Renovia | Multi-Family Properties Color Choice

Selecting Colors for Multi-Family Residential Properties

November 7th, 2017 Posted by Uncategorized 0 comments on “Selecting Colors for Multi-Family Residential Properties”

First impressions last a lifetime, or at least long enough for a prospective resident to drive by. Few exterior characteristics can turn people away from a property, or reduce the quality of life for those who reside there, as quickly as the wrong paint on your building.

Sound Decisions Begin with Facts

Sound management requires sound decisions based on fact, not opinion. Multi-family residential paint selection requires more than scattering paint chips across your desk and picking the one that looks good to you.

Consider these Factors When Selecting Paint

Even a color that upper management or even the CEO unanimously approve may be the wrong one. Here are four primary factors to consider.

Residents and Potential Residents

What is your target demographic? Young families, professionals, retirees, or a mix of all?

Retirees generally prefer the comfortable, traditional colors that they are accustomed to, while young families may want something bright and vivid. Professionals may prefer a more elegant, subdued color pallet. Know the demographics of your residents and understand their preferences.

Architectural Style

Use exterior surface material and architectural effects to guide your color selection. Large buildings painted in one neutral color can take on an institutional look, with bland walls hovering over everyone who enters.

Break up large exterior expanses by using color to emphasize architectural features, making larger buildings feel less expansive and overwhelming. Smaller buildings benefit as well, the details giving a tidy, well-kept appearance. The right colors balance a building’s overall visual appeal and give it “pop” in the right places to add character.

Surrounding Community

Multi-family residential paint selection should also take into consideration that the residents are part of a larger surrounding community. The idea is to make your project stand out as an asset to the neighborhood and the nicest property on the block, without clashing with surrounding styles and community preferences.

People should look at your building with an appreciation that it is a welcome part of the neighborhood. By using complementary colors and accents, your property can fit in with its surroundings and attract positive attention at the same time.

Regional Characteristics

If you travel around the country, you find variations in the colors used in residential properties. Desert gold tones and colorful flourishes in the southwest give way to earth tones in the Midwest and then to colonial styles in the northeast emphasizing reds and blues.

In the south, our color choices inland tend towards the warm and inviting and veer to pastels and ocean colors near the shore. Using regional colors in a fresh way and emphasizing architectural features ensures that your paint selection adds value to your property.

The wrong multi-family residential paint selection can be an expensive mistake. The right one will enhance residents’ quality of life, attract new residents and increase profitability. In the end, those are the factors that count.

 

Download the Condo Association’s Guide to Making Color Selections to learn more!

Renovia | Cut Cost in Apartments

Ways to Cut Operating Expenses in Apartment Buildings

November 3rd, 2017 Posted by Uncategorized 0 comments on “Ways to Cut Operating Expenses in Apartment Buildings”

Being Green Pays, How to Cut Operating Expenses

You take pride in the buildings that you manage. It’s your goal to provide a safe place that your residents can call home, but you also want to make money while doing it. Here are some ways to help you when cutting apartment complex expenses.

  • Lower your utility bills- There are some things that you can do to improve the performance of your fixtures and appliances.
    • Install low-flow toilets. Older toilets can use anywhere from 3.5 to 7 gallons of water per flush (GPF). Federal plumbing standards now specify that new toilets can use only 1.6 gallons at the most and high-efficiency toilets (HET) use only 1.28 GPF. To put this into perspective, a toilet that uses 7 GPF will use approximately 12, 775 gallons per year compared with a HET which will only use about 2, 336 gallons a year.
    • Install low-flow showerheads- Just like the low-flow toilets, low-flow shower heads can save on the amount of water used. A traditional shower head uses about 3.5 gallons per minute (gpm), while a low-flow shower head uses only 2 gpm. That translates into 12, 775 gallons per year for a conventional shower head and only 7,300 gallons per year for a low-flow shower head.
    • Install energy star rated water heaters- Water heaters that carry the Energy Star rating are from 10 to 20% more efficient than those that are not. You should also steer clear of electric on-demand water heaters. This type typically takes 120 amps to run and are not very energy efficient.
    • Go paperless- Sending material via paper can end up costing up to 31 times more than sending it electronically. Give your tenants the chance to get their notices by email instead of paper notices.
  • Consider maintenance expenses- Remember that the best way to keep expenses down is to do things right the first time. Don’t apply a band-aid to a problem that needs something more. Here are a few specific ways to cut maintenance expenses.
    • Be sure to regularly paint and waterproof your property to avoid costly repairs due to moisture. Hiring a painter is far cheaper than hiring someone to replace rotting siding.
    • Get your repair and cleaning supplies in bulk.
    • Change out your light bulbs and replace them with energy efficient CFL and LED bulbs.
    • Consider the climate of your area when planning your landscaping and choose the plants that will need minimal intervention from you. One trend to consider is xeriscaping, the practice of landscaping using plants that would severely reduce or eliminate the need for irrigation completely.
  • Have your property taxes assessed- If your building was purchased for significantly below market value, there’s a good chance that your property taxes are set too high. If this is the case, you should appeal the assessment.

