlight and where kids cannot reach them.

If you have spilled paint, even water based paint, clean it straight away because once it dries it’s a lot harder to remove.

The best investment is to talk to a professional because preparing house for sale comes with its own set of rules, so talk to us about how to save $10K on how to sell your house without painting it.

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