Connoisseur Spotlight

The following article appeared in the Summer 2012 issue of Condominium Manager Magazine

Anyone who has been to Toronto knows, high-rise building construction is booming. Most new construction involves building envelopes that are utilizing new technologies and designs to minimize maintenance of the exterior finishes. For the thousands of other older high-rise structures, exterior maintenance is a costly and complicated concern.

Eventually, all exterior façade finishes lose sheen, colour and coating integrity. Caulking and perimeter sealants typically have a service life of 15 years. After 5 years, colour retention on aluminum framing and panels is affected. To best utilize resources, sealant replacement and painting should be coordinated and executed by the same contractor. With advances in coating technologies, recoating the exterior of a high-rise and replacing the sealants has become a viable and economical option for condominium corporations in their efforts to beautify the exterior of the building, and maximize the service life of the building envelope as compared to panel, window or curtain wall replacement.

High-rise exterior projects are extensive and before any work begins, there are important aspects that must be addressed:

• a comprehensive health and safety plan
• building access for trades and tenants and other staging logistical issues
• proper coating system specifications

 
In 2011, a high-rise exterior coating project at 1 James Street South—exterior curtain wall restoration on a 15 storey office tower in downtown Hamilton involving swing stage work—was contracted to Connoisseur Painting Ltd. (CPL). The James Street project became a classic example of how complicated exterior restoration projects can be.

Health and Safety

With the mention of swing stage work, the first thing that comes to mind is safety. Chris Linkert, CPL’s Health and Safety Officer, explains, “Since the tragic events of Christmas Eve 2009, where 5 workers lost their lives after their swing stage collapsed 15 stories up, the Ministry of Labour has paid special attention to all workers working at altitude. This accident highlighted how terribly wrong things can go when no preparation, training and proper supervision are present on a high-rise site.”

Health and safety concerns are paramount and the launching point for successful project planning. The major difference between work at altitude and other painting projects are the consequences involved. It is critical that strict observance of Health and Safety plans be maintained. Swing stage crews and supervisors must be WHMIS certified and IHSA certified in suspended access.

For the James Street project, a mandatory orientation program was implemented. A comprehensive orientation binder covered all aspects of the project (health and safety rules, responsibilities of everyone involved, applicable legislation related to working at heights). The most important aspect was the daily jobsite inspection.

Prior to the start of the project, a Job Hazard Analysis (JHA) was completed itemizing the specific hazards, the proper Personal Protective Equipment (PPE) and inspection specifications. Each worker completed a daily PPE and Job Site inspection, re-enforcing their training. Supervisors inspected all lifelines, harnesses, and swing stage and suspension cables confirming the worker’s inspection. With two layers of inspections, workers, supervisors, and owners could rest assured that the site was safe.

Access and logistics

Swing stage projects have specific rigging requirements.

No challenge was more pressing than Mother Nature. The building on James Street is in downtown Hamilton, directly across from the Ministry of Labour, and more importantly, in the middle of a wind tunnel. Weather conditions were monitored daily; ground level work was left for days when it was too windy to be on a swing stage.

Rigging requirements demand specific access and maneuverability parameters; James Street’s issues were two-fold. First, the roof was crowded with multi-level mechanical rooms. Engineers developed a site specific suspension system to accommodate the space and anchor restrictions. Secondly, access for rigging the east elevation was impeded. A mobile crane was required to lift two 30 foot swing stages and motors onto the neighbouring bank building roof.

Public access was vital. Contact with and clearance from municipal and federal governments was necessary. Street permits were needed for erecting overhead sidewalk hoarding around the building. Canada Post moved mailboxes. City sidewalk garbage cans were relocated and sidewalk hoarding was designed to allow access to a bank depository and garbage pick up. Appropriate signage helped make all public access clear and safe.

By managing the project well, maintaining strong lines of communication, partnering with quality suppliers and installers, and having contingencies in place, the project was able to stay on schedule

Coating system specification

Pairing the right system to a substrate is crucial. A paint failure on a 15th storey panel is an expensive warranty issue and mass failures can be catastrophic.

Sourcing the coating system takes expertise regarding substrates, conditions, and application limitations. Engineering firms can be a source of information, but most are not coating specialists. Paint manufactures with their regional coating specialists are typically the primary source of information on high performance coatings.

