External wall repaint query

[TrevorKix]

The privately-owned flats that I live in appointed a painting contractor via the management company to repaint all the external rendered walls across the development.

The last time the job was done (7 years ago) it was very poor with paint peeling, bubbling and showing algae build up very quickly - unfortunately the contractor went into liquidation rather than fix the work.

So this time we asked the management company to choose good products and appoint a project manager to oversee the work.
The approved scope included washing down all walls, applying a fungicide, primer and top coats. They have been cutting corners and only applying fungicide to a few areas and not applying it directly to the walls, but mixing it with the primer, which the manufacturer says will invalidate the product warranty.
Now, the project manager, the management company and the painting company are all saying that fungicide is only applied to areas that are “powdery” after washing and that is standard industry practice - basically implying that anyone who knows anything about painting would know this and therefore it’s not a problem.

Can any experts out there provide an opinion whether they are correct or are just trying to BS their way out of what could be a potentially expensive situation for them?

 

[opps]

It is only necessary to apply the fungicide to the areas with algae. I have no idea why they added it to the paint. Most masonry paints have a small amount of fungicide in them.

Powdery parts are normally sealed with stabilising solution, not fungicide.

Which paints have they used?

 

[TrevorKix]

Thanks for your reply.
The main problem is that there were fungi)algae in patches/streaks on most walls due to the humid environment and poor quality of the previous job, so there was a reasonable expectation that all walls would be treated prior to painting, especially since some of the spores might not be visible. I am guessing that in the event of future problems any manufacturers product warranty would only be valid if they applied the fungicide to all the surfaces?
They’re using Johnstone’s paint.

 

[sparkwright]

Seems odd using fungicide instead of stabiliser on porous surfaces.
Can you send photos of the job, just to get an idea of the calibre of the painters?

 

[Notch7]

The approved scope included washing down all walls, applying a fungicide, primer and top coats. They have been cutting corners and only applying fungicide to a few areas and not applying it directly to the walls, but mixing it with the primer, which the manufacturer says will invalidate the product warranty.
Now, the project manager, the management company and the painting company are all saying that fungicide is only applied to areas that are “powdery” after washing and that is standard industry practice - basically implying that anyone who knows anything about painting would know this and therefore it’s not a problem.

the approved scope clearly was poorly defined.

what has the project manager actually done for his money?


My guess is that the job will go the same way as the last one: it will look shabby by next winter and need doing again in 5 years


I suggest you take as much evidence as you can, photos, video etc of what they are actually doing

if they have stated that using fungicide for powdery areas and adding fungicide to the paint is industry standard, hopefully you will have that in writing

If this is costing the flat owners a significant sum of money, I would get an expert (RICS surveyor maybe) to do a report and submit that when you all refuse to pay.

flat management companies are an absolute scam

 

[opps]

Seems odd using fungicide instead of stabiliser on porous surfaces.
Can you send photos of the job, just to get an idea of the calibre of the painters?

Agreed. Photos would help a lot.

As a decorator, I normally only apply fungicide to the mossy areas.

It really is difficult to comment absent of photos.

 

[TrevorKix]

Thanks all for your replies.

Here are a couple of photos. Most of the walls had green and black patches of algae/fungus which appeared within a year or so after the last repaint and gradually got worse, which is why the walls were supposed to have been treated with a fungicide after pressure washing this time around.

These photos show parts of the rendered walls after pressure washing and before they were primed and painted. I havent included photos of the finished job because visually it looks ok at the moment, but can do if needed.

 

[TrevorKix]

Thanks all for your replies.

Here are a couple of photos. Most of the walls had green and black patches of algae/fungus which appeared within a year or so after the last repaint and gradually got worse, which is why the walls were supposed to have been treated with a fungicide after pressure washing this time around.

These photos show parts of the rendered walls after pressure washing and before they were primed and painted. I havent included photos of the finished job because visually it looks ok at the moment, but can do if needed.
View attachment 396143
View attachment 396142

I just wanted to follow up if anyone had the chance to check the photos out and provide an opinion?
Thanks!

 

[sparkwright]

Well, the first picture doesn't look clean enough to paint or prime.
The second picture, they presumably couldn't reach that last bit to clean.