The Wet Edge

07/22/2015in Body Corporate

Look Up Strata – Comparing Painting Contractors

BRUSHES FOR BRUSHES

If you’ve ever been involved in obtaining quotes to undertake a larger project, chances are you’ve experienced large variances in prices between contractors.  One industry where this may seem more prominent than any other is the painting sector.  Why is that?

As a general rule, there is typically never a large difference in price between painting companies, but more so a mismatch in services being offered and the expectation in what the finished result should look like.

Some Painting contractors will always offer the bare minimum level of quality.  This could include applying one coat of paint rather than two or three, using decorative paints instead of protective elastomeric coatings, omitting some substrates such as gutters or fascia boards, or even using unqualified or licensed painters.

So how can you ensure that all of the quotes you have obtained line up and you’re comparing like for like products?

When obtaining painting quotes, there are some important questions you need to cover as part of the initial contractor meeting.  These may include;

  • How long will the job take
  • How many painters does the company employ
  • Are they employees of contractors
  • Are they trade qualified
  • How many coats of paint will they be applying
  • Will they patch the substrate before painting
  • Will they clean the substrate first
  • How will they clean the surface
  • What similar projects have they previously undertaken
  • How long will the job take
  • What warranty do they offer on materials and workmanship
  • Can they identify Lead Based Paints and safely manage it

A broader list of questions, and a checklist, has been included so you can ensure you’re getting the right information.

Additionally, it is critical to have the painter list all of the inclusions as well as what is excluded from the quote.  For example;

  • Who is responsible for trimming/removing foliage to gain access
  • Will they paint the fence as part of the external painting
  • Is the line marking included
  • Will they remove & reinstate wall ornaments and furniture
  • What are the bathroom arrangements

Ensuring what is not included is as important as what is included.  Spend extra time in this area when meeting with the painter.  This could save you all a world of distress and unwanted time wastage.

Other important points to consider include how they will minimise impact and inconvenience to guests/tenants.  This is particularly more important where your building has casual guests or commercial tenants and require access for customers.  The last thing you need is negative feedback on social media because there were contractors hindering your guests’ experience.

Take the time to compare your quotes thoroughly.  It pays to obtain several quotes, and remember, if there is a significant difference in price between contractors, there’s usually a reason.  Chances are, someone’s misunderstood your briefing.  The cheapest isn’t always the best option.

Click here to download our Painting Contractors Checklist

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07/22/2015in Body Corporate

Resort News – Accommodation Refurbishments

MINIMISING GUEST IMPACT

When an accommodation provider chooses to undertake a significant refurbishment, the end results generally lead to an increase in its ranking as a desired destination.

Thanks to modern day social media, projects of the sort can be a marketing manager’s dream. This is by virtue of the ability to let the world know that it’s ever increasing its appearance and facilities for their customers. Conversely however, if the process is not managed properly, the outfall can lead to un-needed social media crisis management.

Imagine this; You choose to freshen up the look of your Hotel. You obtain your quotes from several painters, choose who you think is the best option, give them a purchase order and you think that’s the end of that. Several weeks later, there’s drop sheets down every hallway, wet paint on walls which aren’t clearly marked, contractors laughing, cursing and smoking onsite, incredibly uncomfortable levels of paint odour, and worst of all, a hotel full of angry guests. Sure, you might be able to temporarily ease their frustration with a free meal or discount on a return visit, but the damage is done as various travel review sites such as tripadvisor, traveller, zoover and more, light up with negative feedback, which let’s be honest, could have been avoided.

So how do you avoid this? Surely you can’t micro manage the contractors the whole time. Well guess what? Appoint the right company and you won’t have to.

As part of the tender process, it is imperative that you have the vying bidders provide you with their own version of a Guest Impact Statement. Have them provide you with a copy of how they will manage the work, guests, staff, tenants and the like. If the contractor truly can handle this scale of work, this information should come easily.

A good Guest Impact Statement needs to, as a minimum, cover off on the following points. It needs to describe how the company will access the areas it is working on. Scaffold around a building can be unsightly, noisy to erect and pose a hazard to children and the temptation to climb it.  If using products, what type are they and what level of discomfort or hazard will they present.  How will they ensure the safety of the public, property and the Environment. Will they use temporary fencing, hoarding, tape or barriers. They should include their work method statements and safety data sheets. Where will the materials, tools and equipment be stored.

