Painting Estimate Process

Painting Contractor Estimates Dallas Texas

 

Painting Contractor Estimates Dallas Texas
Paint Ovations Paint Estimate Process

Painting Estimate Process of Paint Ovations

 

To many homeowners getting an estimate is as easy as picking up the phone and calling a local contractor.  But, care should be given prior to making any calls.  A home owner should have a good idea of what they are looking to achieve.  Before a project, they should have the colors narrowed down to a few choices.  For the sake of this article we won’t get into the process of color choices, but we will discuss the estimate process.

 

 

Painting Estimating Process

 

Small Painting Projects

If the project is small or if a homeowner, requests 1 or 2 painters for the day, then I would text the cost via text or email.  If the project takes 5 hours or less (with pictures), our flat fee is 200.00 plus materials. If it is 8 hours or 16 hours, the fee is 280.00 or 560.00 and the client has to provide all materials needed to complete the project.

 

Most of the time, we require a site visit. WE DO NOT DO DRIVE BY ESTIMATING! We must meet the homeowner in person that is making decisions, on-site where the work is to be performed, we need descriptions of the project, what they want done, and what they expect from the project.

We do not do estimating for rentals unless it’s from a previous client that have used Paint Ovations before and knows our standards for quality. Due to the extreme variance in each project, we do not have a set rate for square footage.  Each project is a custom estimate.

 

 For Interiors

We meet with the homeowner.  Go over their scope of the project.  We walk the project with the homeowner(s).  Gathering up all of the information on what they want to have completed along with options.  All of our estimates are itemized.

If portions of the estimate are removed for whatever reason, we will revise it and they have to meet the 8 hours per painter criteria since that is what we pay our painters, a minimum of 8 hours of labor per day.

During the estimate, we look for any issues and try to look for the sources that contributed to these issues.  Water leaks or cracks are common, so we find out where and why they occurred. We take the time to educate the homeowner(s) on the issues, the cause and what the various solution options are.

After we do the site visit and gather up all of the information, I will go over the list with the homeowner(s), showing them the different options on the various paints and products that we use.

We prefer to use top of the line paints as we have noticed that even though it costs more, it saves quite a bit in labor costs, it is easier to use and apply, the final appearance is better and the durability and life time value is higher.

 

Drywall & Drywall Repairs

With any drywall project, I need to do a site visit. Look for all obstructions.  Even examine new framing, if it’s new drywall work and look for issues where additional framing maybe required.  Plus, look for issues in the framing work that could impact the finished product.  Even one stud or joist that is out of alignment can show up at the end of the project.

We also do drywall repairs and sheetrock replacements. Some of them can be 24 feet high which requires the use of scaffolding.  Which adds to the estimate, time to load the equipment in the van, transport it to the job site, and assemble it, tear down, and return the equipment back to storage.

Most of the time, it’s a two-man job just to deal with the scaffolding for safety reasons.  For most repairs, we try to pull out the tape or go into the sheetrock up to ¼ of an inch, put screws in them to stabilize them if possible. We never use mesh tape as this has no strength.  We use either paper or plastic tape, metal corner beads, and metal or plastic bullnose beads.

We also follow all building codes and install either ½ inch or 5/8 inch fire rated sheetrock.  In certain situations, during remodeling, if there are so many holes on 1 wall, we would recommend ripping off the sheetrock and put in a new sheet and be done with it rather than trying to fix every hole from electrical and plumbing work.

We will texture to blend it in with the existing. If necessary, we take the extra step and use a wet sponge to feather out the new texture in certain situations where walls or ceilings have been painted over so many times. We do have an aging process with new textures to make it blend in better. And from time to time, if it’s a massive project, we will rent a texture machine to spray texture for the consistency that we need instead of using a hopper hooked to an air compressor.

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Popcorn Ceiling Removal

 

Paint Ovations removes popcorn ceilings. We want to emphasize that this is a time consuming process. We do cover walls, and spray water on ceilings to soften up the popcorn texture, and it can take several passes until they are sufficiently soaked and ready to scrape off.  Keep in mind that during the process, we can scrape some of that mud off, exposing the drywall joints. Almost always, there isn’t enough skim coats on drywall joints. After all of the popcorn texture has been removed, we let it dry overnight.

