Exterior House Painting Questions

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networkn

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#243931 9-Jan-2019 13:56

Hi.

We have a 2 Story home that is about 13 years old. The top level needs repainting it would seem.

I can call up some painting contractors, but so I am semi prepared are there things to know that would assist me in picking the right person, making sure I get a good job done and don't spend more than I need to for said good job?

As it's the upper level I presume scaffolding will be required and I understand we may have liability now under the recent rule changes. I obviously want to ensure we don't run foul of those?

The house is 250m2 incl garage, with 4 bedrooms and 2.5 bathrooms. I don't have a handy floor plan so I am unsure how to determine the total size or if that's even relevant?

Does anyone know if the weather is ok, how long such a project might take/cost etc?

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#2157039 9-Jan-2019 14:03

Best guess, $18K would be very cheap, $25k maybe about right, $30k if scaffolding is expensive.

Average estimate for my tall single story 3 bedroom house was $22k, but we got a cheaper Chinese company for $16k. I'll just watch them carefully. Found them on builders crack.

Those prices include full strip. If it just needs basic preparation could be a fair bit less.

networkn

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#2157040 9-Jan-2019 14:05

Egads. That's frightening. Was thinking 15K!

The top level of our home is smaller than the bottom so there is roof wider at the lower level. I am unsure how that affects scaffolding or how I know what kind of scaffolding to get. We got estimates 2 years ago that ranged in pricing but we can't recall recall what was estimated. The painters recommended getting our own scaffolding as they charge a hefty premium for it.

BlueShift

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#2157041 9-Jan-2019 14:06

We had our top floor done a year or two back, after the new regs came in. As our top storey is set back and we have a steep roof, scaffolding is very tricky, but necessary if you want to live. I had a couple of scaffolders look at it and their quotes were eyewatering. I got some quotes from painters, and the ones we went with used abseil gear, and got the whole top floor done inside two days for a very reasonable sum that I can't remember now, it was less than the quote from one of the scaffolders (just for scaffolding) though.

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#2157044 9-Jan-2019 14:08

BlueShift:

We had our top floor done a year or two back, after the new regs came in. As our top storey is set back and we have a steep roof, scaffolding is very tricky, but necessary if you want to live. I had a couple of scaffolders look at it and their quotes were eyewatering. I got some quotes from painters, and the ones we went with used abseil gear, and got the whole top floor done inside two days for a very reasonable sum that I can't remember now, it was less than the quote from one of the scaffolders (just for scaffolding) though.

Are you in Auckland, would you mind sending me the details for the people you used?

ben28

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#2157048 9-Jan-2019 14:13

We paid $11,000 plus gst. Chemwash, scaffold hire and paint included
For second storey only , top storey about 170 square metres, wooden windows.
Think it took about 3 weeks with weather delays, but if they throw more bodies it can happen quicker obviously
Weatherboards were ok paint wise , windows were flaking in some places
In Auckland
Have a look on nocowboys to find someone with good references and ask to talk to their references and view some of their work.
They’ll come in , have a look and give you a written quote.
Paid 20 percent before starting then rest at completion
Get a few quotes as some may not really want the job but quote high in the off chance they’ll make a killing, and I guess if you go with the lowest quote understand why it’s the lowest.

networkn

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#2157053 9-Jan-2019 14:21

Some of our weatherboards are flaking, we have aluminum windows. Not sure if that makes it better or worse, better I am imagining.

timmmay

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#2157055 9-Jan-2019 14:25

Is the undercoat ok? If not you probably need a strip and paint, which would be a shame for a 12 year old property.

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nickb800

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#2157056 9-Jan-2019 14:26

IANAL but I don't think that you have liability under Health and Safety laws for your contractors safety. You are not a person conducting business or undertaking (PCBU) if you are a home occupier contracting residential work (e.g). So I wouldn't worry about that side of things. The contractor is the professional and the PCBU so it's up to them to include in the quote and manage any safety requirements associated with the job.

That said, an overly cheap quote which didn't allow for access/safety gear is probably a red flag about that contractor.

mdf

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#2157057 9-Jan-2019 14:26

I know a few painters (none in Auckland unf) and by and large they are as frustrated with H&S regulations as everyone else. Scaffolding is required for everything. One story that was relayed to me (I'm 90% sure he wasn't taking the michael) is that 3 step stepladders are pretty much impossible to find anymore, since worksafe insists on at least 3 points of contact (hands, knees and feet) up a ladder. Which means you need at least 4 rungs even if you're standing on the bottom step...

On the plus side, your roofline won't be unique and they will figure out a solution to scaffold it.

My painter acquaintances have suggested to me $30K is a pretty conservative rule of thumb for a double story weatherboard house in average condition, including scaffolding. IIRC, your house is newer than that, so likely (a) in better nick (no stripping, not much sanding); and (b) the joinery is aluminium. So hopefully you save on that.

You can "optimise" your spend if you need anything else done while the scaffolding is up. We're having windows and guttering replaced at the same time our house is being painted, though were months away from actually starting.

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#2157061 9-Jan-2019 14:31

About 10 years ago a painter fell off my roof and had to go to hospital. I don't think he did anything major, but was probably off work for a while. So there is a reason for the regulations.

wellygary

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#2157066 9-Jan-2019 14:37

mdf:

You can "optimise" your spend if you need anything else done while the scaffolding is up. We're having windows and guttering replaced at the same time our house is being painted, though were months away from actually starting.

+This,

Look at doing anything at height at the same time, , think about whether the roof needs any painting/repairing, + guttering/flashings/windows..

rb99

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#2157079 9-Jan-2019 14:50

DIY and knock a 0 off the bill ?

“The modern conservative is engaged in one of man's oldest exercises in moral philosophy; that is, the search for a superior moral justification for selfishness.” -John Kenneth Galbraith

rb99

networkn

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#2157082 9-Jan-2019 14:51

rb99:

DIY and knock a 0 off the bill ?

Sounds great, except I have NO DIY skills and learning and doing myself would be very time consuming I'd imagine.

rb99

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#2157091 9-Jan-2019 15:03

I know its easy for me to suggest, but still, I find the cost of painting a house here horrendous. I lived in South Africa a decade-ish ago and I used to do a reasonable job applying two coats of decent paint for a decent size (admittedly single story) house for about 2500 rand. Even at the ex-rate then, thats 500 bucks.

Labour (obviously) isn't cheap.

“The modern conservative is engaged in one of man's oldest exercises in moral philosophy; that is, the search for a superior moral justification for selfishness.” -John Kenneth Galbraith

rb99

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#2157093 9-Jan-2019 15:04

Plus I guess taking annual leave (or whatever) to spent all day doing that doesn't really appeal...

“The modern conservative is engaged in one of man's oldest exercises in moral philosophy; that is, the search for a superior moral justification for selfishness.” -John Kenneth Galbraith

rb99

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