Is Your Property's Paint Perpetually Peeling? Here's Why and What to Do About It

As a property manager or homeowner in New England, you know our weather can be tough on your building's exterior. One common problem we see at Kelly's Property Services is paint that just won't stop peeling. It's frustrating, unsightly, and can even lead to more serious problems down the road. But why does it happen? And more importantly, what can you do to fix it?

Here are some of the most common culprits behind perpetual paint peeling:

1. The Paint is Beyond Its Useful Life

Like anything else, paint has a lifespan. Over time, the binders in the paint break down, causing it to lose its elasticity and adhesion.

• Signs of expired paint: Look for a sour or rancid smell, a thick, chunky consistency, or a "skin" on the surface of the paint in the can. The paint may also have separated into layers.

• What to do: If the paint on your home is very old, it might simply be time for a fresh coat. Properly dispose of old paint and invest in high-quality paint for a longer-lasting finish.

2. Mill Glaze

This is a less-known but significant issue, especially with wood siding. Mill glaze is a smooth, almost waxy surface that can occur during the milling process. It prevents paint from properly adhering to the wood.

• What it is: Heat and pressure from planer blades can compress the wood fibers and bring natural oils to the surface, creating a glaze.

• How to identify: Water may bead up on the surface instead of soaking in.

• What to do: Mill glaze needs to be removed before painting. This can be done by sanding, using a percarbonate cleaner and pressure washing, or applying a specialized mill glaze remover.

3. Paint Delamination

This refers to the separation of paint layers from each other or from the underlying surface.

• Causes:

  1. Poor surface preparation: Dirt, dust, oil, and existing loose paint prevent proper adhesion.

  2. Moisture: Water seeping in through cracks or leaks can cause paint to blister and peel.

  3. Incompatible paint types: Applying latex paint over oil-based paint without proper priming, for example.

  4. Improper application: Applying paint too thickly or failing to allow adequate drying time between coats.

  5. Temperature extremes: Painting in very hot or cold weather can affect paint adhesion.

  6. UV damage: Sunlight can break down the paint's binders.

• What to do:

  1. Preparation is key: Thoroughly clean the surface, removing any dirt, mildew, or loose paint. Sand any glossy surfaces to create a better grip for the new paint.

  2. Prime: Use a high-quality primer that is compatible with your paint and the surface you're painting. For wood, consider a primer that blocks stains and tannins.

  3. Paint: Apply thin, even coats of high-quality exterior paint. Allow each coat to dry completely before applying the next.

  4. Caulk: Seal any gaps or cracks around windows, doors, and trim with paintable exterior caulk to prevent moisture from getting behind the paint.

Other Factors Contributing to Perpetually Peeling Paint:

• Moisture: Leaks, high humidity, and poor ventilation can all cause paint to peel, especially in bathrooms and kitchens.

• Improper surface preparation: Paint needs a clean, sound surface to adhere to.

• Low-quality paint: Cheaper paints may not have the flexibility to withstand temperature changes.

• Ignoring existing damage: Painting over damaged or unstable surfaces will only lead to more peeling.

Preventing Future Peeling:

• Address moisture problems: Fix any leaks, improve ventilation, and consider using a dehumidifier in damp areas.

• Prepare surfaces properly: Clean, sand, and prime before painting.

• Use high-quality paint and primer: Choose products designed for exterior use and the specific type of siding you have.

• Maintain your paint job: Regularly wash your home's exterior to remove dirt and mildew. Inspect for any signs of peeling or damage and touch up as needed.

Dealing with perpetual paint peeling can be a real headache. If you need help getting your home's exterior looking its best, contact Kelly's Property Services. We're here to help you solve your paint peeling problems and protect your investment for years to come.