In the end, saving money by cutting apartment complex expenses is doable. There are plenty of ways that you can cut costs. You simply have to take it one step at a time.

 

Download our E-Book, The Five Factors that Impact Paint Selction to learn more!

Renovia | Condo Color Selections

Choosing Great Colors for a Condo Association

October 27th, 2017 Posted by Uncategorized 0 comments on “Choosing Great Colors for a Condo Association”

What Good Color Can Do For You

If you’ve driven around town looking for painting ideas for your condominium or building, you may have been struck by the extremes.

In one group there are rows of boring beiges, grim grays and “what’s with all the whites”? Then, just when you think you might nod off behind the wheel, you’re startled by an infusion of bold blue, garish green and terrible turquoise. And that’s just on the trim.

Attract new residents, increase your property value

While you would never advocate that a condominium looks pretty in pink, you are struggling to create a color scheme that will appeal to most of the prospective new residents who visit your building. You know: if they don’t like what they see, they will do exactly what you did: keep driving down the street.

Then, too, you realize that paint holds the potential to increase the property value of your condominium and other buildings. Paint may not be the most sizable financial investment you will make in your condominium, but it’s an investment nonetheless. What the exterior painting of a condominium lacks in financial force it makes up for in execution, for painting projects often take time to complete even when weather conditions are ideal.

For all reasons, you’d prefer to choose a winning color palette you feel confident about. To achieve this positive outcome, consider five tips from paint experts who understand your wish to stand out – in a good way:

Isolate what will not be painted first

Start off by segregating those elements that will not require paint, such as the chimney, vinyl siding and windows, railings or doors. Take a good look at the colors of these elements. Then use them as a baseline as you consider a palette for the exterior painting of your condo.

Learn about the color wheel

A conscientious painting contractor will explain the basics of the color wheel – how contrasting colors complement each other and also how staying within one color family might be the best choice for the exterior painting of your condo.

Honor history

Your condominium and other buildings don’t have to be “old” or reside in a historical district for you to take a bow to history. The town itself may teem with traditional hallmarks. That same contractor can show you how to choose shades that were commonplace at the time your building was constructed.

Choose light colors to burnish size

The grandest estates in the country are often painted white, including a most distinguished home on Pennsylvania Avenue in Washington, D.C. Light colors make buildings look larger. And psychologically, they are thought to provide a mental lift. If white is too stark for your taste, downshift to a pale cream, ivory or linen. The differences may sound subtle, but they will look distinctly different on the expanse of a condominium.

Use dark colors to add drama

Frank Lloyd Wright immortalized the technique known as “banding,” or using darker colors to accentuate lighter ones. You can employ this dramatic approach on shutters, trim and doors. You can even use dark colors to disguise building flaws.

If you’re already feeling that it’s “better to play it safe” with paint color, trust your good instincts. And realize that few improvements can invigorate a building like paint. People *will* notice – and hopefully, will put on the brakes when they pull up in front of your freshly painted building.

 

To learn more, download the Condo Association’s Guide to Making Color Selections.

Renovia | Best Season to Paint

What’s the Best Season to Paint Commercial Properties?

October 26th, 2017 Posted by Uncategorized 0 comments on “What’s the Best Season to Paint Commercial Properties?”

So, When is it Best to Paint Your Commercial Property?

