Saturday 23 April 2016

HISTORICAL HERITAGE HOMES


                                                         www.philthepainterrenovations.com




Before

After



 We provide many services to help restore heritage homes. We can take a diamond in the rough, give it the TLC required to restore it to the former beauty of days past. Heritage homes have a certain character unto themselves, they are a snapshot in time carried to the present. We like to modernize these beauties while keeping the traditional qualities that makes them so unique.
I often tell people “When your house was first built, it wasn’t intended to look old, nor was it constructed to last only 80 yrs “.
Plastering vs. Drywall
In a heritage house the original walls were always constructed with lathe and plaster, the lathe boards are attached to the studding and then plaster applied to the top of the lathe boards forming the walls of the home. In many cases there was wallpaper applied to the walls as well, done to cover imperfections in the plaster work.
Contractors in a renovation will frequently choose to board over top of the existing walls and while in some cases this is the only option available, all too often the historical content of the room is lost. Plaster walls in our opinion have a character unto themselves that is unique and cannot be duplicated by drywall.
We can plaster coat and repair the walls to a new state, then apply the right color or colors to bring out the true wealth and heritage of the room. We can also remove wall paper regardless of whether it was painted or how many times for that matter and with plaster coats bring your walls to a new state. Many times this process comes with less mess and less cost than that of dry walling.

Moldings
All moldings crowned or off the floor should always reflect the room they are in. In many cases we have seen moldings that are either too small or large for the room to accommodate them properly. Moldings should be a natural fit to highlight and define a room space. We can arrange crown or trim moldings to accentuate a room perfectly. We can custom build and install any moulding design to accommodate any taste or room. Each house has its individual character and should always be approached with that in mind.
There is in our mind no greater beauty than a restored  historical home.

Selling Your House?

Every year many homeowners try to sell their houses for a decent buck. Let’s have a look at the big picture in all of this so that you can be in the best possible position in regards to these matters.

When people look through a house that is up for sale, they look at all the things that are wrong with it. This could be messy paint work, trim, electrical issues,ceiling marks,water marks,etc. Most of us are generally honest people whom will not knowingly try to sell a home that is deficient in any real way, but we do tend to look at presentation as a minor issue. Many people selling tell themselves “if the new owners want to change the house then they can, let them do it”. This often results in the sellers taking a huge hit in the asking price at the end of the day.

When selling a house, its market value is a general sort of a thing. Lot size, house size, the area it’s in, proximity to schools, main thoroughfares, shopping, etc. If a house has general market value of $320,000 dollars and shows badly, the actual sale price of the house would be substantially less because anyone really interested has to consider the costs of “fixing it up “. The house would also sit on the market far too long until that special buyer comes along that wants to update the house themselves. Most people want to turn the key and move in to a nice new to them, home.

 So a house in a given area with an approx. value of $320,000 that is completely updated and shows wonderfully, should sell for about $340,000 or more give or take a little, compared to the other average looking homes in the area. It should sell much faster and should be far less of a headache in the long run especially when looking at other houses you may want to move in to.

When we at Phil the Painter Renovations go into a house that is going to be updated before sale we look at all the things that need to be done in order to make it show properly. We want it to have mass appeal without the blah. It should be as close to a model home as is possible. A real sense of style that everyone’s furniture looks good in.

$4000 to $6000 spent on updating your home can usually get you and extra $15-$20 grand in the selling when spent in the right areas. Put this together with a shorter selling period and the cost of agent fees and it makes perfect sense.




 There are many very average looking houses to choose from, make yours above average and it WILL pay off for you.

