Once your external painting project has been completed there is important information that shouldn’t be overlooked before filing your Leisuretex warranty and maintenance manuals – these documents contain notes about your chosen paint product/s, the recommended practices for paint care and using the right cleaning methods for your coating system.
Our Australian climate can deliver harsh elements and painted surfaces become at risk of developing dirt, stains, mould and grime. Even the best paint manufacturer products cannot withstand such conditions over an extended period of time, but with proper care and maintenance, you will minimize these levels of wear and tear.
THE BEST CARE FOR YOUR PAINTED EXTERNAL WALLS
A common oversight is the ‘paint and forget’ assumption. Painting is part of a process over time, the full benefits are realised when a professional painting project is scheduled alongside a good maintenance plan. Keep the outside of your painted building maintained by:
Cleaning your building – a full washdown by a professional every 1-2 years will extend the maintenance cycle of external paint. Exterior surfaces are painted with highly durable paint and therefore can withstand repeated cleaning.
Doing a walkthrough around your building regularly to keep an eye on the overall condition of your painted (and unpainted) surfaces. Schedule a nominated person in your building to conduct a visual inspection, they should look out for any rust stains, leakage or signs of structural damage that might need to be repaired to avoid premature deterioration. Keep in a mind, that a good painter should never use paint to cover up underlying issues – remedial repairs should be addressed and not dismissed just to save a dollar,…the future costs will come back to bite you.
Budgeting for repairs to damaged facades, walls, timber, and steelwork
Cutting back or even removing trees and greenery that are too close to building walls which can create excessive moisture, thus leading to things like mould and discolouration.
INVEST IN PAINTING MAINTENANCE FEES, SAVE MONEY IN THE LONG TERM
Choosing to prevent the chances of future painting repairs through good maintenance care now means you will benefit from an external building that will perform for a long time while looking its best.
In need of body corporate painting maintenance?
The Leisuretex Aftercare service offers maintenance to keep the exterior of your building looking its best
Upon your painting project being completed your Leisuretex Aftercare documents will be handed over, complete with everything you need to know for maintaining the look and performance of your finished work. Leisuretex offers a professional after-service for pressure cleaning, window washing and soft washing, having the technical skills needed to complete the job efficiently. Ask us about our licenses and certifications, as well as the equipment we use; this allows for maintenance to be done with ease and leaving your building performing at its best.
Before and after pressure cleaning a painted wall
Why choose Leisuretex to maintain the quality of your body corporate building
The Leisuretex point of difference is its attention to planning and preparation. Even before we touch the first surface, we make it a point to ensure a seamless process from start to finish. Our project planners visualise the project as a whole, long-term effort, and not play each part by ear.
We invite comparison and see for yourself why we are the go-to professionals for body corporate, industrial and commercial painting projects. From contracts to surfaces, we stand by our belief that preparation is always the key to success. We know all the work that needs to be done even before we get to your site.
You won’t find any other team of professionals as easy to work with as us— right from the start, right to the end.
There’s nothing like a fresh coat of paint to increase the value breathe new life into a property. When you’re getting your house or office painted, there’s usually a sole decision-maker or consensus is easily reached, it’s typically exciting times. But when it comes to strata or body corporate painting, it becomes a little bit more complicated.
This article will discuss why body corporate painting is a bit more complicated than other painting projects and how to choose the right painting contractors to make the process as harmonious as possible.
Different Strokes for Different Folks
Since there is more than one property sitting on a collectively owned piece of land, and each owner has their say on things, it’s hard enough to get everyone to agree to undertake a large-scale panting job, let alone choose the colours for the new façades. There will always be a diverse set of opinions among residents, management and other stakeholders. Despite the variety of viewpoints, you can earn everyone’s complacency by having your painting project managed by experienced professionals—not just experienced in painting, but experienced in managing large-scale, complicated tasks, like body corporate painting projects.
Choosing the Right Painting Contractors
Even before the actual work can begin, a body corporate committee should carefully select the right service provider. This crucial first step will determine how well the residents receive and react to the painting project and set the tone for similar future endeavours.
Here are some tips for selecting suitable candidates for your next body corporate painting project
Look at the Credentials
Like any other service provider, your chosen team of professionals should be able to demonstrate the technical skills needed to complete the job efficiently. Ask for their licences and certifications, as well as the equipment they use; this will quickly weed out fly-by-night companies that may not be able to deliver your expected results.