A commercial exterior painting project requires extensive planning to ensure the job is completed in a timely manner with a minimum of unexpected delays. You want quality, professional work that will not only add to the appearance of the building but last for the expected length of time with no problems. Temperature is also a critical factor for outside paint to dry and adhere to the surface properly.

Most experts agree that a minimum temperature for exterior painting of 50 degrees Fahrenheit is best for long lasting results. In many portions of the US, the temperature may fall below this range in the fall and winter months. Starting a project at this time may cause undo stress to finish the job in a hurry which can lead to mistakes. This may not appear immediately, but cause problems in the future. A far better scenario is to begin an outside painting project during the spring, allowing plenty of time for decent weather. Here are a few considerations:

Time to Prepare — Scheduling a spring project allows the time to consider all the details with members of your organization. Factors such as budget, timeline and the scope of the job can be carefully considered to avoid last minute surprises. Make an inspection of the property and make note of other related repairs that will need to be done to complete the project. Repairs may include any wood needing replacement, caulking, and pressure washing surfaces. Being prepared is a great time saver during the actual painting project.

Discuss Your Plans — After your organization has reached a decision regarding all the factors mentioned, it’s time to bring your plans to a licensed professional and discuss options. A local contractor will know what paint and materials work well in your part of the country. Any problems that are unique to your specific area can be worked out in advance of the starting date. This is the time to choose the color scheme, whether you like the existing appearance of the property, and if you would like to make changes. The decision process may take a little time. Starting to prepare early gives you the extra time needed.

Considerations for a Commercial Property — There are special considerations for a commercial property that you will want to keep in mind while planning the project. During warmer months, any impact on parking can be handled more effectively. Daily pedestrian travel to and from the building will not be affected to the same degree as in colder seasons. If a problem requiring a larger repair is found, the added time is much easier to accommodate without worrying about a future cold spell ruining work that is already done. A fresh coat of paint can dramatically improve the curb appeal of any commercial property. Starting your project at the proper time of year will ensure the upgrade lasts a long time to the benefit of your organization.

For more information- download our guide Product Considerations Beyond Color for Commercial Properties

Renovia | Third Party Healthcare Maintenance

Bringing In Third-Parties for Healthcare Community Maintenance

October 24th, 2017 Posted by Uncategorized 0 comments on “Bringing In Third-Parties for Healthcare Community Maintenance”

Maintenance Safety is Vital in Retirement Communities

The standards for a healthcare community are understandably high. Maintenance safety in retirement communities is vital. When maintenance work needs to be done, the high standards a community prides themselves in should carry over. Not only do you need to consider the quality of work that needs to be done, but also need to take the importance of the residents into consideration. Those you hire to work for you must be willing to maintain the deference and respect that comes with working near residents and the public. Taking this into consideration, when looking for a company that can address your painting maintenance tasks, make sure that you chose one with uncompromised character.

What type of maintenance work needs to be done? There are several routine maintenance jobs that should be completed on a regular cycle. Roof repair, masonry repair and painting are all projects that need attention.

Your roof should be inspected by a qualified professional at least once a year. Don’t forget that heavy storms with lots of snow, hail or wind can damage a roof.

Your annual inspections should extend to any masonry on the building as well. The effects of weather can damage walls and other surfaces. A crack can allow water to seep in and damage the underlying wood. That small crack can get even wider if cold weather hits and the water freezes. Wet wood can result in the “M” word problem as well. Mold is an issue that is bad news for anyone, but in a public building, the concern is even greater and ever-present.

Painting the exterior of your buildings is an area that can often get overlooked as more of a matter of aesthetics than necessity, but cracked and peeling paint can cause the siding below to become damaged. That being said, another area to be inspected each year is your exterior woodwork such as siding, window sills and dormers. Just as water can seep into cracks in your masonry and ultimately ruin your walls, rotten sills or peeling paint can allow water to damage the woodwork. For this reason, all prep work, wood repair, restoration and caulking should be done prior to regular repainting. Working on a regular schedule to paint your communities ensures that it looks great, and continues to attract and keep residents as well as preserve your buildings.

Maintenance in retirement communities is extremely important. Remember that any third-party maintenance workers should keep in mind the needs of your residents as they work. Access to the building should not be compromised but should continue to adhere to the ADA standards. Their work should be top notch, and their attitudes and commitment should be stellar. With the right contractor, you’ll have a community you and your residents will be proud of!

