NEIGHBORHOODS in the South Denver Metro
How long should a homeowner expect a paint job to endure the Colorado elements? After 27 years of experience I expect our paint jobs to last 10-12 years. I have been shocked at times that some lighter colors will last 15 years or longer. The only limitations are that darker colors will fade faster and the vulnerable areas on a home where moisture tends to puddle and hold water. Regardless of the top grade brand of paint applied the paint fails ion horizontal areas. After 27 years of painting my approach is to maintenance paint these areas. This not only extends the life of the paint to 10-12 years, but it also prevents wood rot. Maintenance painting is offered in the off season.
Local neighborhoods like Homestead in the willows, homestead I, and Homestead II located in the 80112 and 80122 zip codes were built by Sanford in the late 1970’ and early 1980’s. Based on long-held experience I consider Sanford to be one of the better homes builders. The siding and trim is top notch. The only premature failure is on horizontal wood areas both on the ornamental drip cap and brick mold around the windows. These areas should have maintenance painting every 4-5 years. If rotted I recommend and replace these areas with solid never rot vinyl. One can expect the paint on rest of the home to last 10-12 years.
The Knolls, Southpark, and Willow Creek neighborhoods are located in the 80122, 80120, and 80112 zip codes. These homes were built by Writer Homes between the early 1970’s and late 1980’s. The siding is Masonite with vertical 1” x2” cedar strips. The Masonite siding weathers well. The vertical cedar strips need to be wire brushed and scraped. Cedar strips are a porous soft wood and need to be brushed and rolled where peeling. This process is the only way to allow the paint to properly adhere. The vulnerable horizontal areas on a writer home are the ornamental drip cap and large 2” x 4” cedar window trim. Some Homes built with large 3” x 10” pergola style beams on the front of the homes should also be maintenance painted.
Heritage Greens and Heritage Place in zip codes 80122 and 80121. These developments were built between the late 1970’s’s into the 1990’s Most of the homes were built in the early 1980’s by Celebrity homes. The Masonite siding holds up well. The vulnerable horizontal areas are the weathershield windows. The horizontal window sills allow water to puddle and hold moisture which leads to premature paint failure and eventually wood rot. Unlike other windows the Weather shield window glass actually sits on a wood window sill. I recommend maintenance painting these areas every 4-5 years. I emphasize to customers to keep the window sills maintained because the only alternative is window replacement. Similiar high end windows with interior stain trim and exterior molding has a limited selection only manufactured by Pella or Anderson windows. The cost of the higher end windows with matching interior trim is at a minimum 2-3 times the cost of a comparable homes windows. I.e. $60,000. The rest of the paint one should expect 10-12 years.
Highlands 460 neighborhood is located in zip code 80122. Highlands 460 has a number of builders built from the late 1970’s until the early 1990’s. Most homes were built by Henderson homes and Medema homes. There are roughly 900 homes in the development. Some homes were built with an inferior non-textured lap siding. The non-textured siding requires painting more often as it tends to absorb moisture easier than textured siding. This is evident 40 years later when you observe recessed nails, cracked out siding on the bottom lips, and wavy siding. I recommend spraying and back-rolling the siding to seal the lips from additional moisture. The poor siding issue definitely requires a more proactive approach. I recommend on an individual basis painting sooner than 10 years if the siding has previous moisture damage from neglected maintenance painting. The alternative is to re-side the entire home. Homes with textured siding one can expect 10-12 years.
The Polo Run neighborhood was built in the 1980’s by Richmond homes. The vulnerable horizontal areas are the weathershield windows. The horizontal window sills allow water to puddle and hold moisture which leads to premature paint failure and eventually wood rot. Unlike other windows the Weather shield window glass actually sits on a wood window sill. I recommend maintenance painting these areas every 4-5 years. I emphasize to customers to keep the window sills maintained because the only alternative is window replacement. Similar high end windows with interior stain trim and exterior molding has a limited selection manufactured by Pella or Anderson windows. The cost of the higher end windows with matching interior trim is at a minimum 2-3 times the cost of comparable homes windows. I.e. $60,000. The rest of the paint will last 10-12 years.
The Four Lakes Neighborhood was rumored to have been 4 lakes surrounded by a golf course prior to development. The neighborhood was built between the late 1980’s and early 1990’s. Most homes were built by Brock and Pulte homes. Brock homes have sliding wood windows. Maintenance paint the window sills to prevent wood rot. Maintenance paint the pine wood trim particularly on the vertical corner boards. Pine wood trim expands and contracts more than other woods in Colorado with the temperature extremes. Pulte homes have no issues to address. One can expect the paint on the rest of the home to last 10-12 years.
We will maintenance paint the few areas that most all homes suffer from because of builders materials and design. My painting experience of over 25 years applying any and all brands of paint with lifetime warranties. The Horizontal wood trim areas that hold moisture and allow it to puddle, fails sooner than all vertical areas on a home.