Also, a company’s values will say a lot about how they deliver their work. For example, Leisuretex adheres to a Zero Hazards Policy that ensures that workspaces are safe for everyone.
Contact Professional Trade Bodies
Any reputable professional commercial painters will belong to at least one professional trade organisation. Some of the most prominent institutions include the Master Painters Association, the Queensland Building and Construction Commission, the Accommodation Managers Industry and the Smart Strata database.
Reach out to these trade organisations to learn if your prospective painting services provider is a good-standing member. If they don’t belong to any dependable trade organisation, you might be better off looking for other options.
Evaluate their Reputation
Outright, you can search for the company online and check on their online reviews. You can reach out to other body corporate committees and ask whether they have done business with any of your prospects and ask for first-hand feedback. It will also be a good idea to ask for the painting company’s references for additional feedback.
Ask for their Portfolio
Most reputable professional commercial painting companies will have a well-functioning website that showcases their past works. Check whether they’ve done previous strata and body corporate work on their portfolio and visually evaluate their output. You can also request that they bring along their collection when they meet you for a site visit or ask for it when you meet them in their office.
Other things to Look for:
Do they Present Themselves Professionally?
Having the painting services done in a residential environment, some residents may find the task’s duration intrusive and obstructive at worst. You can soften the blow by ensuring that your hired contractors are visually aesthetic, courteous towards residents and respectful towards set boundaries.
For example, Leisuretex teams come in brand-marked trucks, clean uniforms and use well-maintained equipment. Leisuretex also prides itself in promoting values, such as respect, relationship-building, open communications, orientation towards achievement and consistency in quality.
Do they Have a Clear Chain of Command?
From the get-go, it would be beneficial in the long run if you need to talk to only one person during the entire project. Whether for updates, process changes or complaints, you don’t want to find yourself being passed around several people because nobody wants to be held directly accountable. Leisuretex allocate you one point of contact for you and your project, this gives you peace of mind knowing you can get in touch with the right person, without the fuss.
Look for a company with a well-defined team structure, so you know who you should deal with for whatever reason you’ll need to. Most importantly, they should assure you that there will always be a manager on site. You don’t want to be left with a team of workers who can’t answer your management-level enquiries because they simply don’t have the information you need.
Make it Easy for the Residents
As they will be receiving both the benefits and downside of the painting project, the dwellers must be kept in the loop. This inclusion could help them adjust their activities and set expectations during the whole process, and how they will see your skills, as a body corporate committee, towards handling large-scale ventures.
Almost everyone will be welcome a fresh coat of colour for and around their homes, but it comes with a certain degree of inconvenience. Both owners and tenants will appreciate it if you inform everyone beforehand. You can post announcements through your social media group and email list, but a physical letter to every dropbox will do well if you want to maintain a personal touch.
Let them know the entire scope of the work, which areas and specific surfaces will be worked on, when, how long each stage will take, and the duration of the whole project. It will also help if you let them know the name of the contractor you’ve hired and a bit of information about their company.
Ensure Regular Updates
Because body corporate painting takes a significant amount of time, residents will appreciate it if they’re constantly updated as to where the project is at the moment. Let them know which stages have been completed, what’s currently in progress, and which areas are yet to receive action.
It would also be helpful to include logistical information, such as parking areas delegated to equipment, walkways being closed off or a certain amount of noise during certain times. Lastly, encourage feedback from the stakeholders—let them express how they feel about the ongoing project so you can talk to the project manager if some adjustments are needed.
Strategically Schedule Areas for Minimal Disruption
Highly experienced body corporate painting management services will work with your organisation to devise an action plan for minimal residential disruption. This strategy can include scheduling certain areas at strategic times when foot and car traffic is least a factor and when noise levels should be kept to a minimum.
Licensed, Certified and Experienced Project Management
The Leisuretex point of difference is its attention to planning and preparation. Even before we touch the first surface, we make it a point to ensure a seamless process from start to finish. Our project planners visualise the project as a whole, long-term effort, and not play each part by ear.
We invite comparison and see for yourself why we are the go-to professionals for residential, industrial and commercial painting projects. From contracts to surfaces, we stand by our belief that preparation is always the key to success. We know all the work that needs to be done even before we get to your site.
You won’t find any other team of professionals as easy to work with as us—one name, one number, one contract from start to finish.
Getting your building winter-ready aims to protect your property against any potential or existing issues that can be worsened by the season’s rain and storms. Often there can be underlying problems that surface around this time of the year and there are few items you can inspect to stay ahead of building repairs and finances.
