Plaster Showers

[DanD]

I have a couple small apartment buildings that were built by a plasterer back in the mid 70's. He did a great job, all the original plaster is still there. Even the showers are painted plaster. Since I have taken up the 1 x 1 tile floor in the stalls.

I had been using an epoxy tub refinishing paint to help the water tight seal. It peels after a couple years.

Any thought's on using like the spray/roll on truck bed liners like rhino?

Or any other idea's. Thought about tile, but then the up keep on the grout, re-sealing, mold ect.

Thanks for any thoughts in advance.

[Aldo]

Dan, you've been far more fortunate than I. Thinking I'd save a bunch of bucks, I chose to use the DYI refinishing kits on sinks and tubs. Without exception, every application began to peel within six months even though I followed the directions more carefully on subsequent applications. Giving up on that, I searched for alternatives and became convinced that marine (boat) paint would fill my need. That had worse results.

I then, about nine years ago, chose to follow previously ignored advice and paid about $350 to have a tub professionally refinished with a 5-year warranty. That was about nine years ago and that tub looks as good today as it did on the day after it was done.

One added suggestion. Don't have sinks refinished, especially kitchen sinks. People drop (or throw?) things like frying pans into sinks which, of course, chips the 'paint'. It's usually not intentional, but it happens. A single chip is enough to eventually (not a long 'eventually') ruin the resurfacing job and that type of damage is not covered by the warranty.

[Dan Auito]

Brought this answer over from another site.

On mine, I removed the plaster & lath around the shower - cut it just so with a grinder, then tore the it out. Put up cement backer board, and then had a local place that makes cultured marble tops make me 3 slabs of cultered marble for a surround. I had them do this in plain white, so it really does not look like cultered marble - everyone thinks it is corian. I've got only the joints at the 3 pieces to maintain. To finish it off, I used a cap tile around the perimeter to get back to the plaster, as the cement board + cultured marble slab was thicker than the lath + plaster.

Looks good and has held up great for 10 years

[brianb_cobbres]

Fix it once and for all

http://www.schluter.com/english/products/2002/sectionh/overview-h/section-h.html

[DanD]

Thanks for the thoughts and suggestions. I was just reading and about redoing fiberglass chairs & folding tables with a two part fiberglass paint.
I think I will look into this as a possible try since I would prefer to keep the plaster in tact and preserve it.

Thanks for the thoughs and suggestions and thanks in advance for more thoughts and suggestions.

[Aldo]

Whether that will work much depends on the condition of the original plaster. I suspect there is a problem there or you wouldn't have had to do all that you've already done and now have to do it again.

Dad told me to ask myself, "If there wasn't enough time or money to do a job right the first time, why is there always enough to re-do it?". My impression is that you're trying to save a few bucks and that's okay. Sometimes. Other times one must bite the bullet and do what really needs to be done. A classic example of that is demonstrated in my prior reply.

[DanD]

There is no problem with the condition of the plaster. Just every coplue years or after a few tenants they need repainting. Not a problem. Just wondering if there would be a longer, lasting method or medium to use short of tearing out the plaster and installing ceramic tile. We all might have an idea how well the majority the tenants we come across clean. Maybe it would be easier to re-seal grout lines once a year, or as need vs. repainting every 2 - 4 yrs.

[Aldo]

Interesting topic. Okay, assuming the plaster is in good condition, but must be refinished every 2-4 years at $20+/- each time, that may be your best choice when you consider amortizing expenses. That's based on the assumption that you actually get 2-4 years out of a DIY resurfacing kit. You're simply not going to do any better than that. If tenants move out, say every two years, it will cost about $10 for materials to re-paint just one of the several rooms. Do the numbers and I'm sure you'll agree.

[TommyOH]

Ok, I'm not a landlord, haven't been for quite some years. Am I missing something here? It used to be that we were required to paint an apartment every time the tenancy changed (within reason). Don't you plan in your budget to do this anyhow?

[Debbie]

It used to be that we were required to paint an apartment every time the tenancy changed (within reason).

:SM134: after every tenants?

Unless you had loooong tenants or tenants that damages the paint....

In our case, we only had to wash/clean walls with maybe a few touch ups. We use Sherwin Williams paint which holds up very well and lasts much, much longer. Otherwise, we'd have to paint at each vacancy.

You mentioned "required"....perchance you're referring that in Ohio, it is requiring all landlords to paint in between tenants?

[TommyOH]

Actually, I meant in New York where I'm originally from. And yes, after every tennant (back in the 90's). It was not really enforced, but it was a tennant right, and a landlord could be made to paint an apartment if the tennant could prove it was not.
New York Landlord/ Tennant law at least used to be very strict. I'm not sure about now, but most of the landlord/ tennant cases brought to court were brought by tennants who were wards of the city, county, or state (assistance of some sort).
Like I said, it's been quite some time, I was just asking because we used to plan on painting as basic upkeep.

[Debbie]

Ah, now that makes sense.....

New York? YIKES! (not the city itself but for anti-landlord rules).

[Aldo]

The requirement to repaint a unit between tenants is limited to just a few areas. I'm glad Milwaukee isn't one of them. I have a tenant whose rooms haven't been painted since before he moved in - more than 40 years ago. Most rooms are painted medium-to-dark green. He loves it and refused my offers to repaint.

Somewhat related - I was told by someone I usually believe (I haven't confirmed this) that he is required by law to replace toilet seats between tenants. It's probably not necessary to mention that he's in California.

[DanD]

As far as I know, there are no requirements for landlords in my neck of the woods. Unless you do some Sec 8 stuff.