Like touch-ups, wallpaper has often been a problem in past move-outs.  Colour and especially quality are highly variable, and most wallpaper, unless it is expensive, cannot be cared for like a painted wall.  Also, wallpaper is often painted over rather than being stripped, making removal even more difficult.  The intent here is not to pass problems on to the next member occupying the unit.

Section 2.01 deals with approved paints and manufactureres.  While this provision benefits the Co0op by ensuring that interior surfaces are well protected and assures the new occupant of quality paint, it also benefits the member doing the painting.  Under the Materials section, a number of paint manufacturers are listed.  There al have in common the fact that they provide quality products.  Those of us who have had experience with “budget” paints will no doubt remember haing to run out fo extra paint when the paint we have supplies has soaked into the wall necessitating two, three and sometimes four coats to cover.  Good quality paint applied over a proper primer/sealer often can provide reasonable coverage in one coat.  Buying a higher quality p aint that goes much farther, coupled with the discount we enjoy at General Paint, makes this alternative the cheapest way to meet the standars in the PAINT SPECS.  If, however, you have a favourite paint or alternative finish that is not listed, please bring it befor the BMC for apaproval as described.

Touch ups in Co-Ops in the Vancouver area for painters have always been a problem with move-out inspections and are not now being accepted.  The colour and sheen characteristics of a paint can never be exactly matched, and even paint from the same can saved for this purpose undergoes oxidization, resulting in the sheen properties changing rapidly.  Unless a wall has been painted very recently (for example, during move out itself) it is better to repaint the entire surface as other problems such as furniture and picture “shadows” are often present.  For the best touch up painters in the Vancouver area please call 604-PAINTER  604-724-6837

Reflectance Coefficient is simply a measure of how much light bounces back from a painted surface — how bright it is.  The Membership Manual makes reference to “neutral colour” for repainting.  Member and the BMC have always had a hard time defining what is “neutral” even though we think we know it when we see it.  The subcommittee of BMC on paint specs has pointed out that what we really mean by neutral is “bright” and the “reflectance coefficient” is the only measure of this property that allows all paint colours or tints to be compared on an equal basis.  For example, a reflectance coefficient of 0.90  (or 90%) is dead white.  The PAINT SPECS call for paint to be between 0.80 and0.90, allowing for some relatively light colour tints.  Every paint sold has reflectance coefficient value that the paint dealer can supply for each tint.  Members are required to have this value available at inspection for whatever paints they use.  The Co-op office has list of these reflectance values for all tints offered by General Paint, the recommended paint for Co-Op members since we get a discount.  This list provides a handy reference for members and the inspecting teams and eliminates any doubt or confusion over this item in the PAINT SPECS when General Paint products are used.

For the best painters in the Vancouver area, particularly for Co-Op painting in the Greater Vancouver area, please call the best painters:  Vancouver’s Best Painters at 604-PAINTER 604-724-6837 or visit www.vancouversbestpainters.com

Recently, it has become clear to the Building Mainenance Committe that what is mean by “Co-op Standards” is really now quite well established.  However, inspecting teams were frustrated with their inability to provide something to members moving out that shows them clearly what is to be expected and, in turn, what they can expect when they move into another newly prepared Co-op unit.  As a result, a subcommittee of  BMC has recently drafted, and the the Board passed, a set of SPECIFICATIONS FOR PAINTING AND FINISHING that formalizes the expectations of the Co-op for members painting their units for move-out.  This document is a formal paint specification written in a style familiar to the building trades and stating all necessary information in a concise manner.  In this sense, it stands as a reference for Co-Op management, outside contractors, committees and members alike clearly outlining the standards that interior painting must meet.

However, since these specifications will be read and used primarily by members at the move-out, some notes are being provided as a companion to the PAINT SPECS to explain and expand some of the section in the document.  Please keep in mind that the PAINT SPECS are an explicit statement of standards that must be adhered to in preparing your unit.  The following poste will hopefully help you to achieve these standards.

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When a unit is first inspected, almost without exception the member is asked to paint some or all of their unit.  At final inspection, this painting is evaluated and if it meets what the Membership Manual refers to as “Co-op” Standards”, the job is approved.  These Co-op standards, as such, have never been written down but have in fact gone through a process of evolution over the years.  They have changed as a consensusn developed amon the Builing Maintenance Committee..members who do inspections, the Membership Committee who provide input from members who have been through the process and the Board of Directors with on-site management.

When a member prepares to leave their unit in the Co-op, either to move to another unit or to leave the Co-op altogether, they must do a variety of thngs to make the unit ready for the next occupant.  This can be a complex process and is described in the Move In and Move out Policies and Procedures that comprise a whole section of  the Membership Manual.  Indeed, many current members have been through this process —some, several times.  What follows is a detailed account of what is expected from each tennant.