WHAT SHEEN WHERE?

Choosing the right paint sheen for the job...

“I have a rental and I need to paint it for the next tenant and want it to hold up better than last time. What kind of paint should I use?”

Although there is no guarantee that a tenant will treat the walls with care, there are paints that will take the knocks better than others.

FLAT PAINT is the most commonly used throughout the construction world and is most often used in rental homes too. The reason for this is that it is the cheapest of the paint sheens and, shows less of the wall and ceiling imperfections than does a glossier sheen. It also has the advantage of being easier to touch up in spots rather than having to paint the entire wall.

It may be cheaper initially, but without the added protection that comes with a sheen, the flat paint remains absorptive and holds onto most stains and marks that occur. As they are rubbed and washed to clean, the paint takes on a glossier look and, now is dirty and glossy too! It does not form a protective barrier as the harder enamel and gloss paints do, so it can easily be knocked off the wall at the corners, exposing the underlying building material.

It is best to reserve flat paint for rooms that get little traffic or homes that have a gentle use. Ceilings are better in flat as it does not cause reflective issues and allows the eye to stay at the wall height instead of being drawn to the 'action' on the ceiling.

SATIN / EGGSHELL is the softest of the paints that provide a sheen. This means that it has a soft shine to it and has some of the hardening factors of a semi gloss. It is best used on walls that get moderate traffic as it can be wiped clean and endures the knocks if it has been applied correctly. This means that it has not just been lightly sprayed across the wall as it needs a good coat to ensure a full coverage.

SEMIGLOSS AND GLOSS paints contain the higher binder to pigment ratio and so, offer the greatest protection of the paints. These are often used on trim work, doors and window sills as well as in heavy traffic rooms such as bathrooms and kitchens. If the budget allows, it is also a good sheen for childrens play rooms and hall and stairways where the walls are close and are often knocked and dirtied.

Choosing what type of paint to use comes down to cost and function of the room. In some rental situations it doesn't matter how well you protect the walls with a good gloss paint, the use may be brutal enough that it will just prove to be an expensive experiment. Some renters are more gentle in their lifestyle and so, a good satin and semi gloss would allow a cleaner and more durable finish and be well worth the investment.