TREAT MOULD
Mould grows under damp and moist conditions. When it dries, mould releases spores of bacteria and fungi which can cause very serious health issues. Untreated mould can get into your walls, ceilings, plaster and behind gyprock. A professional washdown and cleaning service will treat the affected area, removing mould and preventing its growth. If water ingress is the possible cause of mould or even a waterproofing issue, you will need to get a building solution as a matter of urgency.
PAINTING
More than just the ‘skin’ or appearance of your building, painting also acts as an added barrier to protect against the elements – sun, rain, and wind. Autumn in Australia tends to provide the most ideal weather for painting exteriors as the days aren’t as hot, and they often allow for drying in between coats.
CLEAN GUTTERS
Be sure to unclog gutters from any leaves, needles, and branches. Blocked gutters can and will prevent the flow of rainwater from your roof, causing water to trickle down external walls and cause dampness or wetness to set in.
ROOFING
A healthy roof will get you winter-ready and prevent water leaks from occurring. * Look for and fix cracked or loose tiles and panels * Address existing leaks * Fix or replace bent flashings * Fix sagging gutters
A pro-active approach towards your property maintenance will help your building to retain its long term value. By using a professional licensed contractor you can have piece of mind knowing that your upkeep is in good hands, your building and staff are safe, and that you are minimising the risk of future expensive maintenance repairs.
The QLD summer heat can never be underestimated and as temperatures continue to soar each year we are choosing better alternatives for staying cool.
These suggestions below are proven methods for keeping cooler indoors while being energy efficient and possibly reducing your air-conditioning costs.
1. CHOOSE A WHITE PAINT (YES, IT REALLY WORKS)
By selecting a white paint or even light coloured neutrals this will make a dramatic impact on indoor comfort. Besides having a fresh, clean appearance white shades help to reflect the sun’s radiation and reduce heat gain by approximately 30%! It’s true.
Did you know? New York has painted white over 6.7 million square feet of rooftop as a heat-fighting plan. Los Angeles has also painted its streets white to reduce urban temperatures.
2. GO GREEN
Probably the least expensive option, plants are natural coolants that absorb heat and even release oxygen to aid in lowering indoor temperatures. Spider, Ficus and Rubber are just some of the types of plants that help to purify air and keep cooler during the hot months. While potted plants on floors and shelves can add life to a space you could also consider green walls, facades and even roofs as a creative option.
3. APPLY COOL ROOF PAINT
The use of a UV resistant product such as Dulux AcraTex Cool-roof can be applied to roofs for a noticeable reduction in indoor temperatures. Since heat is absorbed by the roof and is transferred to the building below, it makes sense to reflect as much of that heat as possible in order to stay cooler indoors.
This can be done by having your licensed painting contractor apply a cool roof system to your exisiting roof. Surfaces that are suitable for this type of technology include concrete, tiles, bitumen, slate and colour bond. The result is a roof that now reflects more of the sun’s energy before it reaches indoors, bringing your roof’s temperature down to by 20-40 degrees.
In recent years, local councils have been successful in minimising the recurrence of graffiti in our local areas. This has been done through a number of initiatives such as limiting the age a person can purchase aerosol paint cans as well as increased neighbourhood and Police presence. Some local councils have now introduced laws requiring property owners to paint over graffiti within a set period of time, in some cases, as low as 24 hours, or face financial penalties as a result of non-compliance. Removing graffiti almost as it happens, leads to deter vandals as they see it pointless painting the same spot only to have their art removed almost immediately.
Removing graffiti applied by aerosols or felt tip markers can be more difficult to paint over than you may think. In some instances, the graffiti can bleed through the paint which was used to overcoat it, or even begin to wrinkle in those areas. Therefore attempting to cover graffiti becomes a multiple step process. First a general stain blocker/bleed sealer or epoxy coating can assist to prevent this bleed through before the new top coat can be applied. In certain circumstances, this may even prove pointless if the graffiti has changed the finish of the wall; For example, an enamel paint applied to a porous wall can show a glossy appearance in contrast to the remaining substrate once painted over. So as you can see by the complexity in concealing graffiti, in certain circumstances, prevention can be better than cure.