Saturday 5 January 2013

Heritage Under Threat - as written by Christine Sypnowich

Heritage Under Threat

Premier Heritage Village in Jeopardy

Nestled on the eastern edge of Kingston, bordered by highways and the Cataraqui River, in the hub of the UNESCO designated heritage site of Fort Henry and the Rideau Canal, is the village of Barriefield. Approaching Kingston on Highway 15, past subdivisions and strip malls, the first view of this gem of historic preservation is the village's charming stone church which looms on the horizon, beckoning entry into this extraordinary place.
Barriefield is a unique example of a rural, early nineteenth-century village. As well as the church and its green, the village boasts significant cultural heritage landscapes buffering the narrow streets and alleys. The village has a large complement of historic houses, most made of wood and stone, a couple of brick, all sympathetically restored (many winning heritage prizes), along with several new houses built according to heritage guidelines. Once home to soldiers and officers, masons, carpenters and shipbuilders, Barriefield played an important role in the military history of Kingston. Today, most Sunday afternoons you'll find tourists and locals visiting the village, marveling at this well-kept bit of history in the New World.
Barriefield owes its extraordinary character to a series of careful steps in its conservation. More than thirty years ago, in the pioneering days of heritage consciousness, Barriefield became the first village in Ontario to receive heritage designation. Since then, the village has been maintained by the watchful eye of first, the Pittsburgh County LACAC, then after amalgamation with the City of Kingston, the Kingston LACAC (now Municipal Heritage Committee). Barriefield residents have lived by the principle of stewardship, that is, that their houses are not their exclusive property, but a part of the community's heritage that they hold in trust. This has meant submitting to the advice of others on the matter of care for their homes, often with the result that more costly methods and materials had to be used.
Barriefield residents were horrified, then, when they learned last October of the City of Kingston's plan to build a high-density housing project on the green spaces at the perimeter of the village. The village's vital cultural heritage landscape would be destroyed by this proposal that runs roughshod over the Barriefield Conservation District Plan and the Official Plan for the City of Kingston. Both plans require that green spaces be protected, housing be low-density and that architectural design conform to heritage guidelines – all of which are contradicted by the proposal. Moreover, zoning amendments would be required to allow for duplexes, triplexes and apartments.
The fragile heritage character of the village is also jeopardized by the much higher density housing and huge increase in population contemplated by the proposal. The proposed first phase concept plan – to build 32 units, 55 bedrooms for 110 people in eight buildings on 1.38 acres of buffer lands – will increase the population of Barriefield by more than 50%. And this is just phase one! This is too large a population increase for a rural village which currently consists of only 90 homes and 182 people.
Indeed, the very designation of the village would seem in question given the proposal's effect of 'swamping' the historic houses with a large contingent of modern ones. If the proposal goes ahead, Barriefield's complement of historic homes would go from 56% to 40% – and that's just for phase one. Brian Osborne, a professor at Queen's University and an expert on local history, suggested at a recent City Council meeting that even the UNESCO designation could be compromised if the plan should go ahead, given Barriefield's proximity and importance for the fort and the canal.
Barriefielders have united to mount an extraordinarily successful campaign against the development, garnering positive press in the local media, supportive letters to the editor and influential appeals to politicians, as well as close to 2,000 names on paper and on-line petitions (http://www.thepetitionsite.com/1/barriefieldvillage). In effect, the proposal violates the codified trust between Barriefield homeowners and the City of Kingston on the question of heritage conservation. Many residents are wondering how the Municipal Heritage Committee can ask Barriefield homeowners to abide by the principles of heritage preservation if the City does not.
The issue owes its origin to the federal government's Surplus Federal Real Property Homelessness Initiative, whereby surplus federal lands can be sold to municipalities for one dollar, on condition they are used to build social housing projects for targeted disadvantaged groups. Plans for the Barriefield housing project were in the works last spring, but council meetings were in camera until October.
Most people would agree that affordable housing is an important policy objective that meets vital social needs. But the Barriefield site is an odd choice. In a speech to City Council, Kingston resident Anthony Barlow, who as an architect in his native Britain worked on affordable housing projects, pointed out that with its rural setting, Barriefield is far from shops, social services, doctors and pharmacies. As the CMHC guide Housing in My Backyard: a Municipal Guide for Responding to NIMBY notes, "Most of the time, citizen engagement is a very positive and healthy sign of local democracy. Sometimes, a housing proposal is just wrong for the neighbourhood — it's out of scale, violates heritage character or has inadequate infrastructure or support services."
To date there has been little opportunity for heritage considerations to be brought to the discussion. The Heritage Planner did not know of the proposal until it was made public and has been absent from Council meetings on the subject. The proposal was not even made known to the Kingston Muncipal Heritage Committee until the November 2nd meeting which was an 'information only' meeting with no discussion. Moreover, the committee is now in a rump form, as the architect who designed the city proposal is a committee member who has recused himself. Two Barriefield residents who are members of the committee are also out of the discussion, following the advice of the City Solicitor.
The City has assured Barriefield residents that there will be ample time for public consultation and the Heritage Committee has agreed to set up a special heritage consultation process. Moreover, some productive dialogue has begun between city staff and Barriefield residents on possible alternate uses of the land, such as keeping it in the hands of the federal government under a land conservancy project, making it into a park, a nature preserve, or even, as has been suggested by some observers, developing it as a war memorial garden commemorating Canada's military, given the historic connection between the land and Canada's military and the proximity of the village to military bases in Kingston.
But time is short. City staff noted at the October 20th City Council meeting that they intend to have a proposal ready to present to Ottawa in January. The last Council meeting of the year takes place on December 15, and Council Chambers will doubtless be filled again with Barriefield residents, heritage advocates, observers and supporters, as this controversial issue continues to unfold. Those who care about heritage will need to impress upon the City of Kingston that important social goals need not mean sacrificing heritage, and that while such goals can take a variety of forms and opportunities, heritage, in contrast, is not so flexible. As the residents themselves have learned in their education as stewards of history, the conservation of historic Barriefield is a commitment that cannot simply be swept away, destroyed and then recovered. Once gone, it is gone forever.
Christine Sypnowich


