Painting Notes · 2023-03-18 · 3 min
Exterior Painting in New York: How to Boost Your Home's Curb Appeal
Brownstone facades, stoops, ironwork and trim: how exterior painting works in New York, from prep to timing and landmark rules.
What curb appeal means on a New York building
On a brownstone row, curb appeal is not one big surface. It is the facade, the stoop, the front door, the window trim, the railings, the cornice and the fire escape, all read at once from the sidewalk.
When one of those is peeling, the whole front looks tired. When they are all done well and the colors work together, the building looks cared for. The paint itself is the smaller part of the job. Preparation is most of it.
Prep comes first
Old paint has to come off where it has failed. Crews scrape loose and flaking areas back to a sound edge, then sand the edges so they do not show through the new coat. Where the paint is old and there may be lead, the work is done with lead-safe methods and the area is protected and cleaned up properly.
Bare wood and bare metal get primer before any color goes on. Primer is what makes the topcoat stick and last. Skipping it is a common reason exterior paint fails early.
Cracks and open joints are patched or caulked. Water is what destroys exterior paint, and every gap that lets it in will cost you later.
Ironwork, fire escapes and metal
Metal on the front of a New York building lives a hard life. Railings, gates, window grilles and fire escapes take rain, salt and heat. Rust starts small and spreads under the paint.
The fix is to wire-brush or grind off loose rust, treat what remains with a rust-inhibiting primer, and then apply a coating made for metal. Painting over loose rust only traps it. The paint will bubble within a season.
Cast iron needs the same care, and it deserves a little more. Historic cast iron fronts and vault lights call for people who know how the old metal behaves and how to keep its detail sharp rather than clogging it with thick paint.
Choosing paint for New York weather
The weather here is hard on a coating. Summer sun, freezing winters, wet springs and big swings between day and night make a surface expand and contract. A good exterior paint stays flexible instead of cracking.
Use paint made for exterior use, in the right type for the surface. Masonry, wood, trim and metal each want something different. A crew that sprays can lay down a smooth, even coat on large or detailed areas, while brush and roller work is better for trim and tight spots.
Sheen matters. Flatter finishes hide surface flaws on a facade. Higher sheens shed dirt and water better on doors and trim.
Landmark districts in plain words
If your building is in a historic district, the NYC Landmarks Preservation Commission has rules about changes to the exterior. Repainting in the same color usually does not need a permit. Changing the look of a facade, replacing original elements or cleaning masonry in certain ways can.
Rules differ by building and by what you are changing. Check with the commission before you start, or ask your contractor how they have handled it before. A crew that works on historic buildings should know the process and respect the original material.
Timing by season
Spring and fall are the best seasons for exterior work in New York. Temperatures are moderate and the surface is dry. Most paint has a minimum temperature for application and curing, so cold winter days are out, and so is rain.
Midsummer works if the crew follows the shade around the building, because paint applied onto a surface in hot direct sun can dry too fast and not bond well.
Allow for weather delays in the schedule. A rainy week pushes everything back, and a good crew builds that in rather than rushing a coat onto a damp surface.
Book early. Good weather windows are short, and crews fill up. A job planned in winter for a spring start is a job that gets done on time.
From Downtown Painting & Flooring, a painting and restoration company with its office at 176 Broadway, Suite M-E, New York, NY 10038. Questions about your space? (917) 724-6816.