A coat of paint is so much more than a coat of paint. It’s a vibe. It’s a shield. It’s a barrier. It’s the first line of defense against insects and other unwanted guests. It’s a protective shell for a substrate that keeps a building sound. But to be all these things, it must be maintained properly.

The good news is that maintaining a coating is simple if the building manager follows a few steps. For those building managers who are proactive and are currently planning an exterior paint project, let them know that they’re doing great work! We’ll even cover a few important notes to share with them to consider before their new paint is applied so that the final exterior coating can live up to their expectations from the start.

Maintenance Begins Before You Ever Dip a Brush

Before applying a coat of paint, you must take a few steps to ensure it lives up to the manufacturer’s promise. These steps include:

1. Select the right paint for your client’s climate and aesthetic requirements: Climate affects how a paint performs. If your customer is in a region where the temperature fluctuates, which can cause contraction and expansion of the substrate, they may experience cracking down the road. You may need to offer a more flexible coating that can endure the temperature swings. Consider a mold- and mildew-resistant coating if the building is in a humid coastal area, or an elastomeric coating if the building takes direct sunlight all day. If you need the coating to retain its color because it is a brand color, for example, there are paint options that prioritize color retention, such as silicone coatings, which are modified to hold colors better. Many paint types are available, and one will meet your client’s specific requirements.

2. Consider the substrate material: In addition to being mindful of the environmental conditions and aesthetic requirements, you must also consider the substrate. Some coatings are incompatible with various kinds of substrates. For example, exterior insulation and finish systems (EIFS) require base and finish coats designed to work together. Straying from these guidelines will lead to blistering and even adhesion issues to the substrate itself. So, be sure to choose the right coatings for the substrate.

3. Prep the surface: Once you’ve decided on the perfect paint for your client’s building, it’s time to prep the surface. Start with a visual inspection where you will look for things such as surface inconsistencies, pinholes, and contaminants, like mold or mildew. You’ll want to fill any voids to level the surface and, depending on which contaminants are present, you’ll want to use the appropriate cleaner to rid the surface of those contaminants. If you paint over mold or mildew, it will continue to spread. So, address the underlying problem before applying the material.

4. Choose the application equipment: Depending on the surface you’re painting, you’ll want to consider using a spray gun, brush, roller, or other application equipment. Then, look into the nap length of the brush or roller. Textured or stucco walls require more length to handle rough edges. Synthetic brushes can be used for detailed work. A high-density foam roller can be used for EIFS. If you’re using an airless sprayer, be sure you have the appropriate tip size for the coating you’re using. Depending on the viscosity of the coating, you could end up with too much or too little product on the wall, which affects your costs and could compromise the coating’s performance.

5. Apply the coating in the right conditions and to the recommended thickness: Reference the manufacturer’s instructions to find out the recommended conditions for application and follow them. Applying a coating in warmer or cooler weather than what is recommended can lead to blistering or improper film formation. Also, apply your coating to the specified thickness, as noted in the instructions, and use a thickness gage if needed. If a layer is too thin, you may not get the full amount of the advertised properties. Ultraviolet (UV) protection, for example, may be diminished. If it’s too thick, you risk the paint not curing correctly, so a solid barrier may not be created.

Proper Maintenance After Application

Okay, your client’s new coating is on, and it looks amazing. Now what?

All too often, building owners take the easy path and instead of regular, planned maintenance, choose to wait for signs of trouble to emerge before taking any action. When trouble appears on the paint’s surface, it’s likely been brewing for quite some time.

Help your clients and offer them this more proactive approach: Develop a simple, non-intensive maintenance plan, and keep a maintenance log. By creating a plan, you’re initiating a proactive maintenance mindset, and everyone will be on the same page. Here are some considerations:

• The warranty: Coating manufacturers base their warranties around how long they expect the product to perform. The maintenance guidelines provided in the warranty ensure the building owner gets optimum performance. Most manufacturers require an exterior recoat to be applied every 2–3 years to maintain the warranty. Build a maintenance plan around that recoat timing and any other maintenance requirements.

• The maintenance log: To help your client keep track of maintenance activities that may affect the new coating system, you’ll want to offer them the solution of a log. In this log, they’ll want to include the maintenance date, a short description, and a space to list any cleaners or other products that they may have used. Keeping track of maintenance activities will help to reinforce to your clients the importance of the maintenance plan with exterior coatings. If they encounter a maintenance issue, they’ll have proof that they’ve correctly maintained the coating per warranty guidelines.