There is now a variety of products on the market which provide a level of protection against graffiti, preventing the paint from penetrating the surface. Typically there are two main types of anti-graffiti coatings available, these are;
Sacrificial Coatings – This product is essentially a coating which is applied over a surface and acts to sacrifice itself in the event that graffiti is applied. Where the wall has been the target of vandalism, the property owner then removes this anti-graffiti coating by way of pressure washing, removing the graffiti paint in the process, leaving the underside as though it had not been defaced. Once this has been done, a new layer of anti-graffiti coating must be reapplied to the surface to continue to protect it again. The advantage to this type of product is that the removal of graffiti can be achieved rather quickly and easily, however the disadvantage is that it must be reapplied every time the wall is defaced.
Permanent Coatings – This type of anti-graffiti coating is basically a coating which prevents paint from adhering in the first place. Once the paint has been sprayed on the wall, it cannot bond and therefore can be removed by way of cleaning it off. Whilst the removal of the graffiti is not as fast as that of a sacrificial coating, the anti-graffiti coating does not need to be reapplied and will be able to withstand numerous attacks. In areas of frequent attacks, this can prove to be a more cost effective option.
Unfortunately though, there are certain disadvantages to anti-graffiti coatings. When applied, it changes the appearance of the substrate dramatically by way of the sheen changing. For example, where this coating is used on a high wall, it is typically applied to an arms height and the wall can appear to have two different colours. Think of it like wrapping half of the building in cling wrap.
As the buildings appearance can change, caution should be used if applying these types of products to historic or architecturally designed buildings.
So who carries out this type of work? As anti-graffiti products are coatings, generally most painters can apply this. However, as this type of coating is somewhat different in characteristics to that of standard decorative paints, it’s a good idea to ensure that the painter has carried out this type of work before, as it can create quite a mess if not done properly.
Remember, not removing graffiti in a timely manner can encourage more crime in the area and reduces the value of your property. Send a message to vandals that their behaviour is not tolerated, by removing their work immediately.
Painting the external faces of a High-Rise tower will be amongst one of the biggest projects a Hotel Manager will ever be part of. For someone not familiar with this type of project, it can be difficult to understand where to start, what to look for in the scope of works or what a reasonable expectation of the finished result should be.
Accessing the outside areas of a tower is typically the most difficult component of such a job. In most cases, it is logistically challenging as virtually every building is unique in its design, has limited means of access and has its own environmental factors. The access component of any repaint, can significantly increase the cost of the project, and in some cases, can be the largest portion of the quote. It is for this reason, that it’s highly advisable to seek the services of a painter who has previously undertaken a project of this scale and similar in nature. If they haven’t, there is a very real risk that they could undervalue the project and face financial collapse midway through the project, leaving you with a half painted building that no other painter wants to complete.
A good place to start when looking for a painting contractor who can handle larger scale buildings, is to ask your Body Corporate Manager for any contacts of painters that they have worked with in the past, or engage the services of either a Project Manager or Paint manufacturer. These three people will be aware of which companies have undertaken similar jobs previously and have the capacity to complete the job.
Before any works commence, it would be recommended to have somebody compile a dilapidation report on your building. This is a general document which highlights areas of structural and aesthetic concern and is typically done by a suitably qualified person such as a Builder or Engineer. As paint is not the only component of a building which degrades over time, there is a good chance that additional remedial work would need to be undertaken. Remedial work may include Concrete repairs, Rust repairs, resealing of construction joints, resealing of window frames, handrail & balustrade replacements, waterproofing and drainage issues, just to name a few. For this reason, it may be a good idea to engage the services of a Project Manager, Builder or Engineer. This person can oversee the entire project for you from start to finish, and ensure that each trade on site completes their work within scope and on time. Most Body Corporate Managers or Painters within this field have worked with, and can recommend a few Project Managers to you.
From here, a scope of works can be drafted which outlines to all of the contractors, what work needs to be undertaken in which areas, and who is responsible to complete that task. The scope of works is all encompassing and draws on referrals from other supporting documents such as schedule of finishes and specifications. Both of these documents outline which products to use to carry out the job, what colours each area is to be painted to, and what the finished product should look like.
A good practice to engage in, includes getting input from Paint Manufacturers. Most manufacturers offer a free service whereby they will draft a specification on the recommended products to use. It’s a good way to ensure that the right system is being used, the desired warranty is offered, and each painter quotes a like-for-like system. This process can be instigated by contacting the manufacturer directly or asking the painter or project manager to engage this service on your behalf.
A program should then be drafted by the contractor which highlights key dates for the project, including practical completion. Progress payments can then be negotiated around these dates or stages and released as points in the Programme are met. This ensures that everything remains on schedule and allows the contractor to maintain positive cash flow on that project.
