Archives for Residential House Painting

Reasons Why Water Intrusion Occurs in Orlando Area Homes

Due to the explosive growth of Central Florida builders, new homes were built at a fast and furious pace. Hundreds and hundreds of new homes were built monthly between 1988 and 2006. Can you imagine what the county code inspectors had to do to keep up with that pace?

Think about the builder for a minute. Time is money. They needed to get those homes finished and sold as quickly as possible. Most times, this led to cutting corners and inferior techniques in order to get the job done. As far as water intrusion goes, the problem starts right after the stucco has been applied to the house.

When the stucco is applied to the exterior of the home, it can have a PH balance of over 80, which is about 10 times the number it should be before paint is applied to the home.img-3

The rule of thumb is to wait 28 to 30 days before applying ANY paint to the house. The purpose of waiting that period of time is to allow the acidity and PH balance to drop to an acceptable level of around 6 to 8. Applying paint too soon changes the properties of the paint as it dries. This causes the paint to crack or peel over a period of time. Some of those cracks are so fine they are difficult to see.

The high PH number actually burns the paint and appears as blotchy areas to the trained eye. Typically, builders did not wait long enough before letting the paint contractors apply paint to the exterior of the home. And, when they did, the sub-contractors typically used inferior paint products.  It is when the paint starts to crack that rain and moisture begin to penetrate into the stucco. Of course, over time the moisture makes its way into the walls of your home.

This statement might not apply to all builders, but let’s face it; in most cases, their painting sub-contractor had the lowest bid. What do you think that means? Could they have used the cheapest paint they could get away with? You decide.

In summary, there are a number of reasons why exterior residential paint doesn’t perform well and doesn’t prevent water intrusion in Central Florida. Cheap, thin and unbalanced stucco is one of the primary reasons. For example, applying stucco on lathing that is less than one inch thick or using an incorrect proportion of sand and cement is a recipe for water intrusion. We also talked about not giving the stucco enough time for its PH balance to reduce to the 6-8 level.

Using inferior paint is another cause for water intrusion. When you think about the elements beating down on your home day and night, you can see why a good quality paint, with high elastomeric qualities, should be used to protect your home.

Another huge contributor to water intrusion is incomplete caulking. Most professional house painters DO NOT use quality caulk. Commercial painters often neglect caulking key areas such as windows and above and below trims.

If you’re looking for a professional residential and commercial painter that knows what it takes to protect the beauty and color of your home or commercial property, particularly in Orange County Florida, Orlando, Ocoee, Windermere, Isleworth, Winter Park, Winter Garden, South Lake County, Clermont, Mineola, Montverde and Four Corners, I urge you to consider Paint By Design before making a decision. I’ve got the best guarantees in the residential painting business – backed by unsurpassed customer service and attention to detail.

Call me at 407-415-4316 for a free – no obligation estimate. It won’t cost you a thing to have me come out and give you a detailed estimate. If you’d rather I call you, please complete our contact form. To learn more about Paint By Design of Florida, visit us at

Oh, and while we’re on the subject of estimates, you can rest assured, my bid will include proof of insurance and a detailed description of the processes and materials that are going to be used to paint your Central Florida residential home or Central Florida commercial property. No surprises and satisfaction is guaranteed!


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House Painting in The Rain? Not Recommended…

Well, it’s been rainy the last few days here in Central Florida. Not quite the recommended weather for painting the exterior of your home – or painting the exterior of anything outdoors for that matter.  So, I found myself catching up with some paperwork and going through my email archives. I’m not very computer savvy, but give me a paintbrush and a house, and I can do the unimaginable.

I found another email that was sent to me about three months back and I noticed the theme still remains the same; Polite, friendly, courteous, high quality, protection from water intrusion, attention to detail, etc.

I must admit. This feels wierd. I’m not one to toot my own horn. As a matter of fact, I come from the belief that one’s actions speak volumes, not their words. There’s nothing more frustrating than hearing someone talk a big game only to fail on delivery… C’mon folks. It’s about outstanding customer service and high quality workmanship, not good or average. These days, only the outstanding, well… stand out! Do yourselves a favor, don’t nickel and dime your investment. The “best” is not that much more expensive than the “average” but the results are the difference between day and night.

That said, I hadn’t had a chance to “stop and smell the roses”  in quite a while. Of course, I don’t remember the last time it rained for so many consecutive days either. No complaints from me though, we needed the rain in a bad way. In any case, it was great catching up with paperwork and even more refreshing to come across another email from a happy customer.

