Why Adequate Prep Work Is Important Quality Commercial Painting

Why Adequate Prep Work Is Important Commercial Painting

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If you plan to spend on commercial painting for your office, ensure you hire a commercial painting contractor that prioritizes proper preparatory work.

Commercial paintings require prep work for a lasting, great finish. With not much preparation, your paint will not resist environmental effects and the stress of business activity.

We, at Dallas Paints strongly understand the usefulness of thorough, high-quality preparatory work, which is why we’ve made it a great deal in our painting process.

Here are the reasons prep work is very important and how our unique process makes sure your commercial building’s paint will last longer.   

What Is Prep Work?

Surface preparation for commercial painting takes a lot of time. It can take several times for the first coat of paint to be applied based on the size of the property. To get a nice commercial paint job, there are important steps in getting the surface ready before painting on it.

You will have a poor finish, such as cracking paint when you rush the preparation process. Then you will have to restart the process because of impatience. 

Prep work for commercial painting work include the following:

Protecting Items and Surfaces

Make sure you cover or remove any surface or object that will not be painted. Portable furnishings should be moved during the painting. Other stationery items such as carpets or heavy appliances and furniture should be fully covered using tarps.

Painter’s tape will cover other areas that will not be painted, like:   

  • Hardware
  • Windows
  • Gutters
  • Outlet Boxes
  • Utility Heads
  • Hose Bibs
  • Racks

Power Washing

Thorough cleaning must be performed on a commercial building’s exterior surface before painting.

The best method to clean a commercial property regardless of the size is through power washing. The entire surface contaminants will be removed by power washing with the use of pressurized water, which is heated to high temperatures.

The hot temperature of the water will make sure that all contaminants and grime are broken down; it works more effectively than water at room temperature.

Below are surface contaminants that are popularly found on commercial building surfaces:   

  • Mold/Mildew
  • Dust/Mud
  • Dirt
  • Rust
  • Loose or Peeling Paint
  • Debris
  • Algae
  • Oil
  • Moss
  • Acidic substances
  • Salts
  • Grease
  • Graffiti

A clean surface enables perfect paint adhesion on the surface. If this preparation part is wrongly done, the paint will be applied to surface contaminants instead of the surface, causing a rough surface that won’t last.  

Let It Dry

The paint won’t only stick to dirty surfaces; it will also not adhere properly to wet or damp surfaces. After cleaning your building, especially if it has been power-washed, it can still be wet for a few days. Leave for many days for the surface to dry properly before the next step. 

Scrape It Off

There will be a need to scrape off all loose, caking, and peeling paint. Your building’s walls and surfaces should have just their bare surfaces or well-adhered paint on them. If you notice any loose or cracked paint anywhere on a commercial property, the paint job will end up a disaster.

A strong blade, a beefy blade clamp, and a very strong handle, including a striking cap, will be required for a heavy-duty scraping task. Removal of peeling paint can go well with these types of scrappers. A scraper that has replaceable blades is perfect to have when it is dull.  


Apply new caulk to solve any problem of crack paints at the joints or seams of the property. Caulking prevents moisture from entering your business place, potentially damaging the structure and its contents. It also gives the paint job a great and uniform look.

It would help if you dug out the current caulking from the joints before applying any new caulk. Make sure you seal the entire siding joints and gaps to block out water and moisture.  

A Smooth Surface

Sanding down any noticeable rough wood, including feather-sanding of the residual paint on the surface, is involved here. The use of electric sander is perfect for large surface; else, smaller blocks or paper is good enough.

You will need to sand with a medium grit and finish sanding with fine-grit for a very rough surface. Skip the medium grit to the fine grit if the surface is not too rough.

Once the whole surface has been sanded down, remove the dust from the sanding for the paint to adhere. You can perform dust removal in different ways.   

  • You can use clean rags to wipe it all down.
  • Use an air compressor to blow it off.
  • Use a garden hose or pressure washer to rinse it properly. 

Ensure you wait till the water you use to dry out totally before you apply primer or paint. 

