What could go wrong? It's just paint...

Once upon a time there was a strata complex in BC.

This strata complex, as most, were a little tight on funds, but needed to do a painting project to ensure their exterior maintenance stayed on schedule.

The Property Manager for the complex, being a responsible manager, suggested that they engage the services of a consultant to set up the project properly with a professionally written specification, and inspect the process to ensure that the painting job is executed the way it should be. This will allow the contractor to produce the best possible results.

The strata council, due to their tight financial situation, decided against hiring a Coating Consultant...

Because what could go wrong? It’s just paint…

They gathered quotes and then also decided to go against the recommendation of their Property Manager and select the contractor with the cheapest quote. It was so much less than the other contractors… look how much money they could save!

Because what could go wrong? It’s just paint…

They reviewed the paperwork from the contractor, and ignored the glaring omissions, contradictions, lack of detail and non-existent definitions in the contract, and signed on the dotted line anyways.

The strata paid their 30% start up fee (red flag #1) and the contractors showed up everyday (or almost everyday). The strata assumed everything was going well because they didn’t have any indication otherwise. The Project Manager wasn’t contacting them telling them there were any issues to address. No communication came to them about rotten wood, or additional repairs needed, or window sealant that needed replacing, and no one from the strata was watching.

Because what could go wrong? It’s just paint…

The contractor submitted progress invoices, as agreed, to a total of 90% of the contract, and strata approved the payments without looking at the work.

Eventually the contractor came to them and said “we’re done!... take a look at this amazing work!”

When they opened their eyes, they realized that the job was not done. Half the complex wasn’t painted because they couldn’t reach it.

What they did paint was only done with 1 coat, and many boards were only half painted. Caulking had been over applied in places and now can’t be removed, was not applied in other places because the worker couldn’t be bothered, and rotten wood was either caulked and painted over or just left in place and not painted at all.

NO wood repair or replacement was done, despite it being part of the contract.

This strata is now in an unwinnable situation.

The strata either must keep whatever money they haven’t paid the contractor to try and force them to come back and repair/finish the job properly. Although this would not be advisable… they’ve proven they are incapable of producing the work, and only holding 10% of the money is not enough leverage to get them to return to the complex and fix the work.

Or, they pay another contractor to come and fix the paint job. This will likely cost double (at least) what they paid for the original paint job that was such a good deal.

This situation will probably end up in court, where no one wins. The contractor is not capable of repairing all the damage they’ve created and is not likely to give the money back. The strata, if they’re wise, won’t allow them back anyways because they’ve already devalued the property significantly. Unfortunately, as anyone in trades will tell you, fixing a situation like this is far more expensive than just doing it right the first time. So now they need to come up with considerably more money that they don’t have to fix a situation that they shouldn’t be in.

Because THIS is what could happen?... it’s not just paint.

Quality workmanship is an attitude, and an acquired skill that has to be earned over time with dedication and commitment. Painting is an unregulated trade. There are Red-Seal Painters out there, but for the most part, anyone can pick up a brush, or a roller, or a spray machine and call themselves a painter. That doesn’t mean they ARE.

In the future, the easiest and most cost-effective pro-active solution is to engage the services of a competent Coatings Consultant who is an experienced industry professional. A consultant will write a specification with a detailed scope of work, and clearly outline the standards expected. Ongoing inspections ensure that the standard is maintained throughout the project and that the finished product meets industry standards and the expectation of the residents.

Because quality workmanship and attention to detail matter. It’s so much more than just paint…