• Seasonal rinsing: While the warranty may not require a recoat until year two or three, the new coating also needs regular maintenance. Ideally, the coating will be rinsed every few months with the changing seasons. This helps to remove dirt and debris and to conduct a visual inspection to ensure no problems emerge. This may be done by the building owner, but it also may be a service that you can offer to do for them to help maintain that relationship and keep the coating up to snuff.

• Annual pressure washing: You’ll also want to recommend to the client a built-in yearly gentle cleaning with a pressure washer and mild detergent. Visual inspection during the first annual pressure washing is essential because the coating has lived through all four seasons (or a full year if there are fewer seasons in your area) and has experienced the full range of environmental conditions. So, in addition to removing dirt and debris during the washing, this is a time to look for areas of concern. For example, a shaded area may show signs of algae growth, or a sun-drenched area may show signs of fading. By identifying problems early, they can be addressed before they grow into larger, more expensive problems. As with seasonal rinsing, this is another area that you may offer your services to help the client.

• Scheduled recoating: As mentioned, you’ll want to recommend that the building owner follow the recoat schedule as the warranty requires. This is the perfect chance for you to work with the client on a time for prepping the surface and following the manufacturer’s guidelines regarding paint thickness depending on the ideal weather conditions for application.

• Visual inspections: What should building owners be looking for during these visual inspections, and what should they do if they find something? Give your clients some answers before they go looking for help elsewhere. This also helps build trust in your relationship. Here are some common problems and the steps to remedy them:

o Cracking: This is typically caused by the expansion and contraction of the coating and substrate. Clean the affected area with a mild detergent and, if necessary, sand it as well. Then, re-apply the paint to the affected area.

o Delamination: Delamination is the separation of one coating from another or the separation of the coating from the substrate. Visually, you’ll see the bubbling of layers within the paint. The cause of delamination is typically substrate adhesion failure. You’ll want to clean, sand, check for moisture, and repair the substrate, if necessary.

o Peeling or pinholes: Peeling and pinholes usually indicate water penetration. With water damage, the integrity of your coating has been compromised, so assess the extent of the damage; if it seems widespread, you’ll need to find the source of the leak to prevent future damage. The cause could be as simple as environmental moisture or as significant as a substrate not performing properly. If it’s a minor issue, clean the area using a mild detergent. Once the surface is dry, use a putty knife to remove loose, excess paint. If there are holes in the substrate, use a substrate filler. Then, sand the affected area to give a smooth finish and prime it with the recommended primer. Once the primer coat is dry, you can apply a new coat of paint.

o Efflorescence: Efflorescence appears as bubbling between paint layers. It occurs when water dissolves salts in the mortar, blocks, or concrete structure and then evaporates, leaving the salt behind. You’ll want to remove the chalky, powdery residue with a dry brush. Then, clean with a vinegar solution or detergent made specifically for efflorescence. Once dry, then you can apply a new coat of paint.

o Mold and mildew: Mold and mildew are the most troubling contaminants because they could indicate deeper issues and pose a serious health risk if allowed to spread to interior walls and spaces. They could also damage and weaken the substrate. So, it’s imperative to have a professional determine the cause or source of the mold and/or mildew before applying a new coat of paint. Mold and mildew can be caused by something as serious as a failure within the substrate or something as simple as environmental moisture.

When to Contact the Manufacturer

There are times when you may need to contact the coating manufacturer. Here are a few examples of when that would be appropriate:

• Before application: If you aren’t sure which coating to use, the manufacturer can help you navigate all the options to identify the perfect one for your client’s geography and substrate.

• During application: If you notice the coating isn’t going on smoothly and has an odd consistency or odor, you’ll want to contact the manufacturer before getting too far into the project. They will help you determine if the quality of your coating has been compromised, if you’re mixing it incorrectly, or if there is another issue at hand.

• After application: Call the manufacturer if you notice problems during a visual inspection that might indicate that the coating isn’t working as expected or promised. The sooner you identify a potential issue, the better!

• Anytime you have questions: The manufacturer is there to help. If you have any questions or concerns about your coating product, call them, regardless of how long your client’s coating has been up.

Proper Maintenance Equals Enhanced Performance

A proper maintenance plan can be developed in just a few minutes. Those few minutes of proactive planning will ensure that your coating is living up to its responsibility as the first layer of protection for your client’s building, keeping the elements at bay so the bones of the building stay healthy. Plus, proper maintenance will keep your work looking its best for years to come.

Editor’s note: This article first appeared in the September 2024 print issue of CoatingsPro Magazine. Reprinted with permission.