Christine Sypnowich is a Professor of Philosophy at Queen's University and a member of the Kingston Municipal Heritage Committee. She lives in Barriefield.

Wednesday 6 June 2012

SELLING YOUR HOUSE?


Every year many homeowners try to sell their houses for a decent buck. Let’s have a look at the big picture in all of this so that you can be in the best possible position in regards to these matters.

When people look through a house that is up for sale, they look at all the things that are wrong with it. This could be messy paint work, trim, electrical issues,ceiling marks,water marks,etc. Most of us are generally honest people whom will not knowingly try to sell a home that is deficient in any real way, but we do tend to look at presentation as a minor issue. Many people selling tell themselves “if the new owners want to change the house then they can, let them do it”. This often results in the sellers taking a huge hit in the asking price at the end of the day.

When selling a house, its market value is a general sort of a thing. Lot size, house size, the area it’s in, proximity to schools, main thoroughfares, shopping, etc. If a house has general market value of $320,000 dollars and shows badly, the actual sale price of the house would be substantially less because anyone really interested has to consider the costs of “fixing it up “. The house would also sit on the market far too long until that special buyer comes along that wants to update the house themselves. Most people want to turn the key and move in to a nice new to them, home.

 So a house in a given area with an approx. value of $320,000 that is completely updated and shows wonderfully, should sell for about $340,000 or more give or take a little, compared to the other average looking homes in the area. It should sell much faster and should be far less of a headache in the long run especially when looking at other houses you may want to move in to.

When we at Phil the Painter Renovations go into a house that is going to be updated before sale we look at all the things that need to be done in order to make it show properly. We want it to have mass appeal without the blah. It should be as close to a model home as is possible. A real sense of style that everyone’s furniture looks good in.

$3000to $5000 spent on updating your home can usually get you and extra $15-$20 grand in the selling when spent in the right areas. Put this together with a shorter selling period and the cost of agent fees and it makes perfect sense.

 There are many very average looking houses to choose from, make yours above average and it WILL pay off for you.

Wednesday 30 May 2012

Reviews/Testimonials

 


In 2009 Phil painted both the upstairs and downstairs of our home. In 2010 he built our backyard fence. In both instances we were very pleased with the quality and detail of the work. He also took the time to explain his rationale for the materials chosen and took care to ensure we endorsed his choice. All in all, we highly recommend his work and trust him emphatically.
Heidi Penning
Kingston, Ontario April 20, 2011
Top qualities: Great Results, Personable, High Integrity 

 

When we moved into our house it was badly in need of updating .There was wall paper that had to come down and the walls were all marked up, holes, scrapes etc. Phil came in removed the wall paper, fixed all the scrapes and holes, painted our whole downstairs and most of our upstairs. When he was done our house looked absolutely amazing! Our house was brand new again. I have never seen someone put that much detail and effort into a house before, especially mine!
My wife was so impressed she had him come back and refinish our kitchen cabinets and now they look amazing! Our house looks like something you would see in a magazine picture. I am going to have him back to renovate our basement. I would recommend Phil the Painter Renovations to anyone who wants top notch quality workmanship done in their house or anywhere else! He is the best I have ever seen.
Kevin Smith
BDK Foam insulation
Kingston On

 
Phil the Painter:


 Phil was highly recommended by someone whose judgement I trust greatly.  Even so, I was a bit taken aback by Phil’s confidence in his ability to transform my house, as at the time I thought it just needed a few touch ups.  As we walked through the house, a process which took at least two hours, I started to understand that the entire place needed a complete paint job.   I was getting my house ready for sale, and this was going to hold up the process!
  Phil agreed to start immediately, and was dedicated not only to totally transforming my house by his painting skills, but by working weekends and long days in order to get the job finished as quickly as possible.  He also gladly did other things as they came up including hanging pictures, drapery hardware, etc. etc. 
  My realtor had viewed the house prior to painting and his reaction when he saw the finished product was “WOW”.  My house was listed, and within two days I had accepted an offer.  I believe the outstanding job Phil did on the entire house contributed greatly to the successful result.
  Due to Phil’s dedication, enthusiasm and outstanding work, I have already hired Phil to paint the whole interior of my new house, and have also recommended him to friends!
 Thank you Phil!
Mary
Kingston On

 
I hired Phil in January 2012 primarily to update my kitchen which was very tired looking. He took the time to go over all the options available to me with regard to cabinet refinishing, paint types and colors and counter-top details.
 He did a fantastic job and I am thrilled with the results. If you go to his website you will see pictures of the kitchen, before and after. I have asked Phil to come back and redecorate most of the main level of my house (bungalow) as well as refresh many areas in the basement. He is very detail-oriented, professional, efficient, clean (never leaves a mess), creative, trustworthy and provides great value and excellent work.
I highly recommend Phil the Painter Renovations.
Wendy

Top qualities: Great Results, High Integrity, Creative
“February 2012: After experiencing what a great job Phil the Painter Renovations did in my kitchen, I asked Phil to paint my master bedroom and replace the flooring from carpet to wood laminate. The pictures on his website tell the story. Due to the natural light coming in from the east through a bay window, Phil suggested that I use a darker shade of my preferred colour on one wall, with a lighter shade on the other 3 walls. I chose grey and the results are fabulous. For the flooring, again with Phil's help and recommendations, I chose a dark wood laminate and just love the finished result. In less than 3 days, Phil moved all the furniture out of the room, removed the old carpet, laid the new floor and replaced all the furniture - leaving no mess behind. Just as before, I was very impressed and will continue to reach out to Phil the Painter Renovations for any interior or exterior work I need doing in my home. 
 Wendy, Caledon, 
Ontario” March 6, 2012

Wednesday 22 February 2012

Exterior Repair, Sealing and Painting


Most of us only have to drive around the area for a short while to see many houses that are in need of some exterior work. Homes that require work on the outside are homes that WILL require work on the inside; it’s just a matter of time. By leaving the outside of your house to the mercy of the elements you guarantee yourselves future work with mold and other issues inside your walls.
Moisture build up inside the walls is a really, destructive situation if allowed to occur. Interior walls and surfaces can start to swell and decay from the inside out, mold sets in, staining occurs, the air inside the house becomes compromised, one begets the other like a row of falling dominoes. In some houses I have even seen electrical issues arise or the local wild life setting up shop in a few people’s homes that were left for too long. These can become very expensive problems to correct when left to the four winds, sun and rain without proper maintenance.

 The answer to all of this is simple: maintain the exterior of your home and all will be fine as far as the elements are concerned.



When an exterior repair person/painter comes to look at your house to give you a quote, you should walk around with them and look at all the areas of concern (you really should do that before you pick up the phone). As I have stated in other articles, a true blue professional painter is much more than that, they can spot problem areas from a mile away. They have the skills and know how to replace boards that are in decay, can seal areas properly, do all those things that need to be done before they even think about painting. We do all those things and more, so I suppose I would expect at least that from others. Most surfaces need to be scraped and sanded thoroughly, not lightly. If new sealer and paint goes over loose old paint it will fall off in a year or less, so not prepping properly will always come back to haunt you. We use power washers and sanders to take off old paint that is not adhered properly; we take the top layer right down to the base. In most cases when we seal an exterior there is A LOT of smooth wood, stripped siding or under-surfaces showing before we even think about sealing and covering. 

