Q: After more years than I care to count, a long-time resident has moved out and I want to refurbish the unit through mechanical upgrades, installing carpet and refinishing the hardwood floors. I’ve heard arguments both ways for painting everything first and tackling the floors last or performing some of the floor work, then the painting and then finishing the floors. What works best?
A: The first step is making an improvements wish list and solidifying a budget. Next, tear up the walls, ceilings and floors. Keep in mind, there’s a reason this is called “rough-in” work—it’s rough, dirty work.
Walls. Once all wall holes are patched, repair cracks in the plaster or wallboard and fill the nail holes. To avoid future resident-inspired nailing, consider installing a picture railing approximately 18 inches from the ceiling. Also provide rail hooks and a picture-hanging cord and let them know where more such materials can be purchased (some people have a lot of artwork).
Windows. If it’s the wood windows that need attention—rope replacement and weather stripping come to mind—now is the time to attend to these as well. Generally, law requires that rental units have operable windows for ventilation as well as in case of fire. Working Windows: A Guide to the Repair and Restoration of Wood Windows offers greater detail about repairing wood windows.
Floors. For hardwood floor areas, perform all the wall and ceiling prep work first—crack repairs, cleaning and priming—then sand the floors, and then apply the first coat or two of finish. After the area dries, cover the floor with heavy construction paper. When painting, be careful not to tear the paper. By performing the tasks in this order, all the dust from the sanding will have settled before you begin painting. When finished painting, remove the paper and apply your final floor coats. The floor will be the last thing you do—and it will look great.
Terry Meany is an author (and former contractor and owner) who lives in Sacramento, Calif.