Rick Williams, the Corrosion Specification specialist with The Sherwin-Williams Company, consulted on and assisted with developing the appropriate coating system. Due to the troubling condition of the existing coating, applied only eight years earlier, and after their testing, Sherwin-Williams concluded that 1/ the primer used was not specified for the topcoat applied and 2/ painting had occurred late in the season when the dew point & temperature can negatively affect the coating integrity as it cures. An environmentally friendly striper was recommended to remove the existing failing coating.
This first product attempt at stripping a panel failed. The paint remover dried too quickly in the summer heat, neutralizing its effectiveness. For the next week, in an exhaustive effort to secure a solution, multiple tests of paint removers and other preparation techniques were executed. Taking into consideration what had occurred at the building eight years earlier, the ownership group was apprehensive and cautious. Finding a solution and coming in on budget was vital.
In the end, every square inch of previously painted panels and window framing were scraped and mechanically sanded to remove all loose and failing paint. Finally, the panels and framing were scrubbed with TSP and rinsed clean.

A new non-solvent based coating system was tested, passed multiple adhesion tests, and client approval. The project moved forward with stunning results. Being solvent free, the new coating system removed the risk of chemical degradation of the existing coating. At the end of the project CPL offered a 5 year warranty on the project.

Restoration of high-rise exterior finishes and sealant replacement might seem daunting for most owners, directors and property managers. The projects are complicated with many technical nuances. By using trusted and experienced contactors and carefully planning for all possible challenges and contingencies, high-rise painting and sealant replacement can be completed successfully with minimal risk and inconvenience to residents. The results can beautify, maintain, and protect a high-rise building envelope at a fraction of the cost of window panel replacement. As skylines across the GTA continue to change, so will the technologies and techniques necessary to maintain these high-rise structures that more of us than ever are calling home.

In the spring of 2012, Connoisseur Painting began a two year building envelope restoration project at The Granary in Oakville. Follow this project on CPL’s website or Facebook site.

By John Margaritis

John joined Connoisseur Painting Ltd. in 1995 and brings 20 years of project management and chemical coatings experience to the firm. John’s extensive knowledge of paint application as well as his experience working inside the condominium industry instills confidence in our maintenance clients. 
John manages operations of Connoisseur Painting Ltd. focusing primarily on estimation and project management for exterior and interior condominium maintenance and painting clients.

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Read the original article as it appeared in Condominium Manager magazine: Reaching New Heights

Written by Alyson von Massow

Q: What can I expect when removing wallpaper from my condo’s corridor walls?

A:

• Condominium corridors will often have vinyl wall covering on the walls and when it comes time to refurbish the common spaces, the cost to replace the wall covering will be impacted by the amount of wall preparation that is required.

• Vinyl Wall Covering is very durable making it suitable for commercial uses and also meets fire code requirements placed on condominium common areas. Vinyl Wall Covering is easier to maintain and is much easier to repair than residential wallpaper which is typically 21” or 28” wide while most commercial vinyl wall covering comes in 54” wide rolls. This makes it much more efficient when installing it on corridor walls with fewer seams.

• Vinyl Wall Covering will cost more initially however it outlasts paint by three to five times. This makes it the best choice for condominium corridor walls.

• The condition of the walls after old VWC is removed can vary. It depends mostly on the method of application of the previous wall covering. The key is the primer. If the drywall was never primed properly and the wall covering applied directly over the bare drywall, the glue will stick directly to the drywall and will tear it away when it comes time to remove it. This is common during new construction when the wall priming step is missed deliberately to save cost.

• Once the wall covering has been removed, we expect that repairs are required to fix the damaged drywall. This means sanding, priming, skim coating, sanding and priming again, until the walls are smooth. Proper preparation of wall surface is very important. This may require anywhere from 25% to 100% of the wall to be skim coated depending on the damage.

• Wall surface needs to be clean, dry and smooth and structurally sound to ensure proper installation. It also needs to be free of mildew and other stains which can bleed through the wall covering. Any gloss and semi-gloss paint already on the wall needs to be sanded and a coat of adhesion-promoting primer applied prior to wall covering installation. If the wall is poorly prepared, it will result in deficiencies in the drywall showing through the new wall covering and likely more damage will be caused when it comes time to remove it.

