All Forum Posts by: Shane H.

Thank you.  Presently in the field I'm in I always need to find what motivates people in order to reach a mutually satisfactory agreement.  I think as I work to transition to RE full time it will help serve me well.

I'd really love to know if a solution can be reached as well.

To the original poster -- have you spent much time talking to these guys/gals to get to know them or their motivations?   I'd think if you spent some time talking/primarily listening you might be able to find a mutually beneficial agreement.  Even if it takes a little money out of your pocket, has to be far less than "going to war" with them using security, or other forms of deterrents.  Not to mention could be considered a good deed in the process.  Maybe I'm off base, but think it would be worth a try.  If you know the time they show up, buy all the remaining donuts, have a couple thermoses of coffee ready and wait for them.  Your kindness might blow their mind.

Could you go to Wal Mart or your local sporting goods store, ask them to donate a tent or two or a backpack or simply buy a couple?   Another crazy solution, but maybe it would encourage them to stay somewhere else and wouldnt cost much.  Maybe find some used ones off of Craigslist.

Interesting topic -- I'll be following along.

This has been my experience over the years and why I have switched to the eggshell sheen.

Must be a regional thing.  Knowing what I know now....I'd be a very upset person moving into a home with Flat paint -- that or the builder is expecting someone to personalize it with their own paint colors anyways upon purchase of the property so I could see the logic in doing it for that purpose.  

@Mark Gallagher

Wasnt inferring it was made due to the S&L Crisis, simply what I associate it with as the only places I've run into that have that paint on the interior would have been something built during that time...locally speaking anyways.   :)   Someone can correct me if I'm wrong in the KS area - however I dont believe any new construction folks use flat for anything other than possibly a ceiling.

As you stated a matter of personal taste.  

@Mark Gallagher

Flat has horrible characteristics as far as wash-ability, how easy it is to mar up etc.  

I've been using Porter Hi-Hide eggshell for a while now - typically when someone moves out (unless I'm patching holes in the walls) my touchup will take 15 mins or less.  I spend more time getting the paint can opened and a roller ready/cleaning up.

When people move in/out it is inevitable they will brush furniture against the walls, rub their jeans against the walls etc -- all of that will leave horrible marks with a flat sheen -- Eggshell will help avoid a lot of that.

Time and how it looks after day to day use are my reasons.   Flat paint is something used in cheap homes during the savings and loan crisis in the 80's when people didn't know better.  My humble strongly formed opinion....ha  (insert smiley face)

Typically Porter Paint (PPG)  Eggshell sheen -- Hi - Hide or if you want to go cheaper Speed Hide -- however if you set up an account at Porter there isn't much of a price difference.

Sherwin Williams has similar products -- I've just developed an affinity for Porter.

If you're painting trim - use enamel paint.   I typically prefer Oak stained very dark in rentals due to how hard the wood is and it's affordability if purchased from the right suppliers.  Like Maple however it's a bit harder to get a consistent stained finish or at least you better have people who know what their doing when staining it.

Only place I'd ever use Flat paint is on a ceiling.

Could you find a more creative solution such as asking Dunkin Donuts if you could purchase their remaining donuts at the end of the day (at a steep discount of course) -- talk to a local shelter close by that maybe they could come pick up the donuts, take them there for the folks to eat, then talk to the people hanging out there late at night - let them know what you are doing?

I'd think this might be a cheaper solution and would avoid creating enemies and help some people in the process.  I'd think there would be a better way than trying to use "force" or intimidation tactics to get them to move on.  I'd think Dunkin would be glad to get rid of the inventory even at a steep discount, it would help them eliminate a mess and you at the same time...the cost to purchase the leftover food is probably way less than installing these extra security measures, not to mention the goodwill I'm sure you might receive in return.

Just a thought.

Mark, not to start a flame war, however I respectfully disagree - Flat paint may touch up well, however I think anyone would be crazy to use a "Flat" sheen in a rental.  I've painted more walls than I care to admit and frankly dont mind doing it myself and often do.

I've made a lot of mistakes when it comes to painting, more than I care to admit - one being using Flat paint on a unit some years ago.  Worst decision I ever made.  

One thing I've found - use a high quality paint -- something from Sherwin Williams or Porter Paints (PPG) -- I personally typically prefer Porter - I buy their Hi - Hide in Eggshell sheen-- pretty washable, yet not reflective enough to show all the wall imperfections - I roller my walls -- so when touching up - just use a roller and blend it in and looks pretty darn good.

I use color in my units - no white walls for me, just a personal preference.  Can you tell a slight difference when shining a high intensity light on it -- yes -- however to MOST people - they will never know.  Just be sure if doing any patching you use a primer first or your touchup will definitely stand out.  At the very least if one wall is fairly marred I'd think you could get away with painting one wall instead of an entire unit.

Josef, I'd probably investigate a little deeper into why your PM feels this is necessary.  Perhaps an in person inspection and drop in would be in order.  Maybe you have a perfectionist as a PM - however I would be inclined to doubt that.

@Shak Noor

Curious if you ever moved forward with this deal?

I was going to recommend the Acid Staining as well -- I wouldnt do it myself - pretty labor intensive and a few steps - however looks good.  You see it a lot around here in renovated old industrial/retail buildings, some basements in high end homes etc.  I think it might be a bit trendy, however looks good and will probably for a few years and very little maintenance per my understanding - can always throw another floor covering over it down the road to update the look at that time.