Painting an apartment home masterpiece.

White paint is white paint, right? Well, not exactly: Not only are there countless shades of the (non-)color, but the quality of paint and how it is applied greatly affect the appearance and longevity' of a paint job. Wise property owners and managers take the long view when selecting materials, rather than pursuing the false "economy" of buying the bottom of the line.

The quality of a paint is determined both by the amount of solid material (pigment and binder) present and the quality of those materials (i.e., acrylic resin, vinyl acrylic resin or oil). Although higher quality paint does not, in most rental properties, reduce the frequency of application--most apartment homes are painted each time they are vacated--improved coverage and ease of application more than compensate for the slightly higher cost.

Duron Paints is the fourth largest manufacturer of interior and exterior architectural wall finishes in the Unit ed States, and a member of NAA's National Suppliers Council. According to Joseph Powell, Director of Duron's Property Management Group, current trends in the commercial paint industry relate to expanded services rather than newer products. "Property management wants to partner with paint companies that see the job through to completion," he said.

Whether a project involves new construction, maintenance or capital renovation, Duron works with the client right from the beginning. A company representative thoroughly assesses the types and quantity of paint required for the project, then provides specifications for surface preparation, application, caulking, primer and finish. In large-scale renovations, the representative also advises the client in the correct painting of unique and/or aged substrates. Duron specializes in seeing the job through to its completion in the form of frequent inspections, to ensure that the company's products are being applied correctly and under appropriate conditions.

Although Duron services the region east of the Mississippi, particularly the East Coast, the company has partnered with PPI, the parent company of a constellation of paint companies, to provide service to property managers across the nation. Depending on location, familiarity may be with Kwal, Frazee, Jones Blair or Parker Paints, all of which are owned by PPI.

Same Old, Same Mold

According to Powell, the latest issue in wall paints and coverings is actually a very old problem: mold. In light of highly publicized new health warnings, visible mold is a quick turnoff to potential residents and may inspire panic in current residents. Of greater concern to property owners and managers, however, is the threat of lawsuits by residents who claim that their health has been compromised by the presence of mold in their apartment homes.

High humidity and water invasion are prime causes of mold in multifamily housing. With the combination of steam and possibly leaky plumbing, kitchens and bathrooms are especially vulnerable to fungal attack. Bad roofing, windows and leaky overhead sprinklers also can contribute to the problem. Managers can eliminate the growth of mold inside apartment homes by following three simple steps: (1) stop the water intrusion (find the leak and fix it); (2) kill the mold (apply chlorine bleach, a low-cost method); and (3) exhaust moist air.

Step 3 can be a challenge because turning on the exhaust fan depends on resident compliance. To remove that dependency, some managers have taken to hard-wiring exhaust fans to light switches. But if the lights are not on, neither is the fan. "It's not a perfect solution," said Powell, "but it's something." On a larger, more frightening scale, floods and rims introduce torrential amounts of water into apartments and create a sodden environment in which mold thrives. "Managers need to have a contingency plan to minimize mold under these catastrophic circumstances. The apartment home (s) must be dried out immediately," said Powell. "Mold multiplies at an alarming rate in the two or three weeks it may take for insurance claims to be processed." Emergency response companies are smiled in drying out and dehumidifying damaged apartment homes.

While Powell stresses that nothing can prevent mold, there are some paint products that retard or resist its growth. Also, "elastomeric" paints can help prevent water intrusion, thanks to their thickness of 10 mils to 16 mils per coat, as opposed to the average paint thickness of 3 mils; however, this product should not be used in apartment homes that have not suffered water problems: The efficacy of the paint may actually serve to trap moisture.

What About Wallpaper?

Several years ago, wallpaper was seen as an effective, water-resistant wallcovering for kitchens and bathrooms. But, like elastomeric paints, "Wallpaper can actually trap moisture and encourage mold growth," said Powell.

But isn't plain white paint just a tad boring? While it's still the wallcovering of choice for most "B" and "C" properties, "A" properties use a variety of wall treatments to create interest. "Higher-end apartment homes may feature accent walls or darker, off-white walls with bright-white crown molding and floor trim," Powell explained.

Multicolor or "fleck" paints, in which a base color of acrylic is mixed with another color of, for example, oil paint, are coming into use in a variety of settings. Because acrylic and oil paints are incompatible, the colors don't blend and the flecks remain isolate--wallpaper in a can.

"Knockdown" coatings can also be used to create wall interest. They consist of cementitious materials that applicators spray on or throw on the wall like mud, then "knock down" or spread into a texture. Usually this texture is painted over, but some higher-end materials include color and do not require painting. Knockdowns minimize the effects of scrapes and stains: The bumps and valleys break up the reflection of light on the wall's surface.

Color is another issue. The Millennium Color Guild System is a selection of more than 1,500 colors that are subscribed to by many paint companies. The guild provides all participating companies with identical "fan decks" of color samples and take-home color sample cards for onsite comparison. This means that Navajo White purchased from a paint store that uses the Millennium system, also can be purchased anywhere in the country, from any other company that uses the same system.

But don't forget to prep the wall. "Primer covers a multitude of sills," said Powell. After mold has been killed, the correct primer and sealer can restore the wall's appearance. Most stains can be covered with primer, too, but some must be removed before repainting. Not surprisingly, paint companies have developed specialized primers and stain-removal products.

Applying Yourself

Painting large rental properties has traditionally been the bailiwick of professional painters, or maintenance staff with lots of time and patience. Powell estimates that in the last five years, spraying has become the dominant application method.

"It was about 50-50," he said. "Now, spraying accounts for about 70 percent of interior painting." Trim, which is kept to a minimum in most rental properties, is usually rolled.

More and more property managers are purchasing their own paint sprayers. A basic, hand-carried model costs about $1,000; with wheels, about $1,300. Duron not only sells and services the equipment, it provides training for staff either onsite or at a local or regional group class.

While paint sprayers are not difficult to operate, there are some techniques to master to avoid runs and overspray (getting the paint in places it doesn't belong). Fancier treatments such as fleck painting and sprayed-on knockout coatings require more skill.

The Cost

One gallon of paint typically covers 400 square feet of wall (not living) space, so the average two bedroom apartment will require five gallons of flat paint and two gallons of semi-gloss.

For major management companies with thousands of apartment homes, this boils down to a cost of approximately $20 per year per apartment home (assuming a turnover rate of 50 percent).

Exteriors require repainting every five years. For a property with a 100 percent paintable exterior, materials will cost about $100 per apartment home. Labor is additional, and should run about $300 per apartment home.

Everyone knows that a fresh coat of paint is the fastest, most cost-effective aesthetic improvement property owners and managers can make. Fortunately, new and affordable equipment, products and techniques make the job a whole lot faster and more interesting than watching paint dry.

Janice Myers is a freelance writer based in Albuquerque, N. M.