Then use our drywall sander attached to a vacuum to sand it down smooth and clean up any remaining debris. We take the time to skim all of the joints, whether they need them or not. We also add more compound in problem areas where there are ridges or bumps.  We will use plastic tape in vaulted ceilings so we can get the nice and straight lines.  It’s extremely critical that more compound is added onto the joints to prevent them from cracking.  Far too often, we get calls from homeowners that have cracks appearing in the joints because the other contractors did not take the time to skim the joints to reinforce them and make them stronger.  It does add to the estimated cost, but it’s more expensive and time consuming in the long term, to redo the work caused by another contractor.

We prefer to do things right so you will never call us back for warranty work.  We also secure loose drywall with screws where we feel that more strength is needed to prevent cracking and callbacks. Once we have skimmed all of the ceilings, we will sand it smooth and use a texture machine to spray the appropriate texture desired by the homeowner(s).  The call backs we get from our customers, are for new work or refer us to family, friends or co-workers.

 

Faux Finishes

I measure by the square foot and look up recipes that can be between 3 to 15 steps. Some are cheap and some of them are incredibly expensive. It’s very labor intensive and some of the materials are pretty expensive.  They have to be sourced all over the world and ordered from different parts of the US. Most of them are not sourced here in DFW.

 

Textures

We do apply various types of textures… we can match the existing textures or create new custom textures for you.

 

Exterior Painting in Dallas Texas
From finish trim to entire exteriors Paint Ovations has you covered

 

Exteriors

Same as interior process, site visit with homeowner(s).  We look for issues dealing with damaged wood or rotted wood.  If possible, we would replace it with James Hardie products. There are certain situations where we have to use the same kind of wood materials and we have to take the time to locate them.

As for composition type materials – we try to avoid them as much as possible and use Hardie products.  Composition type materials are being phased out due to their lack of durability and other issues and becoming more and more difficult to locate those type of materials that match what is on the exterior of the house if composition materials are used.

In some cases, we would recommend caulking all of the 1×4’s to prevent water penetration into the siding where needed. 95% of our exteriors are painted with satin paint for its long-term durability and ease of maintenance.  Our costs are higher because of the quality of paint we use but the cost per year is cheaper as it lasts longer – at least 15 years to lifetime warranty.  This reduces your maintenance costs.

We try to look for issues that contributed to wood damage and either we repair it or have another contractor repair it – roofing or masonry contractor, where appropriate.

Our goal for you is low maintenance costs. From time to time, we may recommend full siding replacement with Hardie products if the existing material is composition or wood, depending on the goals, budget and situation.

 

Lead bases paint removal in Dallas Texas
Lead based paint removal safety.

 

Lead Issue

Most prevalent on exteriors prior to 1978.  Going back to 1880 – the chances goes up to 100%.  We will test for lead.

If lead is present in the substrate, several options are available.  If it’s a small area, we can manage it and do not need to report it to the EPA.  If massive amounts of peeling paint with lead is present… it has to be reported to the EPA.

The process is as follows…. Cordon off the area and use plastic to capture the paint chips containing lead. Wear a hazmat suit with gloves and full-face respirator.  The person who has been licensed to do the process is the only one that can do the work. They would scrape at the woodwork and then vacuum all of the dust in the woodwork. Wash it 2x with soap and water and allow to dry. And then prime it with the appropriate primer. NO SANDING IS ALLOWED FOR ANY REASON.

Then vacuum up all of the chips into an HEPA vacuum and throw away the plastic, hazmat suit, chips, etc.at the landfill.

You will be left with an unsightly appearance of cracked paint film everywhere.   Or we can just pull off the wood and replace it with new wood and be done with it.  We prefer to just replace it and make it look like new. Homeowners are required to follow the regulations as well. We are not licensed in lead remediation as we do not have many calls to deal with it. All we do is just replace the substrate with new substrate.

 

NOTE: There are EPA workers that roam the neighborhoods looking for homeowners and contractors that violate their regulations and can be fined up to $38,000 per day per incident.

 

Conclusion

We take the time to educate homeowners on issues, options, and various products.  That can meet their budget.  I take all of the meeting information to my office and put it together in Excel spreadsheet for interiors or MS Word for exteriors with various options to choose from.