More importantly though, the statement should cover things such as how they will notify guests, what controls they will implement to contain noise levels, which facilities will they block off, can they provide alternate solutions, what is the Program, process or timeline, how often will they communicate with Hotel/Resort Management, and what is their solution to managing guest complaints.

One factor to give strong consideration to as well, is the program by which they will operate. How will they ensure that only the minimum number of rooms are Out-Of-Service at any given time. Remember, if it’s Out-Of-Service, it’s not earning you an income.

Take the time to read through their Impact Statement and ensure that it satisfies all of the factors you consider to be important in maintaining efficient operation of your facility.

The image of your business extends beyond that of your staff and facilities. It incorporates any persons engaging in duties which may be perceived by the public as being controlled by your business. It takes an incredible amount of time to build your businesses reputation, but only one reckless contractor to undo all that hard work.

For more on Resort News visit http://www.resortpublishing.com.au/

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07/22/2015in Education

Inside Strata – Paint Maintenance Programs

MORE THAN A PRETTY FACE

If you’ve ever dealt with a painting company for larger scale works, no doubt you’ve heard them talk about Paint Maintenance Programs. So what exactly is paint maintenance, and why is it a vital aspect of any building maintenance schedule?

Like most people, your initial thoughts of a paint coating’s purpose is to beautify and enhance the appearance of your property.  Not only can it modernise the building, but it can also set different tones and moods.  A paint coating’s purpose extends well beyond appearances though, and equally serves the purpose of forming a protective coating over the item being painted.

So then, what is the advantage of having an annual paint maintenance program?

Simply put, by having the painter undertake an annual inspection of your property and the paint coating applied, many serious building defects can be quickly identified and rectified.  During a routine inspection, the painter will not only touch up areas where paint may have been damaged or peeling, but also identifies the cause of the failure by certain characteristics that the paint coating is producing.  For example, blistering paint can be an indication of water being trapped behind the paint, thus suggesting that there could be a water proofing issue in either the wall or ceiling.  Cracking in the substrate may also suggest movement in the structure and could be a minor repair if identified earlier rather than later.

As part of a routine Maintenance inspections, the painter should present the property manager with a detailed report of their findings, as well as what remedial work was carried out.  This report, whilst not an engineer’s report, can offer some insight into the general health of the building.  It should draw attention the whether any found faults have occurred prematurely, as part of the buildings general aging process, or if it is caused by wear & tear.

In addition to visual inspections, the types of products used in the initial works and on-going maintenance, will also determine the longevity of the coating and the item it is trying to protect.  Typically, a painter that understands the function and purpose of various products, will only use decorative coatings where significant overall protection of the substrate is not required.  Various other products that should be used as a means to protect the structure include the use of texture coatings.  This type of coating creates a membrane type barrier, which helps limit water ingress and ultimately, minimises the likelihood of water damage to the substrate.  Another advantage to using a texture coating is it can assist to prevent Concrete decay by limiting carbonation through vehicle exhaust fumes.  This is paramount in areas where vehicle fumes may not dissipate in a timely manner, such as underground carparks with no ventilation.

One of the more common types and visually noticeable signs of building decay would be rust on steel surfaces.  If not treated early, rust can cause irreversible damage to the substrate and therefore should be actioned in a very timely manner.  Initial signs of rust can be treated early and a protective layer placed over the area to prevent further decay.

The general list of identifiable warning signs to building deterioration is too broad to be placed within an article, but is able to be identified and reported on as part of the general painting maintenance routine, which should always be personalised for your unique building type and surrounding structures.

So as you can see, paint is more than just a means to beautify your property, but also serves to protect and ultimately, save you countless dollars through preventative maintenance.

To read the Inside Strata June Issue visit http://goo.gl/CQDISe

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07/21/2015in New Construction

Australian National Construction Review – Pinnacle Apartments Brisbane Painting

PAINTING TO NEW HEIGHTS

Pinnacle Apartments is the latest addition to the iconic building development at Portside Wharf, set next to the popular Eastside Market Street Hamilton on the Brisbane River. Leisuretex Painting Contractors were commissioned to complete both the internal and external painting of this modern luxury development comprised of 162 luxury apartments and penthouses.

