Home Painting in Southeast, NY: May Moisture Check
May can look like the perfect time to get painting on a house in Southeast, New York – winter’s gone, the temperatures are finally getting nice and comfortable & homeowners are raring to get their homes in order for summer.
But looking at the calendar is only half the battle – a wall, a deck or a section of exterior trim may look dry on the surface but still be holding on to moisture underneath. Paint a surface that’s still got moisture in it and you can say goodbye to a smooth finish & hello to peeling, bubbling and maybe even a brand new coat of paint failing way too soon.
So what’s the most important thing a homeowner in Southeast can do this May? – paint a lovely new colour on the wall? No way. Conduct a moisture audit.
Why Moisture is a Big Deal in Southeast
Southeast is in the New York City Watershed – that means water management & keeping stormwater in check is super important around here.
Now we’re not talking major leaks here. Its the little things that add up: overnight condensation, siding that’s in the shade, clogged gutters, deck boards that are damp, & poorly drained ground around the foundation can all conspire against a paint job sticking to the surface properly.
And that’s not to say a sunny day means everything is fine – just because it feels warm to the touch, doesn’t mean the air is dry. The front of a house might be warm & dry while the back is still cool & damp – that’s a problem for paint as it needs to stick to the surface itself
What’s the Real Test – Air Temperature or Surface Readiness
Most homeowners have a look at the forecast, see a nice mild temperature & think “yahoo! its paint time”. Pro painters though know better.
Dew point is the temperature where moisture in the air starts to turn to water. If a surface cools down to that point then a thin layer of moisture can start to form, even if there’s been no rain yet.
In the trade, we generally want the surface temperature to be at least 5 degrees Fahrenheit above the dew point while paint is being applied & for at least the first little bit while it’s drying out. High humidity or a unexpected shower can mess with proper drying & adhesion.
So, don’t get too excited when the sun comes up – the siding, railings & trim can still be holding onto overnight moisture way after it’s warm & sunny outside.
Check the Shaded Side of the House First – That’s Where the Real Action is
Start checking at the part of the house thats in the shade.
North-facing walls, bits that are shaded by trees & areas behind bushes take a lot longer to dry out than their sun-exposed counterparts. Check closely for peeling paint, spots that are more discolored than others, wood that’s swollen etc etc or paint thats come loose from the surface.
Keep a close eye on the edges of clapboards, shingles & trim boards – thats where the water collects before it works its way underneath the existing coating.
A single spot of peeling paint might not mean the whole house needs a repaint. It might be a sign of a drainage problem, some failed caulk, a leaky gutter or some rotten wood that needs fixing first.
Don’t Blame the Paint When the Problem is With the Windows
Windows are the most common place where exterior coatings fail.
Closely inspect the lower corners of window frames, sills & surrounding trim. These areas collect water & condensation. Cracked caulk, exposed end grain or even tiny gaps around the frame can let water get in behind the paint.
Throwing on a new coat without fixing the moisture problem will just put off the inevitable – the peeling will come back.
Be Careful When Checking Horizontal Surfaces
Deck boards, railings, stairs & window sills get a lot more exposure than vertical siding. Water sits on them longer, they get more sunlight & foot traffic adds wear & tear.
Walk across the deck slowly and check for boards where the coating has worn or lifted or gone all grey & weird. Gently press on any suspicious bits with a tool. Wood that feels soft or is noticeably softer than the surrounding boards might need repairing before you can paint or stain.
Check horizontal surfaces after a few dry days rather than right after the last rain. The top might look dry while the underside or the insides of the board are still holding moisture.
Follow the Water From the Roof to the Ground
A decent moisture audit starts at the roofline.
Check if the gutters are sagging, overflowing or pulling away from the fascia. Look at the areas beneath the downspouts for signs of water pooling or the paint coming loose off the foundation. Make sure water is being directed away from the house & not just collecting by it.
If the same bit of paint keeps failing in the same spot, its not a problem with the paint – its a problem with the way you’re managing water.
And because Southeast is in the watershed, controlling water runoff also helps stop pollutants & debris entering nearby waterways.
Look Indoors for Clues to Exterior Moisture Problems
Sometimes the first sign of an exterior problem turns up inside the houseInspect the walls beneath rooflines , ceilings near exterior corners the areas around windows and baseboards on outside walls for faint yellow staining, blistering paint, soft spots in the drywall or areas that feel unusually cool to the touch.
Bathrooms , laundry rooms and rooms with poor ventilation are also in need of checking. Even if the exterior of your building is holding up fine interior humidity can still lead to paint problems.
If you find a stain you shouldn’t just cover it up with regular old paint. No way – you need to identify the source of the problem let it dry out properly and then give the affected area a good cleaning and then prime it.
Don’t Touch It Without Knowing Its Background
The Brewster area , Southeast and other parts of New York are home to homes built all the way back in the 1800s . Some of the older properties have lead-based paint under the newer layers.
The EPA warns us that older homes are much more likely to have lead-based paint. Contractors who do work that disturbs painted surfaces in most pre-1978 homes are supposed to follow the EPA’s rules on Renovation , Repair and Painting and use safe practices for lead.
Start by evaluating the surface before you even think about scraping power washing or sanding. You do not want to stir up dust from an old coating and create a major problem for yourself.
The Best Time to Paint is When the Weather is Right
May can be a great time to paint but you need to take into account the actual conditions.
NOAA climate normals are useful for getting a general idea of the typical seasonal patterns but they arent a guarantee for any single day.
To plan a good painting schedule you need to think about recent rainfall upcoming rain , the overnight temperatures humidity dew point the amount of shade the area gets and the condition of the surface you are painting. The best time to paint is usually when the morning moisture has dried and before the evening dew starts.
Also follow the instructions on your paint cans because some paints and stains have special requirements for temperature , humidity and drying.
What a Pro Should Do Before Even Picking Up a Brush
If you are hiring a pro for your home painting project they should start by figuring out what went wrong with the old paint.
First off the old coating has to be safely removed. Caulk that is loose needs to be tossed. Any bare wood needs to be sanded possibly primed. Mildew or other organic growth needs to be dealt with before you can paint over it. Damaged trim and siding needs to be fixed and you need to identify any moisture sources and fix those too.
Only after the surface is clean , stable and dry can you move on to the finish paint.
The prep work isnt visible and its easy to skip over it but if you dont do it right the paint will just peel off again next spring.
May is the Time to Figure Out What Went Wrong
This May , the most important home painting question isnt “What color should we choose?”
Its actually “What did the old paint fail on?”
Finding the answer to this question can save you from wasting materials and having to fix the same problem over again. A moisture audit can give homeowners in the Southeast a clear idea of what their property is dealing with and lets the painting plan tackle the actual condition of the house.
C.E.T. Painting is the go to for professional interior and exterior painting in Southeast , Brewster and surrounding New York communities. Our team checks over the surface of the house does any necessary prep work and takes care of the surrounding property before applying the final finish.
Get in touch with C.E.T. Painting to schedule a professional home-painting estimate.