The process of putting it together can take about 45 minutes up to several hours. There are times when we have to locate the materials or products and get current pricing that we can factor into the estimates.  When the estimates are complete, I sent them via email and follow-up in a couple of days.

We try to be complete with out estimates, so there are no surprises or additional costs.  Our estimates are detailed so the homeowner knows exactly what type of products and materials are used and with doing a detailed estimate, we can get a good time frame, so the homeowner can schedule their time for the project.

 

If you are in the market for a paint upgrade, a new project or in need of repair, please feel free to call contact Paint Ovations.  We do our very best to provide you great service before, during and after the estimate and project.

Call Today!   (972) 741-4995

Paint Ovations Call Today For a Free Quote

Bargains Are Not Always Low Price.

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Quality painting is more than having a brush and sum paint.

Bargain Paint Prices Are Not Always The Low Priced Estimates

I received some bad news from my lead painter earlier today. He told me about a cabinet project in different rooms in the home.  After discussing the project, I gave him the pricing information between $4500 – 5000, explaining to him that 1 part of the stain process is extremely difficult and takes a lot of time. The other cabinets – prime and 2 coats of paint were easier.

Unfortunately, the client gave the project to the flooring guy to do, for the price of $2500.00.

That was 2 weeks ago.

This morning, we got a call from them being so upset with the project they had left with the floor guy while on vacation for 2 weeks.  They told us that it was a mess, the prime coat was never sanded. The doors are rough and with paint runs.

The floor guy used the wrong kind of primer and paint.  We do get calls from clients asking us to fix another painter’s mistakes and stuff.   I explained to them that the cost would be about $7500-8000 range to fix everything as our labor hours would double.   Needless to say, they weren’t happy.

 

 

The reason I am telling you this homeowner horror story is I want you to know some important things we deal with on a daily basis.  I have a few questions to ask yourself.

  • How often do you deal with contractors?
  • How well do you know the products, the processes and the value of a finished project?
  • Do you know what the repercussions are for making the wrong choices?

 

 

I would like you to really think about, is vetting the company that is doing the work for you.

Check out their work.

Do they carry insurance?

What are their online reviews?

Our Facebook Reviews

Our pricing is set, in such a way where we know exactly how long it takes to do it right.  Especially with staining difficult woods.  Which maple is, plus, it’s a time consuming, complicated process. If you pick the low bid, you have to accept the results of the low bid work. It is a gamble at best.  But, more times than not, we see the bad gambles.

The Paint Ovations team, focuses on top quality, in materials, methods and craftsmanship.  That is how we work each project.  We do our best for each and every client. We do not lower our standards to get the projects.  We would rather do few jobs, get better reviews and meet our client’s expectations.  Then have clients come home from vacation, see the headaches they are left and cost them more time, more money and more stress.

Our reviews speak for themselves, with over 160 five star reviews, we put quality above quantity every time.

 

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Contact Paint Ovations for your FREE Estimate.

 

Cabinet Refinishing Color Trends in Dallas 2018

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2018 Cabinet Refinishing Color Trends in Dallas

 

White and wood finish kitchen cabinets have been a main stay in the kitchen design scene for the past few decades. White, being as a fail proof color for kitchen cabinetry, became a staple for it’s characteristics of brightening up spaces.

Wood kitchen cabinets, are a traditional staple, their classic looks and the natural warmth that they bring into a room. Although these two kitchen cabinetry colors have dominated kitchens for decades, more homeowners are drawn to unique colors which help create a stunning kitchen.

 

Kitchen color trends in 2017, were colors from hues of hunter green to tones of pink. Olive green also made its mark.

 

The color trend for 2018 suggests a range of colors for kitchen cabinetry which include two tone colors, natural neutrals like greige, gray and oak, colors dominated by exotic earth hues like oranges and intense colors like navy blue and dark plum. Say goodbye to the days were kitchen cabinets are just in a single plain neutral colors.

 

So let’s go on an exploration of some of the up and coming kitchen cabinet color trends for the year 2018 and what makes them a fresh addition to your home.

 

Two Tone Color Trends

The conventional way of formulating color schemes for kitchens typically involve two contrasting hues or tones, like dark cabinets paired with light countertops or light cabinets are paired with dark countertops.