Renovia | Tips for Painting Commercial Building

5 Tips for Painting Your Commercial Building

October 19th, 2017 Posted by Uncategorized 0 comments on “5 Tips for Painting Your Commercial Building”

Avoid Complications by Following These Steps

Painting your commercial building is an investment that should be approached strategically in order to avoid complications with the public while still getting the work completed and the look you want. A good paint job can create a positive first impression that encourages customers to come back to your premises over and over. Therefore, updating the look of your property with a fresh paint job is important for your business.

In addition to a good painting project, the right additional services (such as pressure washing, caulking and prep work) can give your property the required makeover to keep your customers engaged.

As you consider your commercial exterior painting project, follow these five tips to ensure a high return on investment.

1. Consider the scope of the project

Take the time to consider the scope and extent of your painting project. How many buildings will need to be painted? How long do you have to complete the project? You should also consider what time of year would be most convenient to carry out the painting.

Some companies offer special discounts for painting when it’s colder out. Painting during winter may also cause minimum disruptions to your business operations. Special care has to be taken to keep most paints and surfaces at over 50 degrees Fahrenheit to allow for the best possible outcome. Consider your business cycle and select the periods when painting will cause minimum inconvenience to your commercial activities.

2. Choose the right color

Choosing the right color for your exterior commercial real estate is often an overlooked aspect. The right colors will make your buildings more attractive and appealing to customers. In fact, color choice could be the difference between a dull property and a dazzling masterpiece.

A color consultant can help you choose the right shades in accordance with real estate trends, color psychology and paint development.

3. Adhere to high standards of safety

The safety and health concerns of your clients and tenants should be a top priority. Make sure you select the right paint that causes minimal health risks to people present in the space. Give preference to odorless paints to avoid problems for customers while you are open, during and/or immediately after the project occurs.

4. Consider additional services

Your commercial exterior painting project should involve more than just painting outside walls. The success of your project will also depend on additional services such as pressure washing, caulking, proper stripping and sanding, and restoration work to make sure the building looks at its best.

Regular pressure washing extends the life of your paint by removing dirt and mildew that stain surfaces. Prep work, wood and siding replacements, and concrete repairs also contribute towards the attractive appearance of your commercial building.

5. Choose the right contractor

Due to the unique challenges that are involved with painting a commercial building, take the time to select the right contractor for your paint job. An experienced contractor can provide suggestions for proper implementation of the project in a manner that maximizes return on investment.

Make sure the contractors are licensed and bonded so you can be confident in the quality and safety of their services. A good contractor will also be able to understand the complexities of your project, as well as any additional services that may be necessary.

 

Download our guide, Product Considerations Beyond Color for Commercial Properties.

Renovia | Resident Concerns Healthcare

Understanding Resident Concerns when Painting Healthcare and Senior Living Communities

October 17th, 2017 Posted by Uncategorized 0 comments on “Understanding Resident Concerns when Painting Healthcare and Senior Living Communities”

Concerns to Consider While Painting A Senior Living Community

There are currently about 1 million seniors residing in residential communities nationwide and this number is expected to rise significantly over time. Many healthcare and senior living providers are looking to expand and upgrade their operations in order to cater to the growing needs of their residents.

Painting is one of the key maintenance and expansion areas for these communities. However, painting a healthcare or senior residential living structure requires careful consideration of the safety and unique needs of the residents. Painting with the wrong contractor can expose residents to harmful fumes, poor air quality, disruptions in their daily routines and an unexpected change in environment.

When planning a painting project for healthcare communities, it is important to address critical concerns of the residents and their families in order for the project to proceed smoothly. Critical resident concerns include the following:

Health concerns

Managers of senior living communities need to understand the potential risks that a painting project can have to their residents. The population of residents who are particularly sensitive to paint fumes (due to asthma or other breathing complications) should be identified and informed of the project in advance. The health complications of all residents should be adequately considered so that the project causes minimum inconvenience to them.

If necessary, accommodations for residents should be made, such as temporarily moving them to a different section of the building. Even if it is only the stress of the activities happening around them, it’s always better to take extra precautions to ensure healthy and happy residents.

