Professional insights on commercial repainting and remedial building repairs

A pristine coat of paint is only as enduring as the surface beneath it. That’s our philosophy, which is why our commercial repainting solutions include meticulous remedial building repairs. While it may seem like a sizeable upfront investment, cutting corners will cost more in the long run. A quality commercial painting job looks good and stands the test of time.

At Dukes, we’ve been transforming spaces since 1958. Our proven track record of delivering high-quality projects speaks for itself because we do the job right. We’ve often been called in to repair painting projects that weren’t done to a high standard due to a lack of foundational knowledge in building structures. Issues frequently arise when repairs are attempted by painters without a builder’s license or an understanding of how buildings function.

Premature paint failure

If you don’t properly address underlying issues with the substrate, the paint will quickly deteriorate. This can lead to problems like peeling, blistering or bubbling caused by moisture infiltration, substrate instability or inadequate bonding surfaces.

Visible cracks and seams

When you don’t properly repair cracks or deteriorating joints, they reappear through the new paint layer. This is especially common in areas that experience structural movement or thermal expansion, such as balconies and external walls.

Corrosion and rust stains

Metal components, such as bar chairs or reinforcing bars within concrete, can corrode and cause rust stains to bleed through the paint. This happens when moisture penetrates the concrete, causing the metal to rust and surface through the paint. Properly addressing this corrosion before painting helps prevent further damage.

Water intrusion and dampness

If cracks, faulty joints or damaged sealants aren’t repaired, water can seep into the substrate, leading to dampness and mould growth. This occurs when moisture infiltrates through gaps, compromising the integrity of the structure and creating conditions for mould to thrive.

We understand that commercial painting is a significant investment, and the lowest quote can be tempting. However, if that quote doesn’t include remedial repairs, you’ll likely end up needing someone to come back and fix it. Cutting corners leads to frequent issues, and as our General Manager, Paul Williams, points out, “more than 70% of strata buildings require remedial work before repainting.”

For example, concrete spalling repairs are frequently compromised by inadequate preparation of reinforcing bars, leading to premature corrosion and patch failure. Using render instead of concrete patch repair mortar, applying feathered edges, or failing to follow manufacturer instructions when applying the repair mortar can all contribute to patch failure.

When it comes to render repairs, painters sometimes overlook underlying substrate issues, such as brick growth, poorly detailed flashings or inadequate joint installation, before reapplying the render. Additionally, render patches often lack control joints for future movement, and the patch material may fail to adhere to the surface.

Flexible joint repairs also present challenges. Painters often fail to remove the failed joints before painting, use inappropriate fillers like ‘no more gaps’ to fill separation holes, or neglect to use backing rods for larger joints, leading to premature separation.

In cases involving bar chairs to balcony ceilings, painters may treat rusted bar chairs as stains, applying stain blockers and repainting the surface, but then the rust reappears shortly after.

Whether it’s a strata building, retirement village, educational facility, commercial property, government building or heritage project, our comprehensive approach ensures that your paint coat lasts. In addition to longevity and cost savings, high-quality remedial repairs reinforce structural integrity and stability, preventing further deterioration. These repairs also protect the building from moisture by sealing vulnerabilities and ensure compliance with product warranties for your peace of mind.

We conduct a thorough estimation process to provide our clients with accurate quotations. Starting with a site assessment, our estimator identifies necessary repairs and includes a provisional sum in the quote, ensuring owners account for this cost in their budget from the outset. Because repairs can be difficult to quantify, we recommend clients include an additional 10% contingency in their budget for unforeseen issues.

During the project kickoff, our project manager reviews the estimator’s notes and provides firm costings for the repairs. Once work begins, we maintain constant communication with clients about the project’s progress. We never exceed the budget without written approval and always aim to complete necessary repairs for a long-lasting, successful repaint while keeping costs as low as possible.

“We’ve been doing this a long time, and we’re finding that owners are more educated on building remediation than ever before,” says Paul. “With more information available, building owners are increasingly accepting of the need for remediation, understanding its importance before repainting.”

While the benefits of remedial work prior to repainting are undeniable, and education on the subject is more accessible, some challenges remain. Upfront costs often deter clients, as they may believe painting alone will overhaul the building’s appearance. Shifting this mindset and helping owners understand the importance of these repairs is crucial to achieving a successful, long-term result.

At times, building owners opt for lower painting quotes that don’t fully account for the necessary remedial repairs, leading to unexpected additional costs later on. At Dukes, we proactively identify all required repairs upfront, allowing owners to budget effectively and avoid any unwelcome surprises.

We specialise in various industries, including strata, retirement living and aged care, commercial property, education, government and heritage, and our professional team has the knowledge and resources to save you time and money long term.

For lasting, transformative commercial painting and remediation solutions, contact us for a quote today.