• Replacing corridor wallpaper is no small feat, but it doesn’t have to be filled with uncertainty if proper care is taken. Skilled professionals can help make the job go by smoothly, leaving corridor walls looking fresh and new. By ensuring walls are properly prepped and covering is installed with care, you can ensure that next time a replacement is needed; fewer repairs will need to be done to the base wall, saving you money in the long run.

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Alyson von Massow is a member of CPL condominium design interiors / Connoisseur Painting: a refurbishment and painting firm based in Oakville, serving the Golden Horseshoe and GTA condominium marketplace for over 20 years. For more information and to view a showcase of projects, visit www.cplgroup.ca.

Another testimonial from a unit owner at PCC 586/608 in Mississauga. We
always enjoy getting compliments!

Nice work TEAM!

THIS IS FURTHER TO YOUR YOUR COMPLETION OF THE PAINTING AT 5530 GLEN ERIN DRIVE , UNIT # 19. WE ARE VERY PLEASE WITH THE WORK DONE ON OUR UNIT, IN FACT THE WORK DONE ON ALL THE UNITS WHICH WE HAVE LOOKED AT. THE PEOPLE WORKING ON THE JOB WERE FRIENDLY, AND OBVIOUSLY CONCERNED WITH THEIR WORKMANSHIP. GOOD JOB. THANKS, JACK, UNIT 19

Written by Alyson von Massow

VOC’s, or volatile organic compounds, are a family of chemicals that are emitted by a variety of household products. Studies show that they negatively impact the quality of the air inside and outside buildings as well as contribute to ground level smog. They can also significantly increase the risk for respiratory and heart diseases. Oil-based paints, which emit VOCs, are commonly used by property managers and/or homeowners.

In September 2010, legislation limiting the concentration levels of VOCs in all architectural painting products was passed by the Government of Canada. Because of this, 47 of the 53 paint coating categories were deemed non-compliant as they no longer meet the new VOC rules. This means paint companies can no longer manufacture or import oil-based paints into Canada. All existing stock of non-compliant products must be sold by September 2012. There are now restrictions set on the oil-based paints commonly used by property managers. Paints that once were used for painting walls or trims, no longer meet the new restriction of less than 250 grams per liter of VOCs.

These new regulations do not mean that oil-based paint is completely unavailable. Some non-compliant coatings will still be available for use; however they will be highly restricted and primarily designated for industrial purposes. Non-compliant products can be used in 5 situations: if the substrate is metal with exterior exposure, if the substrate is immersed in water or chemicals or is chronically exposed to interior condensation, if the substrate is exposed to chemicals or harsh fumes, if there are repeated abrasions or heavy scrubbing to the substrate, or if there is repeated exposure to temperatures of 2500oC and over. This means that oil based paints can still be used in situations such as on outdoor handrails for businesses, door frames in patient rooms or schools, or commercial kitchens (all of these being areas subject to heavy scrubbing with harsh cleaning chemicals). But oil-based paints that were traditionally used for corridor walls do not meet the VOC requirement as detailed in the Act.

Non-compliant coatings can no longer be used on substrates such as interior metals, wood trim (interior or exterior), school classrooms, storage areas, or residential walls and trim. Due to the durability and moisture resistance of oil-based paints, they were traditionally used in these areas. In these circumstances, unless meeting the requirements of the above mentioned situations, non-compliant coatings are not suitable and their usage will result in heavy fines. If, for example, corridor walls of a high-rise condominium were previously coated with oil-based paints, they cannot be re-painted with oil-based paint. This presents the problem of verifying whether or not your substrate is coated with an oil-based paint and if so, how to re-cover it with acrylic. It was once the rule that one must re-paint over oil paint with more oil paint, the new legislation no longer allows this.

To determine whether or not a surface is covered with an oil-based paint, first check if the paint can be chipped. Oil-based paint is generally quite brittle and comes off in chips. This paint also breaks down in the sun, producing a chalky residue in higher quantities than acrylic paints. To be entirely sure of whether the paint type is oil-based or not, the best procedure is to do a chemical swipe. Nail polish remover containing acetone or methyl hydrate will dissolve acrylic or latex paints on contact. If when the painted surface is wiped with a cloth soaked with the chemical and paint comes off (not just chalk residue), then the surface is a latex or acrylic paint, and if nothing comes off, it is oil-based.