Additional Surface Fixes

You might notice more damage after the power wash and removed all old paint. There might be dents or holes on parts of the walls or building surface. For the wood surface, you might notice splitting or rotting wood. Other issues you need to address are: 

  • Wood Surface/Components: Wood filler can be used to repair cracks, holes, air pockets, and other voids.
  • Rotting wood: Proper sanding can get rid of the gray or black discoloration. For softwood, dig out the shallow spots and fill it with external filler. However, if the rotting is beyond repair, get another piece of wood and replace it.
  • Rusty metal: This can be removed using a wire brush to clean off the rust flakes and powdery surface, then use a primer that sticks to rusted surfaces.
  • Concrete: There is a need for a cement patching compound to fill dented surfaces, holes, and blemishes.
  • Prime Time: Primer is applied to the spot to enhance the paint adhesion. It also elongates the lifespan of the paint. Since different materials are used to construct commercial buildings, a primer especially made for the specific surface will be perfect for much adhesion. 
  • Wood Primer: An oil-based primer is considered perfect for wood surfaces. It sticks well than other types of primers. It takes much time to dry, giving a lot of time for it to enter the wood. Paint manufacturers have come up with new, quick-drying technology in oil and latex-based products. They dry faster and yet till improve adhesion of the topcoat of paint.
  • Masonry Primer: Brick, cement block, and concrete are all included in masonry surfaces. Their material are strong enough for constructing commercial buildings and can resist all types of weather. They must also be treated in a unique way than other materials. With the normal surface preparation needed before applying external paint. There are two factors to be considered for masonry. They include:

a) Efflorescence: The Masonry Institute of America describes efflorescence as a nice, white, powdery deposit of water-soluble salts deposited on the surface as the moisture evaporates. If your building’s exterior has a white crystalline substance, low-pressure washing can be used to remove it.

The surface can be sealed by a masonry primer to protect it from the elements. Most masonry primers can withstand efflorescent and perform an effective job of preventing it from turning into a problem. If you desire a lasting top coat of paint, be sure to get masonry primer. 

b) pH level: There are masonry surfaces that can have a higher pH level, which leads to adhesion problems if you paint the surface directly. You will be able to paint on a wide quantity of pH levels through a quality masonry primer without risking the loss of adhesion.

Newly-built masonry will have a high pH level naturally, which causes a situation where it will be difficult to apply normal paints and primers.

The best thing is to hold on for at least 28 days after construction for perfect curing of any masonry surface before you apply any coatings.  

c) Stain-Blocking Primer: Various types of stain-blocking primers are applied for popular issues like: 

  • preventing water and smoke stains from entering through the finish coat
  • painting on the top of the grease
  • making a great color change

Why is Preparatory Work So Important?

The paint application on an old, prepared surface is a great solution for disaster. It requires just a single coat of paint to disclose glaring flaws, including cracks, grime, tiny holes, and flaking or peeling paint, which end with a great poor finish.

When left below the surface on new paint, worse, old flaws can dramatically cut back the lifespan of the new coating. With the right surface preparation, the new paint will adhere well to any surface, and without it, using the most-quality commercial paint can lead to: 

  • Pre-mature color deterioration
  • Blistering, water damage, or bubbling
  • Cracking, flaking or peeling
  • Mildew development or mold

We recommend you go for a pressure washing service to properly and deeply clean the surfaces to be painted when considering exterior house painting companies.

Deep cleaning of surfaces is much faster this way and make sure the new paint adheres well. It is also affordable than manual cleaning when paying for hourly labor. Grime, dirt, peeled paint, and other types of debris will be removed by pressure washing.

Also, you are elongating the lifespan of the paint job and also decreasing your maintenance costs.

Paint deterioration, whether on the interior or exterior walls of a building, can make your business look rough and unprofessional, affecting your profile.

Also, wrong preparatory work almost often leads to expensive paint repairs or total repainting, which causes another setback in the profit of your business.   

Dallas Paints: Your Source for Top-Quality Commercial Paint in Dallas

Whether you plan to paint a new commercial property or you need to renovate the current paint on your facility, our commercial painting contractors at Dallas Paints are ready to serve you.

For more than 30 years, we’ve served Dallas commercial building owners, perfectly and proudly.

We are committed to providing great workmanship and great customer service, which is the best in the industry.

When you are prepared to change the look of your building using top-quality paint that last, contact us at (214) 978-4400 to get your free estimate.

You can also contact us through our contact form, and we will respond to you promptly.   

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