 

Two tone colors have started to gain interest this year and will continue to be the hot kitchen cabinet color trend in 2018. It first started with the kitchen island, the center island is painted with a different color that contrasts with the rest of the main kitchen cabinets.

Taking this color principle into new heights, more kitchens nowadays tend to combine two colors for their wall cabinets and base cabinets. By combining contrasting colors for kitchen cabinets, depth and dimension is added to the space.

 

The modern palette of a two tone kitchen cabinet color typically combines a strong neutral with a eye popping earth tone color. These color combos will make any kitchen cabinetry pop.

Some great choices for two tone color kitchen cabinets are dark neutrals like charcoal gray, black and taupe can be combined with warm natural colors such as terra cotta, mild greens or mustard/dull yellow.  Some other trending combinations for two tone kitchen cabinets are combinations like gray and green, cool and warm gray, natural wood tones and black.

 

Warm Shades of Gray

The color gray is considered to be the new and trendy neutral.  Many homeowners and some designers are picking  the design strength that shades of gray bring to room.  Warm shades of gray can be used as a statement maker in modern kitchen cabinetry.

 

Gray is the perfect choice for homeowners who find white too common. It shares the same attributes that make the color white loved in the kitchen design scene.  Gray kitchen cabinets offer flexibility and versatility.  Gray functions as a nice backdrop for adding splashes of color, whether it may be warm or cool.  Lighter shades of gray won’t brighten up kitchen in the same way that white kitchen cabinets do.

 

Gray kitchen cabinets are perfect for modern kitchens. When paired with white or black stone countertops. Add in crisp and clean white walls for a beautiful modern kitchen.

 

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Give Your Kitchen the Blues

Dark blue or navy blue is starting to trend in kitchen and bath design. Lately, navy blue has been making waves when it comes to kitchen cabinetry color.

 

Navy blue kitchen cabinets bring in a strong presence in a room. It offers the perfect way to introduce a touch of color to a kitchen, without being too overwhelming nor too dull. Navy blue kitchen cabinetry is also calming yet stands out when placed in a neutral setting.

 

Other tones of the color blue which can be used for kitchen cabinets. Ocean blue and beachy blues can be used for a more toned down appeal that speaks coastal living and a relaxing feel.

 

Greige

Greige is another modern neutral that is trending as a kitchen cabinet color.

 

Greige is the combination of the colors gray and beige. Beige is a traditional neutral color for kitchen cabinets. It has a relaxing vibe and is simple to use when it comes to mixing and matching. Gray, is a modern neutral which is best known for its subdued appeal.

 

Greige is also flexible as it can be tailored into different tones and values. The amount of gray tint in a “greige” color can be adjusted into different levels in order to make a warm or cool neutral. The more greige becomes leaned towards gray, the more it becomes a cool neutral. While the stronger the beige influence, the warmer the greige becomes.

 

Complementing greige kitchen cabinets is not that hard. While greige kitchen cabinets that has more beige undertones in them can be matched with dark countertops or dark woods for contrast

 

Warm Natural Colors

If you do not like the look of new neutral colors, then this next kitchen cabinet trend color is your best option.  Earth tones and nature inspired colors are trending when it comes to kitchen cabinets. Many people are drawn to the character that warm natural colors brings into a space, as it makes it feel more welcoming, more inviting.  Warm colors continue to be a popular choice for kitchen cabinet color because they are inherently comforting.

Nature inspired warm tones include copper, gold, henna, clay, ginger, mustard, apricot, terracotta, yellows and reds.  In trendy kitchens, warm colored kitchen cabinets are best combined with muted grays.

 

 

Thinking of giving your kitchen a makeover?  Give Paint Ovations a call today!

 

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Kitchen Cabinet Colors Are Going Where They Never Have Before

New colors for 2018, and by that we mean unexpected colors which will make statements in any kitchen. These bold new colors for kitchen cabinetry include plum, petrol green and oranges.

Kitchen 8
We Add Color to Your Life

Plum

The color purple is one of the least popular colors which you can find in kitchen cabinetry. But plum is set to become the new trend of kitchen color.

 

Purple, in general, suggests royalty and because of such, dark plum kitchen cabinets can render a rich, luxurious feel to kitchens.