Disruption of daily routines

The painting project should be done in a manner that minimizes disruptions to the daily routines of residents. Working on holidays, evenings and weekends may help to minimize the inconveniences that residents have to endure during the project. Some residents may be sensitive to abrupt routine changes in their environment, and their concerns should be considered when determining working hours for the project.

Ventilation concerns

Residents may be concerned about the spread of paint fumes through rooms with shared ventilation systems. Such rooms need to be sealed off by blocking vents and wall gaps in order to curb the spread of potentially harmful fumes.

When considering paint for your senior living community or healthcare building, you should always give preference to low-VOC and no-VOC paints. These paints are developed with a healthier and safe environment in mind and are a great solution to odors.

Choice of color

Many residents in healthcare and senior living communities have been shown to have their mood affected by the color choices in their premises. The right color choice can create a delightful, pleasing and uplifting mood among patients, which is key to their health. Residents and their families could even be consulted when selecting patient room colors for a painting project, and their input should be considered.

Download the Best Products to Use in a Healthcare Repainting Project guide to learn more!

Painting Around Tenants in a Commercial Space

October 12th, 2017 Posted by Uncategorized 0 comments on “Painting Around Tenants in a Commercial Space”

Sometimes it Cannot Wait

Exterior commercial real estate painting has certain challenges unique to the nature of an occupied location. There never seems to be a perfect time to do this type of project. However, neglecting the task may eventually lead to water intrusion or other costly repairs. Health problems may develop if a mold condition goes unnoticed for a period of time. If your routine inspection indicates that it is time for exterior painting, it would be far more cost effective to schedule the project as soon as possible.

Here are several tips on how to do exterior painting while causing the least amount of disruption to tenants:

  • Advanced Planning— Every property has busy areas that need special attention during this type of project. Restrictions that limit access to walking paths and parking areas may be necessary. Certain entrances may be temporarily blocked during repairs. Discuss these problem areas with your painting contractor. An experienced professional will know how to minimize the effect on tenants. Perhaps, the task can be accomplished during a slower part of the day when there is the least amount of tenant activity. Giving everyone advanced notice of the necessary work can go a long way to reduce stress during the project. People like to be warned of closed entrances and detours. You can advise your contractor of the potential “hotspots” and they can draw on past experiences to help deal with these concerns.
  • During the Project — While the project is in progress, clear notices posted to warn tenants of wet paint or closed doorways will help to relieve tension. The main office entrance should be kept clear. This is where new tenants enter and get their first impression of the facility. Current tenants may enter here on business or to make a rent payment. Painting near the office is best done during non-work hours when few people will be in this area. A painter with commercial experience is the ideal candidate for the project. There can always be unexpected expenses during a painting project, but an experienced painting company can give you a more accurate estimate of the actual cost and will complete the job in a timely manner
  • Benefits — Your tenants will enjoy the freshly painted facility when the project is complete. Most will be happy to see the repairs and painting being done. Stress the final result to anyone with concerns and inform the tenants that you will be happy to voice any concerns to the contractor during the project. Prospective tenants will see that proper maintenance is a concern at your facility. Exterior commercial real estate painting does not need to be a stressful time with proper planning and a professional painting contractor.

To learn more, download our guide on Product Considerations Beyond Color for Commercial Properties.

Renovia | Scheduling Considerations Healthcare

Scheduling Considerations for Healthcare Facility Paint Projects

October 10th, 2017 Posted by Uncategorized 0 comments on “Scheduling Considerations for Healthcare Facility Paint Projects”

Create a Maintenance Plan Using These Factors

Is it time to repaint your building, but you are concerned about the expense? There are ways to keep your exterior painting expenses down and even consider creating a maintenance plan to keep costs to a minimum in the future. Here are several factors that need to be considered when planning a repainting project.