For all projects, Leisuretex Painting Contractors have a key outstanding of expertise. Their specially trained staff utilise swinging stages and abseil ropes for external painting and cleaning; eliminating the need for costly scaffolding (unless totally necessary). With staff trained to Level 3 ARAA qualifications (the highest rating), Leisuretex is equipped to give the best painting service for working at heights and difficult to access buildings.

Swinging Stage boats are ideal for large expanses of painting works such as those involved in construction projects. The swinging stages are set up from the top of the building in an area restricted to only a few authorised personnel on site. More importantly; set up with the swinging stage ropes and pulleys are Leisuretex’s rope recovery lines. When Leisuretex’s comprehensively trained staff are painting from the swinging stage boats, they are all harnessed with rope lines that are secured to the building separately. Leisuretex’s commitment to maintaining a safe environment is always the highest priority.

Abseiling is a quick, efficient and cost-effective painting solution for high-rises, double-storey buildings and anything in between. Interestingly, the abseiling technique is much more cost-effective for the client. Leisuretex Painting Contractors can and do utilise the scaffolding option, however applying the two former methods is preferred. They are truly artisans of their trade in this way. The outcome is that the construction project is less expensive, with far more focus on detail.

Being an industry leader, Leisuretex Painting Contractors have been around the block countless times. With their stellar track-record and high calibre of painting, Brisbane painting projects have never been in more capable hands.

Leisuretex Painting Contractors, with their ‘Make it Happen and can-do attitude’, have applied their painting expertise in projects such as 757 Ann St, Fortitude Valley, a new construction building with a 5 star Green Star Office Design. They have also completed the super-luxurious Four Points by Sheraton, located in Brisbane. The project was a 32 storey building and has been described as the “first internationally branded, new-build hotel launched in Brisbane in the last 10 years”.

To read the Australian National Construction Review Magazine Issue visit http://goo.gl/i8pfmH

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05/01/2015in Community

Kooralbyn RSL Mural

Leisuretex Painting Contractors held the Breast Cancer Fundraising Paint ‘Sale’ in October 2014. The visual arts teacher at The Kooralbyn International School came along to donate to NBCF and take away some paint for her home. However, we all got to chatting and she mentioned her year 10 Visual Art class would soon be painting a mural for the Kooralbyn RSL. Our Operations Manager Chris & Supervisor Shannon, got onboard straight away and loaded Miss Millwood up with the paint they would need for the mural.

We received updates throughout the process, (which we all loved keeping up with) and were so excited to see the final product! Unfortunately due to the storms we were unable to make the official reveal, but a huge thanks to Miss Millwood for sending us a photo of the completed wall!

“Year 10 Visual Art have been busy this term [Term 4, 2014] generating designs to decorate the new Kooralbyn RSL. All students were commissioned to create a sizeable mural design that commemorated the 100th anniversary of Gallipoli, WWI and represented all military services and Australian service throughout the last century. Competition was tight, but Kahlia McClymont’s design was ultimately selected to be painted by the entire class. Year 10 Visual Art worked well as a team, to complete the mural to a commendable standard and have proven themselves to be accomplished artists. I look forward to the official mural reveal evening in week 10, where their family members and supporting staff can witness and celebrate their creative endeavours. ”

“The Kooralbyn RSL and I are pleased to invite Leisuretex Painting Contractors to the official reveal of the new mural commemorating the 100th anniversary of Gallopoli. The entire mural was painted with paint kindly donated by Leisuretex Painting Contractors, for which we can not thank you enough. We are understanding of the difficulties attending due to distance, but hope to see you and your families at the small celebration. ”

“Thank you for all your help Leisuretex Painting Contractors.
You were so generous. A company with real community spirit.” 
K Millwood Visual Arts Teacher, The Kooralbyn International School

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05/01/2015in Community

Bethania Boxing Club

A lot has been happening at Leisuretex Painting Contractors! Along with the range of  new construction, commercial and body corporate projects we have been undertaking, our managers and supervisors hit the tools donating their time (Leisuretex Painting Contractors donated the product) to paint the Bethania Boxing Club.

After an early Saturday morning start the guys spent a couple of hours giving the club a full external repaint with breaks to watch the World Junior Amateur boxers sparring.

