Staying ahead of the elements to preserve large hilltop townhomes in SF
Pointe Pacific
Daly City
Pointe Pacific is on a regular paint cycle with Urban Painting. Set atop the hills of Daly City and bearing the brunt of San Francisco’s blustery weather cycles, Pointe Pacific needs regular attention to protect the townhome siding and metal. Because of its massive scale, by the time we complete the last phase of work on the last building, the set of buildings done first will be ready for a recoat.
In an environment subject to dramatic temperature swings, wind-driven rain, and regular fog and mist, staying within the paint cycle is critical for keeping the substrates protected. Wood and metal (in this case) and the caulking joints in and between need recoating or at least close inspection every five years to make sure there is enough sound material covering the substrate. When the coverings break down and water is driven into the substrate, it causes rust and dry rot, which is more expensive to repair than prevent.
What We Did
Regularly painting wood siding and trim on 43 buildings—a mix of four-plexes and 10-plexes.
Worked closely with a carpentry subcontractor to minimize the duration of work and owner impact at a given building.
Working consistently onsite for the past 13 years.
Project Details
Pointe Pacific typically undertakes 10 or so buildings per painting season. In all phases, the scope is generally the same: wash all substrates thoroughly, especially detailing the areas in shade where moss builds up. These get cleaned with a special bio-cleaner to get these problem areas clean and paint-ready. Typically, we follow the carpenters, who replace any dryrot, but all other wood siding and trim is scraped, and caulking that is deteriorated is replaced. Made paint-ready, the buildings are coated with a low-sheen acrylic; this gives the best match of a wall finish that is not too shiny but is also more UV and weather-resistant than flat-finish paint. The trim and entry doors are painted with a semi-gloss, which offers a nice accent sheen but also weathers very well. Any rust visible on metal surfaces (handrails,etc.) is removed down to tight rust and primed with a rust inhibitive primer before receiving a topcoat of industrial grade direct-to-metal coating. All in all, a robust coating system designed to withstand the elements but look sophisticated enough for townhomes.
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