Not addressing these issues will only require more work done in a short period of time.
Now let’s talk about climate, sealers and paints/coatings. After taking the time to properly prep and repair all surfaces, the kind of products you put on the exterior of your home should be made to withstand our kind of climate. In central and eastern Ontario we have summers that are hot and humid, much like the tropical areas of the world. We have humidity levels that rarely go below 70%, usually 80% or more in the summer, this turns the sun’s rays into a magnifying glass for about five months of the year sometimes longer. The spring and fall periods are wet and mild, heavy on the wet, while our winters are becoming a mixture of freeze, melt, freeze, melt. Global warming has certainly taken a hold on our area of the planet, as the winters I remember as kid were far whiter, longer and colder than the ones I know now. The common denominators in the weather are moisture, lots of it and sun. We need products that will:
 1) Withstand a constant barrage of water and humidity
2) Withstand the sun’s intensified rays
Those are the two biggest factors of our climate.

For these reasons we have to take our exterior sealers and paint/coatings very seriously. We use different products for different surfaces, because there is no one coating fits all in the equation.

For exterior wood, metal and siding we use Diamond exterior sealers and colour coatings, it is made to withstand our kind of climate and maintains its beauty and integrity for many, many years. It is made to adhere to surfaces with a passion and allows for expansion of the surface to maintain and protect it. It comes in all colours imaginable and is the best exterior product we have ever seen for those kinds of surfaces, when  prepped properly.


 For stucco and similar surfaces we use Decroflex sealers and colour coatings because it is made to adhere to a largely porous surface allowing for expansion in the warm months and shrinking in the cold months, without losing its integrity. Again its colour and tone is maintained for many years while it protects and seals the surface beneath it.


For decks and similar surfaces we use Flood stains and sealers, it provides protection for wood surfaces in our type of climate for years and years, beautifully.

We use professional versions of these products made for people like us who do what we do and guarantee the work to be done properly. You can’t get this kind of quality at a box store.

Maintaining your house's exterior properly is a must, failure to do so will only result in damages that are far, far more costly to fix.
Phil
Phil the Painter Renovations



Saturday 18 February 2012

QUESTION;  anyone can paint as long as they take the time to do it properly?

ANSWER:  A good professional painter can make your home look better than you have ever seen it before. Provided that they are qualified, they know how to repair walls, possibly some dry wall work, trim work, plastering, they use the right materials. A good professional painter is much more than just a painter. They should be capable and well versed in a few trades that pertain to their work and big finishes. They should know what it takes to do all those things along the way for a proper prep job. The paint and finishes should be of the utmost quality.

 The retail world has a view in mind that may not be the one you have, it’s simple, make you a perennial consumer.
What that means is this:

You go to the local box store and get some "high quality paint" for your home. The paint sold to you is really good (because that’s what the administrative types tell the associates), BUT IT IS NOT REALLY MEANT TO LAST MORE THAN TWO YEARS. That is when you should be coming back to buy more paint and doing the job all over again(in their mind at the corporate level) .
 The retail market wants you to repaint your home every two years or so because it’s good for business (for them, not you). The color tones fade and the overall durability is lacking. It is made to supply a mass market cheaply, with a lot of variations in the specs, but somehow you as a consumer get to pay so much more than what it is really worth. In addition to that most homeowners really don’t know all that it takes to bring the walls to a perfect prep state and the box stores don’t have the time or in many cases, the knowledge to tell you. That’s why they are called associates, not experts(legal stuff) .

There is a real skill to straight paint lines and not having run lines on your walls. A half hour seminar on a big board in front of a crowd doesn’t begin to cover it. The tools they sell you to do your home projects with reflect this outlook. A real pro uses the best quality tools and product colors for their work, period!

So if everyone re-did their homes on a two year schedule using retail based products, we would be running in masses to their retail stores for products that are timed to wear out and in my mind cost too much to begin with. We would all be doing substandard work on our homes that would show badly in no time.
 Hint: the T.V. shots are done by pros!


Our paint projects have a warranty for 4 years against fade and reasonable wear, treat your walls nicely and they will last for ten years or more. We prep every surface properly before we even think about colour. All work is done to provide the best possible finish and durability. We don’t mark up our products in the cost of the project; we don’t play the mark up game. What we pay is what you pay. We pass any discounts on to you. The products we use are specific to the surface we are working on and they are all environmentally friendly, no generalizing allowed, no VOC’S (volatile organic compounds), no carcinogens allowed. We want the maximum lifespan, beauty and tone for every room we work in;

 Because that’s the way any home improvement project should be done.

-----WE DON’T DO RETAIL-------
-----WE DO DURABLE AND  LONG LASTING----- 
Phil
Phil the Painter Renovations