The Bethania Boxing Club trains elite junior boxers who compete in State, National and World competitions.

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04/30/2015in Community

The Block Cubby House

At Leisuretex Painting Contractors we love to get behind a good cause! We also love The Block. Ok that may not be all of us at Leisuretex, but it’s not just me… So when B105 (now Hit 105) announced they were going to build a cubby house to auction off with Michael and Carlene from The Block Glasshouse I jumped on the phone!

We donated the paint for the cubby house which was painted (in under an hour!) by the Gold Coast Block Heads at a Pop Up Show in Booval and auctioned off to raise money for Molly’s Fund for Dravet.

“Dravet syndrome, also known as Severe Myoclonic Epilepsy of Infancy (SMEI), is a rare and catastrophic form of intractable epilepsy that begins in infancy.” Michael and Carlene asked for the funds to be donated to  Molly’s Fund for Dravet as they have friends who have been affected by this terrible condition.

The Cubby House was sold under the hammer for a whopping $4,500 to John Lazarou from The Coffee Club. A wonderful result, we are so happy we were able to contribute!

For more information or to donate visit Molly’s Fund

For more information on Dravet Syndrome

A few other businesses who donated (Please note this is not a full list, if you know of any others please shoot me a message and I will update!):

Presenting Properties
Carpet Wizards
Cheery Chair Covers

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12/15/2014in Body Corporate, New Construction

Top 10 Tips to Save Money in Property Maintenance Costs

When you are looking at the maintenance side of your apartment, office or retail premises; painting is a consideration that requires thought, time and budget.

By being pro-active and keeping your business looking pristine inside and outside all year round you will save money on maintenance costs in the long-term.

Here are 10 tips which will help you get the most out of your painting repairs and keep costs down!

Tip 1 – Repaint regularly to avoid larger issues

By keeping your premises protected against weather and general wear and tear, you will reduce larger bills for upkeep along the way. Building exteriors should have paint maintenance carried out every 5 to 7 years. Interiors require a fresh coat about every 3 to 5 years.

Tip 2 – Use a reminder system

Make sure you note down when you last had your property repainted so you can refer to the date and carry out an inspection when the time comes to determine whether the paint is still in good-nick or not. If you use a calendar system, you can put in in with a reminder at the expected due date to ensure you keep your property in great condition.

Tip 3 – Get on top of maintenance early

If you notice minor issues as they arise you can avoid letting them fester into major problems further down the track and evade a huge blow-out in repair costs.

Tip 4 – Plan your paint colours

colour swatches for paintingChoose lighter shades that help your paint last longer. Lighter colours do not absorb as much solar heat as full-fledged brighter colours meaning they do not fade as quickly.

Tip 5 – Use High quality products

Don’t scrimp on paint products. High quality paint will not send your re-painting bill soaring and it will add an extra 2 to 3 years to your paints life-span. Reputable, professional painters only use high-grade paint anyway as it is the be-all and end-all in this business.

Tip 6 – Look at exterior options

Consider rendering your commercial building when it is time for paint maintenance as this can completely renew the façade and change its appearance which is ideal if you wish to rebrand your business, or simply give it a new, more modern look.

Tip 7 – Rendering saves future costs

If you want to save time and save on repainting costs then rendering is the way to go. Rendering can add insulation quality to the building walls so you save money when it comes to heating and air-conditioning. Some renders already have the colour contained within the rendering material meaning you also save money on the painting process.

Tip 8 – Remember to check your roof

Don’t forget to check your roof. Paint repairs can help stop corrosion from taking hold. Rust can cause leaks and invite ceiling moisture damage as the ceiling materials begin to rot from the dampness, so don’t neglect checking this part of the building.

Tip 9 – Use professional painting contractors

For major paint repairs don’t DIY, get skilled specialist painters in with a track-record of producing results for commercial properties. You will end up spending more by trying to do it yourself and end up spending more than budgeted, especially if you make a mistake and cause damage.

Tip 10 – Use the right equipment

If your building is multiple stories high and you have plenty of lush gardens and vegetation around the perimeter, or are in an area which gets a lot of foot traffic then you should go with specialist painters who offer abseiling painting services. Abseiling painting is far less disruptive to the environment and is cheaper, quicker and more efficient than having painters set up massive swinging stages (which can damage your gardens) and cordoning off whole areas (which prevents foot traffic flow and can obscure your business from view).