Due to advancements in current paint and coating technology, you no longer need to completely remove oil-based paint in order to re-paint with acrylic. New high quality primers which form a tight bond with the slick oil-based coating are necessary for covering oil-based paint. Before priming and to ensure that a tight bond can be formed, scuff-sanding is recommended. An excellent bonder and primer for almost any conversion is UMA (Urethane Modified Acrylic) manufactured by XIM. It can stick to almost any surface and passes VOC rules. With a high quality primer in place, you can use high end or low end paint, depending on the durability required. It is important to use paint with a high concentration of acrylic. 100% acrylic paint is much more durable, scuff resistant, and washable as opposed to vinyl acrylic paint. The higher acrylic content forms a better bond with the primer and the substrate. Sherwin-Williams produces a high quality acrylic paint, A-100 Exterior 100% Acrylic, which is excellent for theses conversions.

Canada’s new legislation restricting VOCs does not have to inconvenience property owners and homeowners. With proper surface preparation, primer, and paint, coverage over oil-based paint with acrylic paint is possible. By not following the above simple procedures, a property manager can easily fall into the trap of allowing the wrong paint system to be applied. An incorrect application whether it is the coating itself or the preparation technique won’t take long to fail. A freshly painted site with immediate peeling issues will not make a property manager look good. To avoid this problem entirely and ensure proper application, property managers can turn to Connoisseur Painting Limited for knowledgeable and professional expertise.

Alyson von Massow is a member of CPL condominium design interiors / Connoisseur Painting: a refurbishment and painting firm based in Oakville, serving the Golden Horseshoe and GTA condominium marketplace for over 20 years. For more information and to view a showcase of projects, visit www.cplgroup.ca.

Below is an email we received from a condominiumm unit owner after we completed the exterior painting of his town home. It is so nice to get these. It reinforces that the procedures we have put into place actually work and have a positive affect on our clients.

Nice work team!

Good Evening John,

Regarding the exterior painting of our condo project, I am responding as one owner and wish to express my appreciation for a job well done. This starts with notifications sent out with instructions and cautions prior to painting specific areas. Excellent communication is a must for any residential condo corporation. Your on site supervisor was outstanding and as a result quality work, with great attention to detail, was experienced. In addition, no unsightly litter was left any where on our complex at the end of each day.

Our whole complex looks great. Other owners have express unsolicited positive remarks as I strolled around the site.

Thank you and I wish much success to both you and your organization in the future.

Jacques
85 Church St.
Mississauga, Ontario

You have tested it and its oil based paint, now what?

By Chris Lallouet

Complete removal of the oil based coating is no longer necessary with current paint and coating technology. With the current advances in technology there are several conversion options available to choose from.

Primer:
The use of a high quality primer that will form a tight bond to the hard and slick oil based coating is necessary. Scuff-sanding is recommended to ensure the best adhesion possible. XIM makes an excellent primer, called UMA, for any conversion project and it will stick to almost anything.

Top coat:
The top coat used can range from high end to low end depending on the durability and features you require. It is important to choose a product with a high level of acrylic content. 100% Acrylic, as opposed to vinyl acrylics, are more durable, scuff resistant, washable and form a tighter bond to the substrate. When attempting a conversion project where oil based paint is your substrate, surface preparation is the key to your success.

System Recommendations from Sherwin Williams

• 1 coat XIM UMA primer
• 2 coats Sherwin-Williams A-100 Exterior 100% Acrylic

OR

• 2 coats Sherwin-Williams All Surface Enamel 100% Acrylic

 

Follow us on Twitter for more information on coatings and technical advice.

 

Oil base paint – How do I know?

The rule in painting has always been, if it was painted with an oil base/alkyd paint, you need to recoat with an oil base/alkyd paint. With the new Canadian VOC regulations regarding paints and primers, the old rules will have to change. Soon oil base/alkyd paints will no longer be available.

The problem then is two-fold: 1/ how do you know if the surface was painted with oil base / alkyd paint and now, 2/ how do you recoat it?