As promised in a previous posting – as I find them, I’ll post them. Frankly, I think it’s a great idea for me to share these with you as they illustrate my actions as a residential and commercial painter in Central Florida – not from my own words, but from the words of my customers. As we all know, the Internet can be a cruel place, so I’ve removed anything that could jeopardize their privacy:


From: “Monica (lastname and email address removed)>
Sent: Friday, February 6, 2009 4:06:12 PM GMT -05:00 US/Canada Eastern
Subject: thanks

Hi Patrick,

I just wanted to thank you for making my house look new again! I am so happy with it and am so glad I ended up hiring you and your crew. I now have peace of mind knowing my home is protected from the next several years of rainy seasons because of the high quality of paint and the attention to detail you and your crew gave my house. I also appreciated the fact that you and your crew were polite, friendly, and answered any questions I had. I will definitely recommend you to anyone who inquires about having their house painted!



Those of you in Central Florida that are considering painting their homes or commercial properties, particularly in Orlando, Clermont, Ocoee, Windermere, Isleworth, Winter Garden, Monteverde, Four Corners, etc., I urge you to consider us before making a decision. I’ve got the best guarantees in the residential painting business – backed by unsurpassed customer service and attention to detail.

Call me at 407-415-4316 for a free – no obligation estimate. If you’d rather I call you, please complete our contact form.

It won’t cost you a thing to have me come out and give you a detailed estimate. Oh, and while we’re on the subject of estimates, you can rest assured, my bid will include proof of insurance and a detailed description of the processes and materials that are going to be used to paint your Central Florida residential home or Central Florida commercial property. No surprises and satisfaction guaranteed!

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Residential House Painting – A Thankless Job?

Folks, lets face it, to a true professional house painter, each home is a unique job – a canvas with different shapes, angles and corners, cracks and crevices. The work is tedious and most people don’t realize the extent to which we go to ensure no angle, corner, bend or curve is left untouched. The home owner typically sees the colors they chose and never quite notice all the finishing touches. Few if any get up on a ladder to inspect the fascia board or the soffit for paint.  Even fewer remember the 18 foot crack that we patched properly and painted so well it disappeared. However, every once in a while you get someone that takes the time to notice, and they actually write a letter to tell you about it. Below is one of many notes I get from clients of ours periodically. I will begin to share these with you over time… To protect people’s identity, I will remove last names but the gist of the message remains the same:


Sent: Friday, April 24, 2009 4:20:57 PM GMT -05:00 US/Canada Eastern
Subject: Peter and Shelly (last name removed)

It has been about 6 months since you painted my house and I noticed something today that is worthy of me taking the time to tell you and your prospective customers. Please feel free to pass this along to anyone considering using your services. I will tell you about what happened at the end of this letter. First I want to tell future customers why I chose Paint by Design in the first place.

When I knew it was time to get my home painted, I got 4 different bids. Of these 4 bids, one of them was about 30% lower than the next lowest (Paint By Design and another company were the highest). I immediately threw out the lowest because the painter himself looked like he would make me regret choosing him. Very unprofessional, no concern for the fact that this is a major home expenditure, no proof of insurance, and most of all no description of the materials (paint) he was to use. The second lowest bid was using “builders” grade paint that I found out was the cheapest stuff around. THAT’S WHY I’M HAVING MY HOUSE REPAINTED AFTER ONLY 3 1/2 YEARS. No thanks.

The other company has a good reputation but their bid was difficult to dissect. (They sent out a sales rep. not the actual owner/supervisor, which means some of my concerns may not get passed along to the actual crew doing the work) After choosing all the options (yes options) they called extras, such as painting the soffit/fascia, the front and back porch, extra caulking (define extra please), and the upgraded paint. Their bid was actually about 10% higher than Paint by Design. But that alone is not why I chose Paint by Design!

Patrick Rojas the owner, took the time to walk and explain the process, doing things that were expected and things that were not expected. No little extras everything’s included. The only “option” was very good paint or permashield (or something like that) I chose the better of the 2, and I’m glad I did. (note the only difference in the price was the cost, his cost, of the paint. Without an extra markup.) His bid was the only bid that included proof of insurance and a detailed description of the processes and materials. AND, he did not require a big payment before he started the work. (see below about my neighbor who went with econo paint guy).

The Job went like this….smooth. After choosing colors with Patrick’s help. Day 1. Pressure washing, caulking (everything..and I mean everything. Even along the back and front porch where the concrete meets the house. Taping and completely covering all windows. Day 2. Primer. Day 3, finish coat, clean up and gone – note there were no paint cans or ladders etc. left in sight, outside my house while the job was in progress. Quality of work was (is) top of the line.