Lastly, once you have all of these documents in place, consideration should be made for what measures will be put in place to ensure the works being completed are done to satisfaction. This is usually done periodically by signing off on the satisfaction of completed works within a specific area. By undertaking periodic inspections, it allows both yourself and the contractor to highlight any issues as they come to light.
If you have all of this vital information in place from the onset, then the likelihood for unwanted disputes is reduced significantly.
While everyone else was ‘maxin relaxin‘ a group of our Leisuretex painters were out at Caboolture Railway Station working tirelessly completing a commercial repaint in 48 hours (Queensland Rail must shut down the line for these maintenance works)! Achieving the work done to the critical deadline was a credit to our painters and their ‘Make it Happen’ attitude .
Works completed onsite included a full repaint both internally and externally of the ticketing office. This involved the standard painting works expected in most commercial painting projects, however with added works to the timber soffits. Our painters did a full rejuvenation of the timber soffits finishing with polyurethane, ensuring the longevity of the timber.
Also completed by Leisuretex Painting Contractors was the repainting of the amenities, the high visibility posts on the platforms, the steel structure waiting shelters and painting of the stair nosing in high visibility non slip paint.
The staff at Leisuretex Painting Contractors did a fantastic job, completing the repainting to the critical deadline at the high standard Leisuretex Painting Contractors prides itself on.
Contact Leisuretex Painting Contractors for a free no obligation quote for your painting project; be it Residential, Commercial, Body Corporate, New Construction, Painting or Repainting.
Twin Towns have recently undergone major renovations to their Tweed Heads Services Club. Leisuretex Property Maintenance was involved in the painting and wallpapering of the new look club by Hutchinson Builders.
The refurbishment was completed in two stages. In the first stage the painting and decorating of the newly built section of the club was completed. This included the new gaming rooms, outdoor areas, dance and stage areas, restaurants, TAB, Sports Bar and Foyer.
The stand out for us was wallpapering the ceiling of the Pokies room; not an easy job to complete but our master wallpaperer did an amazing job! The photos do not do the work justice!
In the second stage of works the refurbishment of the level 3 function rooms painting and decorating was completed. “With a remodelled kitchen, four state of the art meeting rooms, a purpose built break out room to cater for conferences, seminars, weddings, functions as well as a remodelled Horizons function Room you may be assured Twin Towns will have a brilliant facility for members to be especially proud of and an additional diversified income stream for the future longevity of this great club.” Michael Fraser, Board Chairman of Twin Towns.
The finished Twin Towns Services Club looks amazing! We can’t wait to visit ourselves to see how much it has changed. Next time you’re there for a concert, event or even just a meal, check out the paintwork!
LEISURETEX PAINTERS HIT TO THE ROAD FOR GLADSTONE ENTERTAINMENT CENTRE
A fresh lick of paint is the final touch for the newly built offices and carparks at the Gladstone Entertainment Convention Centre.
Leisuretex painters travelled to Gladstone to complete the painting works at the site and we are proud of how successful the project went. Our team is made up of a supportive crew who work well together and this makes such a difference to an out-of-town job which requires good communication and teamwork.
The new Gladstone Entertainment Convention Centre involved a state-of-the-art redevelopment of the Centre and expansion of the adjoining multi-level car park to include an additional three levels of car parking and two storeys of commercial office space.
Whilst this was our first joint venture in Gladstone, we do hope it’s not our last!
What a difference 2 days can make! If you were using Queensland Rail last weekend you may have noticed trains were not running between Bowen Hills and Northgate stations. Leisuretex Property Maintenance Contractors were onsite at Northgate and Nundah stations undertaking the repainting of all ticket offices, waiting shelters, balustrades, handrails, walls, line marking and the resurfacing of coping tiles; pretty much anything that had ever had paint on it previously was redone in JUST 2 DAYS!
Achieving the work done to the critical deadline was a credit to our boys (and girls) and their ‘Make it Happen’ attitude, working well into the night and early hours of Monday morning. A special thanks also to Walton Construction staff that helped direct and assist at times throughout the weekend. We look forward to working with you on the next one.
These projects are not new to Leisuretex Painting Contractors; we have performed shut downs and critical works successfully for more than 10 years either directly for Queensland Rail or through selected construction companies. If you have a painting project you need completed of a critical nature or on a tight schedule give Leisuretex Painting Contractors a call for a free no obligation quote.