Generally speaking, if you can get a chip of paint from your surface then old oil base / alkyd paint will be brittle. Also, as the paint breaks down in the sun, oil base / alkyd paints tend to chalk more than latex or acrylic paints.

However, the best method to test your paint is to use a chemical wipe.

Nail polish remover with acetone or methyl hydrate will dissolve latex and acrylic paint. If you wipe the painted surface with a clean rag dipped in the chemical and the paint comes off on the rag (more than just the surface chalk) then you have acrylic / latex paint. If not, you have oil base / alkyd paint.

Knowing this difference is important; now you can determine which products to use to recoat.

We’re pleased to present a new Letter of Recommendation from Wilson Blanchard Management. Many thanks to Stan Dulberg, A.C.C.I., R.C.M., Property Manager, Halton Condominium Corporation No. 137.

Richard Lyons and Phil von Massow of CPL Group (Connoisseur Painting Ltd. and CPL condominium design interiors) are pleased to announce that Justin Troy Simmons has joined our team of construction project management professionals servicing the residential condominium marketplace in the Greater Toronto Area. Justin brings his 11 years of construction experience including project management to CPL Group as a production manager focusing on providing first rate customer service to our maintenance clients. Justin is a graduate of the Architectural Technology program at Sheridan College.

What you need to know about paint and VOCs.

If you are a property manager or a homeowner, you regularly come in contact with substrates that need painting. If you come in contact with substrates that need painting, then you need to know about VOC regulations.

VOC REGULATIONS AND IMPLEMENTATION

In September 2010, the Government of Canada passed legislation limiting the concentration levels of VOCs (volatile organic compounds) in all architectural painting products. ¹

What are VOCs? VOCs are a family of chemicals emitted by many household products (such as oil-based paints). VOCs negatively impact the quality of air, both inside and outside your home and contribute to ground level smog and significantly increase the risk of respiratory and heart diseases. In fact, Environment Canada states that 26% of VOC emissions come from paint and other coatings. ²

As published in the Canada Gazette Vol. 143, No. 20, the Canadian government brought in the new federal VOC regulations effective September 2010. Because of the new regulations enacted, 47 of the 53 paint coating categories no longer meet the new VOC rules and are deemed non-compliant. Most notably among these coating categories are oil-based paints. As such, oil-based paints can no longer be manufactured or imported into Canada by any paint company. Paint companies have until September 2012 to sell through their existing stock of non-compliant product.

The Federal government has made it clear to the paint industry (paint manufacturers, retailers and contractors) that they will vigorously enforce these new regulations and all parties involved will be subject to investigation and scrutiny. Violation of the VOC regulations will result in stiff fines as mandated by the legislation.

What does this all mean? Simply put, while some non-compliant VOC coatings will still be available, the application of these paints will be highly restricted and primarily designated for industrial use. This poses some serious challenges for residential contractors when coating areas previously painted with an oil-based product.

Question: Under what circumstances can I use non-compliant products as part of an architectural painting project?

Q: What are some practical examples of when I can use a non-compliant product as part of an architectural painting project?

Q: What are some practical examples of when I CANNOT use a non-compliant industrial maintenance coating as part of an architectural paint project?

Q: I have high-rise corridor walls that were painted with oil paint. Can I still use an oil-based coating when it comes time to repaint?

As outlined in the new regulations, paint manufacturers have until September 2012 to sell through any remaining stock of non-compliant oil-based coatings. In fact, many major paint manufacturers have already done so and no longer have any stock of oil-based coatings for residential use. Knowing that these regulations were coming into effect, CPL has been working with our paint suppliers to determine which coating solutions perform best in a variety of applications. For the progressive contractor who has prepared for the new regulations, many compliant options are available that perform as well or better than traditional oil-based paints. From adhesion primers to acrylic modified alkyds and acrylic enamels, CPL has paint systems in place that will allow us to provide you with outstanding performance.

If you have existing substrates painted with oil-based paint and require a repaint, contact CPL and find out how we can make you look good.

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References:
1. http://www.ec.gc.ca/lcpe-cepa/eng/regulations/detailReg.cfm?intReg=117
2. http://www.ec.gc.ca/cov-voc/default.asp?lang=En&n=59828567-1