 

Petrol Green

Another color that is set to make waves in the year 2018 as kitchen cabinet color is petrol green. There is no doubt that the biggest trend for the coming year is to get a connection with nature. Inspired by nature, plants and trees, petrol green kitchen cabinets bring in a refreshing feel to kitchens. Other shades of green which are starting to go mainstream are moss green, sage green and hunter green.

 

Bleached Woods

Wood finishes, whether light or dark, are a mainstay in the kitchen design scene, and up to this day they still continue to be one of the most loved colors for kitchen cabinets.

Modern and contemporary kitchens typically make abundant use of synthetic and highly processed materials but incorporating natural elements like bleached hardwoods help prevent a kitchen from looking too sterile or bland.

 

Paint Ovations is a leading cabinet refinishing contractor in Dallas-Plano and surrounding areas.  We would be more than happy to give you before and after pictures of cabinets we have refinished.  Give us a call with any kitchen cabinet refinishing questions or make over ideas you have in mind.  We have several kitchen cabinet refinishing and painting five-star reviews for you to feel comfortable knowing Paint Ovations can handle all your painting and refinishing needs. 

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When We Paint Kitchens Homeowners Smile

 

 

As always estimates and ideas are FREE of charge.

 

Thanks for reading,

Ron Bledsoe and the Paint Ovations Team

Wood Types and Their Finishes

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Wood Types and Their Finishes

 

There are many types of unfinished wooden kitchen cabinet for you to choose from, so, just how do you know what type of wood is best for your brand-new kitchen?

First, think about how you intend to finish your unfinished wood kitchen cabinets, because different wood will respond differently depending on the stain, paint or finish and completing techniques you are planning to use.

How much do you want to spend on your unfinished wooden kitchen cabinet? Wood prices vary, therefore keep this in mind when you are browsing for an incomplete wood kitchen cabinet.

 

Mahogany, oak, cherry, hickory, maple and pine are six of the common wood species for kitchen cabinets.

 

Mahogany for Kitchen Cabinets

Mahogany was one of the most sought-after types of wood in the mid-1700s and early 1800s and is found in many quality antiques today. It was prized because of its straight wood grain and because very wide mahogany boards can be produced. Mahogany trees can grow to over 150 feet in height and over six feet in width at the base. They come from Cuba, the West Indies, Africa, Asia and a host of other countries, but the most prized wood comes from Cuba and the West Indies

 

It’s known around the world as an excellent wood for cabinets. Today it’s one of the most expensive options available, and only the select few people have quality mahogany cabinets in their kitchens.  There are a few key benefits to using mahogany cabinets over other more common types of wood. For some people they make the added cost of the cabinets worthwhile.

 

One of the main reasons mahogany is chosen for cabinets today is because of the beauty of the wood.  Mahogany is known for its durability and rot resistance which are excellent qualities for kitchen cabinets.  Mahogany cabinets have a very unique look that you can’t replicate easily. As the cabinets age they also take on a deeper and darker tone that gives them a richer look many people enjoy.

 

We work with Dallas and Plano’s general contractors and interior designer.

 

Oak for Kitchen Cabinets

Oak is the most popular for an unfinished wood kitchen cabinet since it is relatively inexpensive. There are more than 200 species of oak with various shades, but the one most often observed is a tan or yellowish dark brown color. Oak is tough plus dense.

Like a movie star, oak possesses natural good looks. Unlike a movie star, oak is easy to work with—even during finishing. Oak’s distinctive grain pattern is what people are responding to when they say, “I love the look of oak.” The best finishes for oak celebrate its grain.

If you’re considering oak kitchen cabinets in your kitchen redesign, you might want to consider that oak comes in a wide range of colors.

 

Red oak is strong, durable and relatively inexpensive. It is often featured in traditional cabinet styles as it shows off the pronounced grain patterns that oak is known for.  White oak is as durable as red oak and even a bit stronger. It has more of a golden tone than red oak and a more, subtle grain pattern. White oak is generally quarter-sawn for custom cabinetry—a process that creates a distinctive grain pattern with a characteristic fleck

 

For a budget-friendly kitchen design, oak is lower in price than maple, cherry or hickory. The lower price allows you to buy sturdy yet inexpensive kitchen cabinets in many different styles. Oak is commonly available in stock kitchen cabinetry, which allows for much less expensive kitchen remodels.

