posted by Custom Coatings, Inc. on January 19th, 2023

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Hotel Painting Guide for Property Managers

commercial building painting | Commercial painting

As a property manager, there is never a shortage of work to be done and things to be scheduled. As the property manager of a hotel, you understand what a large task it would be to paint or resurface the entire interior or exterior of the building.

Fortunately, there are several things you can do to make sure the hotel painting process goes as smoothly as possible.

1. Make a Plan to Minimize Downtime

For a more efficient experience, you’ll need to make a plan ahead of time. Here are some of the things you should consider.

Determine what you want to be painted

Are you planning to have the interior of the hotel painted, the exterior, or both? Whatever you choose will require a different approach for everything from the paint type you should choose to the surface preparation and repairs that should be done ahead of time by the contractor.

If you are planning to get the interior and exterior painted, it may take longer for the painting company to do the job, unless you choose a contractor that uses a large team and can do both at the same time.

Be strategic about how you schedule it

Think carefully about how to get the painting done without contributing to needless downtime. Consider scheduling the hotel painting job around your work schedule. Be sure to factor in the time it will take to prepare the surfaces as well. Preparation is the biggest part of the job, but it’s also necessary if you want quality work. Be sure to let guests or patrons know that work is coming up to minimize frustration.

There are certain things you can do to optimize scheduling for hotel painting work. Here are some ideas:

  • Do it in phases. Keep part of your building closed while others are open so you don’t have to close the hotel entirely.
  • Keep guests away from work areas. Take proper precautions to ensure that guests stay away from unsuitable areas, including making sure there are barriers.
  • Schedule work during an off-peak season. By choosing not to have the work completed during a busy season, you minimize the chances that you’ll get complaints from guests about the work. You also show that, while you care about maintaining the building, you are also concerned with customer service.
  • Create a timetable. Have an exact idea when each room will be started and finished. If you aren’t sure how to do this, be sure to talk with your contractor. Doing this will allow you to plan bookings around the contractors. You’ll also be able to ensure you’ve got substitutes ready for closed rooms.

Gather bids from several contracting firms

Generally speaking, costs tend to average between $2-$6  or more per square foot for commercial painting for the paint and supplies. On top of that, you’ll be charged hourly rates (or a project rate). The hourly rates can fall anywhere between $45-$100 an hour or more.

If the condition of the building is poor, you can expect to pay more. If it is well-maintained, you’ll probably pay less. The rates will also depend upon the project’s size and complexity, minor repairs that need to be done, other services, and company experience level. It may also vary based on location.

Choose high-quality, low-VOC paint

The type of paint you choose matters.

Low-VOC paint will ensure that your guests are as comfortable as possible even as the building is being painted, lowering the risk that those who suffer from respiratory conditions will be adversely affected by paint odors.

Unless you want to repeat the process again in the near future, you should choose high-quality paint. High-quality paint will help ensure that the work the contractors have done continues to look great for many years.

Make repairs before work begins

A good contractor will be able to prepare the walls and surfaces. If there’s a major repair that needs to be done which could interfere with the work, you should take the necessary steps to ensure it’s done ahead of time.

2. Supervise or Double-Check the Prep

Choose a knowledgeable, skilled contractor to do the job, especially if you are so busy that you won’t be able to oversee the hotel painting work. If you’ve never gone through the company before, though, you may want to supervise part of the work.

Preparation starts with an inspection of the building. Contractors will look for water damage and pest damage. They’ll also look for ways to ensure proper airflow, which may include checking the HVAC system or asking which doors and windows can be opened.

Read on to find out some of the types of preparation a good contractor will do.

Interior surface preparation

Here are some of the things a contractor should do to prepare interior walls:

  • Even out surfaces
  • Fill holes
  • Fix blemishes
  • Light carpentry/masonry work
  • Move/cover furniture
  • Prime surfaces
  • Protect soft furniture
  • Remove electronics
  • Repair cracks
  • Sand walls to ensure better primer adhesion

Exterior surface preparation

Here are some of the things a contractor should do to prepare exterior walls:

  • Remove old caulking and apply new caulking
  • Repair cracks, etc
  • Scrape and remove loose paint
  • Wash walls (usually done with a pressure washer, air blaster, etc)

Surface preparation by material

Certain materials require specific preparation, including:

  • Concrete. If your concrete is dull or covered with other materials, you may want the contractor to paint over it or polish the concrete to a beautiful sheen. To do this, the contractor will need to remove old materials and fix imperfections in the concrete.
  • Metal. Rust is commonly found on certain types of metal, and this will need to be removed before it can be painted. Metal burs, holes, and dents will also need to be repaired. Of course, dirt and grime removal is also necessary.
  • Wood. Whether you plan to have a wood stain or paint over wood, contractors should smooth and sand away knots, make sure it’s free of sap, and remove imperfections before thoroughly cleaning it.

3. Ensure Guest Safety During the Project

Good contractors ensure the airflow is continuous to speed up drying time and minimize the risk of paint fumes building up. They may use special fans to do this, or they could simply open windows and doors. Fans may also be used to dry the surfaces after washing.

For your part, you’ll need to establish detours, avoid accidents and ensure guest safety. Use the information you learned during the planning process to ensure that guests remain safe for the duration of the painting project.

Creating and executing safety regulations will keep everyone on the same page regarding what to expect. Put up signs to let guests know what to expect, and schedule extra staff to monitor the areas which will be painted to ensure guests are safe.  


Working with a professional hotel painting company will ensure that nothing is overlooked during the painting process. Expert hotel painters will do the preparation for you and work together to see the plan come to fruition. If you want the job to be done properly, it’s best to use a professional who has been in the industry for a long time.

At Custom Coatings, we have been doing commercial painting since 1991. We do more than paint – we also provide coatings, waterproofing and sealing, concrete polishing, and more. We are passionate about exceeding customer expectations by doing the job right. Contact us today for a free estimate on your next painting project!


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