Hire Professional Painting Contractors

If we have now gotten you into the cost-cutting mood, do not take it a step too far and decide to paint your premises exterior or interior yourself.

interior paintingThough you may think it will save you money compared to hiring expert painter Brisbane services you would be mistaken and it’s just not worth taking the risk with such a valuable asset.

As with any kind of job, you need to have the requisite knowledge, skill-set and experience to ensure it is done to a high quality standard, otherwise you could end up making mistakes, blowing out your budget and not meeting deadlines for the work required by going into over-time territory.

Avoid regrets or you may end up with a property suffering from a variety of ailments that cost you more to correct than the outlay of hiring a professional painter.

We hope these tips give you an idea of how to plan effectively for building maintenance, without blowing out your budget, if you have any questions or would like any advice, please feel free to get in touch and we can go through the best methods to suit you.

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11/18/2014in Community, Real life

Breast Cancer Awareness and Fundraising in October – Pink Hard Hats

October is breast cancer awareness month. For the month of October Leisuretex Painting Contractors fundraised for the National Breast Cancer Foundation and flooded our social media with our breast cancer awareness activities. Our primary effort was our pink hard hats.

If you follow us on Facebook you would be well aware of the pink hard hats! For those of you who don’t (why not?? www.facebook.com/leisuretex ) we ordered pink hard hats for breast cancer awareness month and had the pink ribbon logo emblazoned on them (thank you to Tork Signs for the fantastic job you did!). Our painters throughout Brisbane and greater South East Queensland wore the #leisuretexpink hard hats on site and when time permitted took photos of themselves and others wearing them. For each photo we received Leisuretex Painting Contractors donated to NBCF and their goal of zero deaths from breast cancer by 2030.

I was completely blown away by the support we received! Not just by our painters and staff (who were amazing and without their support this would never have been successful), but also by everyone we spoke to across the month on job sites and even family and friends. I have been touched by not only how eager everyone has been to help and get involved but by just how many people have been affected by this devastating disease; whether it was a family member who’s had a mastectomy, a friend who has had a scare or worse knowing people that have passed away from Breast Cancer.

It really hit me that while I have been looking at this from the perspective of the company and how we can help raise awareness and money for research, breast cancer is such a personal issue. So I would like to share why I personally support National Breast Cancer Foundation and their goal of zero deaths from breast cancer by 2030.

I have been very blessed in my life to have been surrounded by strong and wonderful women. My Grandmother who I was too young to know very well but I still have great memories of, passed away from breast cancer when I was 7 years old. At the age of 15 a friend was diagnosed with breast cancer. When the only lunch time topics should have been school and boys, we discussed wigs and recurrences. After a 7 year battle which included remission and recurrences, Jordan passed away.

Then there was my close friend’s mother, Shirley. Shirley was one of those people who could make anyone smile just by being around her. She was a bright ball of strength, light and laughter. At her funeral the service was overflowing with people to the point where our large group of friends were standing outside farewelling one of our Mums; something no 21 year old should have to do.

And then there’s Mrs G. Mrs G was not just a teacher to me or any of the other students she taught. We called her ‘Mum’. Mrs G was kind, caring, funny, strong and selfless. When she was diagnosed with breast cancer we were all shocked. There was no doubt in any of our minds that Mrs G would win this battle, I mean it’s Mrs G. She fought the cancer for years but passed away 2 years ago. Mrs G was my hero, she made me the woman I am today.

In my 25 years of life, I have said goodbye to four important women who have fought and succumbed to breast cancer and have watched others touched by this horrible disease. One in eight Australian women will be diagnosed with breast cancer at some point during their life. It’s estimated that in 2014, 15,270 Australian women will be diagnosed with cancer. That is approximately 42 Australian women each day. Frightening figures. To me, NBCF’s aim of zero deaths from breast cancer by 2030 isn’t just a nice idea, it is a cause to support in any way we can.

I would especially like to thank Alpha Car Hire  for your support in our fundraising efforts and again our fantastic painters and managers for tirelessly promoting the hard hats and really going above and beyond!

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