Factors to Consider

  • Choosing a Contractor — There is more to picking a painting contractor than just making sure they are certified and well-trained in their field. A locally-based company will know what materials will work best for your area. This will minimize repainting more often than necessary. Painting teams will be aware of problems that can arise in your neighborhood, and suggest solutions before work starts that will avoid costly alterations after the project is complete. These advantages can result in not only a less expensive final cost but also a more accurate estimate to help with establishing a budget.
  • Color Choice and Repair Costs — During a repainting project, you must always allow for the repair of damaged areas that can’t be seen until the job has begun. It is always a good idea to make an inspection yourself prior to calling a painting contractor to get a rough idea what problems to expect when work begins. A certified contractor will include allowances for additional repairs in an estimate before starting work. The color scheme you choose should be attractive and work well for your specific area. A commercial building can greatly benefit by having a color consultant make suggestions that would suit your particular style and type of building. This may be an extra expense upfront, but if color choices are outside your skill set, this extra step can create a more pleasing building and can thus help to generate more revenue over time.
  • Cost of Materials — There is a wide difference in the cost of paint and related materials. One consideration is the length of time before the paint starts to break down. A more expensive choice might last significantly longer than cheaper paint, even though during the first few years you cannot see a difference. You want the curb appeal to always be top notch, especially for a commercial property.
  • Establishing a Maintenance Program — The climate in many states such as Florida and the Carolina’s make a preventive maintenance program very important. Humidity and salt damage due to proximity to the ocean can also cause deterioration over time to exterior paint and wood. Mold can form causing major health concerns. Periodic inspections and maintenance can result in significantly reduced repair expenses. Work on a budgeting plan for maintenance on your buildings to be sure you are never taken by surprise.

All these factors are part of the formula to create a realistic budget for exterior painting costs with the least amount of unwanted surprises. The result is the difference between a successful business or operating at a loss. You also have one less problem to cause worry when the job is done correctly and will be monitored in the future. Your building can look great and have less untimely repair costs as a result.

 

Download your copy of “Bid Considerations for Selecting a Healthcare Facility Contractor” today!

Renovia | New Paint Encourages New Residents

Small Details Matter: How New Paint Can Encourage New Residents

October 5th, 2017 Posted by Uncategorized 0 comments on “Small Details Matter: How New Paint Can Encourage New Residents”

The Rule of Thumb

You know how important routine maintenance is on your properties- including everything from roof repairs to repainting. But, how do you know when to repaint? Waiting until you notice faded and peeling paint is just asking for trouble. A good rule of thumb, especially in humid environments, is to inspect and paint your exterior surfaces approximately every five years.

Why should I repaint? There are several reasons why it’s important to keep your properties looking pristine, and it’s not just to keep it attractive. Chipped or peeling paint can lower your property values. If your exterior surfaces are left in a state of disrepair, people looking at your property may think that this neglect is a reflection of the way things are managed at the facility overall.

Your buildings’ paint is akin to your skin. It protects the exterior surfaces from the elements. If the paint is chipped or peeling, wood siding or trim may begin to rot. Rotten window sills can lead to cracks in masonry.

If you want to encourage new or existing residents in your community, then paint color can say a lot. The choice of paint colors can have a strong influence on how you feel. For instance,

  • Warm tones like oranges, yellows and reds or earth tones such as brown and beige may prompt conversations. People feel comfortable in such a room and are encouraged to sit and talk.
  • Yellow or red are both good colors to go with in the kitchen. Red will even stimulate your appetite.
  • When it comes time to relax, cool colors such as green or lavender are calming; they make great choices for bedroom colors.
  • White, green, or turquoise are all good choices for bathroom décor. They give one a sense of clean.

What work needs to be done before painting can begin? Ensure when preparing to hire a painting contractor that you know what services are included in the cost of repainting. The company that you decide to hire should also offer to pressure wash all of the surfaces that you plan to paint if needed. Any repair work such as caulking and waterproofing should be completed before painting begins.

How is this going to inconvenience the residents? Repainting the exterior of your buildings will be a minor inconvenience to the residents, but there are ways that you can keep it from becoming a major one. First, make sure that you inform your residents well in advance of the work. Let them know the days and times this or any other project will be taking place and what that work will entail. Notify residents at regular intervals leading up to the work in order to remind them, for example at one month, two weeks, and a few days before. They should be made aware of anything that is expected of them. Will they need to move their vehicles? Will they be expected to use alternate entrances? This will create an open line of communication for you, your residents, and your contractor to ensure a smooth and successful project.

 

To learn more, download our Five Factors that Impact Paint Selection for Apartment Complexes E-book.