 

Planning on renovating or remodeling your kitchen?  Give Paint Ovations a call for a FREE in home consultation.

(972) 741-4995

 

 Cherry for Kitchen Cabinets

Cherry kitchen cabinets are a favorite because of their warm tones and rich look. Cherry tends to have predominantly red undertones. The texture of cherry wood is smooth and satiny, which allows it to accept stain beautifully. Another reason for its popularity is that it matures over time and changes in color. Cherry wood becomes warmer and richer as it’s exposed to the air—a feature when choosing wood cabinets for their kitchen.

 

Cherry wood also shows a beautiful fine grain that gives cabinets character and unique personality. It is moderately heavy and strong, which makes it durable and able to withstand the wear and tear of everyday cabinet use.

 

Cherry cabinets, while not as expensive as other premium woods such as mahogany, are more costly than lighter woods.  Cherry is gorgeous wood. If you want to give cherry a dark color right away, don’t use oil stain. It colors cherry’s pores and makes it look unnatural. Sealing the surface and then applying coats of colored glaze is the way to go.

 

 

Hickory for Kitchen Cabinets

A few North American hardwoods may be stronger than hickory and a couple harder, but of all domestic commercial species in common use, none matches hickory in its combination of hardness, strength, stiffness, and shock resistance (yet it readily steam-bends). It may have been the reflection of these traits that led the Tennessee soldiers under the command of General Andrew Jackson to nickname him “Old Hickory” at the battle of New Orleans in 1815.

 

While hickory tends not to darken with age, it takes all stains and finishes equally well. Because of the hardness of hickory, sanding may take more time.  The wood’s open grain can be filled to arrive at a glass-smooth, reflective surface on your cabinets.

 

Give Paint Ovations a call for a FREE in home consultation.

(972) 741-4995

 

Maple for Kitchen Cabinets

For generations, maple wood has been used in the construction of kitchen cabinets. It is hard to pass up the natural beauty that this wood offers. The unique, rich color combinations are stunning, not to mention the wood’s glossy finish. Maple is a surefire choice for anyone looking to spruce up their kitchen’s current design and is surprisingly affordable compared to other alternatives.

 

If you are searching for a wood product that features a fine, consistent grain pattern, look no further. Maple cabinets consist of a glass-smooth finish and have a uniform appearance throughout, which can be difficult to find with alternative materials. With maple cabinets, you get consistency that is perfect for that elegant and stylish designer kitchen.

 

In addition to its smooth grain patterns, maple is highly regarded for its staining capabilities. The wood’s warm shading makes it receive just about any stain product.  Including the popular line of modern near-noir shade styles, which provide the deepest and richest coloring styles.

 

For homeowners who prefer their maple cabinets to be painted instead of stained, you will find no issues in this department either. Thanks to that fine-grained appearance, every paint hue looks absolutely amazing when applied to maple.

 

Pine for Kitchen Cabinets

Pine kitchen cabinets are a popular choice among homeowners, especially those interested in a more rustic or country kitchen design.  Pine is less expensive too.

Pine wood tends to be lighter in color, although it can be stained to a darker hue. Pine wood also tends to have many knots, giving it a distinctive, immediately recognizable look.

The color can be white, yellow-colored, or ponderosa. The yellow this tree is straw colored and is not really too solid. White is similar to yellow-colored as both take to stain plus paint well. Ponderosa pine is usually either from sapwood, or heartwood. The sapwood is yellow within color and the heartwood is of the reddish hue or orange. Ponderosa will need special preparation in order for the particular stain or paint to take correctly.

Another reason pine is popular with homeowners is that it is an extremely cost-effective wood. Although the cost of pine may vary among retailers, in general pine is a cheaper wood than oak, maple, cherry, mahogany, or more exotic woods.

One thing to remember when choosing pine kitchen cabinets is that pine is a distinctly less durable wood than some other higher-end woods. That is because it is a softer wood and thus is more vulnerable to scratches, dents and dings. This is an important consideration as the kitchen is often the command center of the home and can be susceptible to daily abuse.

 

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