My neighbor (same model house as mine) scheduled his house painting about 2 weeks later with someone else, saving him about $1000. For a good 3 weeks there was scaffolding in the front of his house, It took them over a month to get the job done! (chuckle chuckle!) Not only did they paint his house, but they included a shrub painting (splattering) at no extra charge. (Landscapers call it “latex leaf spot”) Did I mention the broken gutter and branches on the palm when they were moving the scaffold? And the quality of the work doesn’t come close to that of Paint by Design.

I just wanted to say thanks for a Job well done. Today I was rinsing off my back porch and noticed the seal around the bottom was even and tight and there were no weeds coming out of the corners (like I had before). The product you used is great! The deck cleaned up wonderfully. I then got a wonderful surprise. (Keep in mind, it’s late in the afternoon.) I placed my hand on one of the south walls to check to see how hot it was. In the past this wall was very hot (to the point you would have to remove your hand after 5 seconds or so). It was warm, but not uncomfortably hot! Great! this stuff actually will help my house stay a little cooler! Bonus!

Pete (lastname removed)
Regency Hills


Folks, that email made my day. I painted their house 6 months ago! For most people, too much time would have elapsed to even bother sending me a note. To my potential customers – that email defines who we are and what we love to do. That wasn’t a mistake. That is EXACTLY how this Clermont Residential Painter does business. Whether we are painting a 1400 sq ft home in Mineola, a Windermere 6000 sq ft home or a 95,000 sq ft Lake County commercial building. We take pride in our work because it’s not only seen by the owner but also by their neighbors, family, friends and most importantly, by my future potential customers.

If you’re even thinking about painting your home or commercial property in Windermere, Isleworth, Clermont, Winter Garden, Longwood, Altamonte Springs, Four Corners or South Lake County, DON’T DO IT until you complete our contact form or call 407-415-4316 for a free – no obligation estimate. It won’t cost you a thing for me to come out and give you a detailed estimate – just like Pete and Shelly and many other customers, you’ll be glad you did.

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Waterproofing Paint 101

There are excellent waterproofing systems available on the market today for your Central Florida home, but each system has its pros and cons. Paint By Design knows about waterproofing paint in Orlando, Clermont, Windermere and all over Central Florida .

The most common system used and recommended by Orlando painting contractors today is elastomeric paints. Elastomeric paint is not a “one product solves all” system. The pro of this system is its elasticity and high-build properties to seal and prevent future cracks. The con is that you should not use this system if you have had water intrusion recently because the water trapped inside your walls will have no way to escape. This will ultimately cause the exterior paint to bubble and split creating an even larger problem to resolve depending on the amount of water intrusion involved. Elastomeric paints are not breathable and designed to prevent moisture intrusion to begin with. That’s why elastomeric paint is commonly used on new construction.

The second problem with elastomeric paints is color retention which results in three to four year durability – the color will fade drastically during that amount of time depending on the depth of the color used.

Paint by Design uses this product only as a primer to take care of the cracks and only if there has been NO water intrusion. Then we follow up with a satin super-premium top-coat. This way you get 10 to 12 years between paint jobs.

Also, elastomeric paints only come in a flat sheen and two levels of quality – A premium line and commercial line. The minimum single coat application for this product to work properly must be at 12mil when applied wet, which ultimately dries to a minimum six mil thickness.

The next system is my recommended water proofing system. I prefer it for the following reasons:

Loxon XP® (not to be confused with Loxon®) is a high-build finish coating that is breathable so if you’ve had water intrusion the water will evaporate through this system but won’t allow water to penetrate from the outside. It has a one-coat high-build application of 12 mills when wet, which dries to a minimum six mill thickness and has elastomeric properties to prevent water intrusion and seals cracks.

Two coats of Loxon XP®, of at least 26mil thickness (13mil when dry), will warranty the structure from the paint manufacturer to prevent water intrusion from up to 80 MPH wind driven rain.

The color retention on this product is excellent. You will get 6 to 8 years depending on the choice of color and can be used as a finish coating or as a high-build primer prior to finishing with a super premium satin paint where you would get a 10 to 12 year warranty.

This product comes in an eggshell sheen and we recommended this on new construction where a one-coat application is preferred by builders or on repaints for residential or commercial applications. Because of its breathability, excellent color retention, elastomeric properties, high-build mileage and warranty on two-coat applications, Loxon XP is totally unmatched by any other water proofing product on the market today.

If you are looking for a professional and detailed residential or commercial painter in Windermere, Isleworth, Clermont, Winter Garden, Longwood, Altamonte Springs, Four Corners or South Lake County please complete our contact form or call 407-415-4316 for a free – no obligation estimate.

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