Scuff-Resistant Paint: Long Term Durability, Low Maintenance

New technology addresses durability in commercial high-traffic environments

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Benjamin Moore & Co.

By Layne Evans

Evaluating Cost

Competitive first-cost pricing of a paint system is important for every project, but in many high-traffic commercial interiors, additional factors complicate the calculation. Cost must be balanced carefully with the specific performance needs in the space. For example, clients making decisions for institutional, corporate, and commercial facilities are often the owners and operators as well, with a direct business interest in on-going maintenance and life-cycle cost.

Life-cycle cost calculations vary widely. The calculation of the cost should provide a comparison of options, taking into account the cost of the paint and any other supplies, and the labor for the application. In high-traffic environments, it is of particular importance to consider the cost of maintenance, service disruption, and lost time for the business or other mission of the space.

Important factors in this calculation include the paint’s coverage, ease of application, level of required maintenance, durability, and service life. The paint’s application properties, for example, will determine how much paint is needed, and how much labor, time and equipment will be required. The maintenance and replacement requirements will determine the cost of labor, time, materials, and equipment, plus considerations like disruption and impact on the activities in the space. If building occupancy or use needs to be restricted during painting, for example, or if the labor required must be specially trained and supervised, these all add to the first cost and will affect every retouch and repaint too. Lower-cost paints may save money initially, but the finish will not hold up to the wear and tear typical of high-traffic environments, resulting in scuffed and marred surfaces; consequently, the cost of repainting may quickly surpass the initial savings.

Since labor is invariably the highest cost in any painting project, if a paint can reduce the personnel hours required on a regular basis for maintenance and the skilled labor required for retouching, repairs, and ultimate repainting, then there will be lower labor costs over the life cycle of the surface.

Summary: All-Around Performance

The unique one-component, waterborne, scuff-resistant latex paint described in this course retains the clean appearance of new paint through a longer service life in highly demanding environments, reducing the need for cleaning, repair, retouching, and repainting. While the formula significantly extends the life of the coating in these applications, it does not require the time-consuming, complicated measuring, mixing, and curing of two-component systems often selected for hardness and durability in high-traffic areas. Scuff-resistant paint delivers significantly lower maintenance cost combined with the aesthetic value that is essential in brand-conscious commercial, corporate, and institutional spaces, such as retail stores, hotels and restaurants, schools and universities, corporate offices, hospitals, and other health-care settings.

Key Features of Scuff-Resistant Paint

Patent-pending breakthrough scuff-resistant technology
Patent-pending CHIP-TECH^® chip resistant technology in semi-gloss only
Single-component latex formula
Highly resistant to scuffs and marks
Long-term durability with minimal maintenance
Reduces life-cycle cost of maintenance, retouching, repairing, and repainting
Easy to clean with soap and water or household cleaners
No mixing, measuring, or limited pot life
Easy application
Quick drying for fast turnaround and minimal disruption
Same-day return to service: apply paint during business hours with little service disruption, eliminate overnight painting costs
LEED v4 eligible and Collaboration for High-Performance Schools (CHPS) certified
Available in matte, eggshell, satin, and semi-gloss
Available in thousands of colors, tinted with Gennex^® colorants
Non-flammable, Class A (0–25) over noncombustible surfaces when tested in accordance with ASTM E-84
Contains antimicrobial additives that inhibit the growth of mold and mildew on the surface of the paint film

FIELD TEST: NEW YORK CITY RETAIL

Scuff-resistant paint was applied to a fitting room in one of the busiest retailers in New York City. The women’s fitting room, located on the first floor in the middle of Times Square, was maintained and retouched weekly because of dark marks, including scuffs, stains, and rubs from handbags and hangers. Shown here is the wall before painting, with typical scuffs and stains. On the right, the room four weeks after painting, still appearing clean, with no scuff marks.

Later, paint was applied to one side of seven individual fitting rooms and a main hallway. The walls were extremely scuffed, dirty, and stained. One coat of paint was applied and one problem area retouched. Three months later, the walls retained the appearance of being newly painted. Small marks were easily cleaned with soap and water.

DESIGN FOR AN AGING POPULATION

The role of color and design in environments created specifically for an aging population is currently the subject of extensive research and product development. The rapid growth of this segment will affect specialized housing, health-care settings, and designs for aging in place. But it will also have an impact on areas such as retail, hospitality, workplaces, public buildings, and other sectors responding to the needs of a demographic that is growing fast and will account for more than 20 percent of the population by 2030.

Some of the most important implications for paint selection are related to the positive impact of color and thoughtful design on health and quality of life. For example, the health and age of a viewer’s eyes often has an effect on color perception, which might suggest the use of brighter colors. But at the same time, contrast rather than color is often more important in safety and wayfinding. High-gloss surfaces, often specified for durability, can create difficulty for the aging eye, which sometimes becomes less responsive to variations in light, making it more difficult to see well in dim light and making glare less tolerable. Paints with lower sheen can be a more comfortable alternative.

In any space, paint is one of the least expensive measures with the highest potential impact.

Highly durable scuff-resistant paint can meet all practical requirements of cost and reduced need for retouching or repainting. Beyond that, it can be an integral part of spaces that encourage exploration, movement, and social interaction, all positive factors in any environment. Additionally, a clean, attractive appearance matters greatly to people choosing places to live or to families evaluating facilities for loved ones. Paints that can maintain this appearance for extended periods are a benefit to owners of the facilities in reduced maintenance cost and greater appeal.

Layne Evans is a writer specializing in architecture, construction, the building industry, energy, and the environment. She has created more than 50 print and multimedia continuing education courses.

Founded in 1883, Benjamin Moore is North America’s favorite paint, color, and coatings brand. A leading manufacturer of premium-quality residential and commercial coatings, Benjamin Moore maintains a relentless commitment to innovation and sustainable manufacturing practices. The portfolio spans the brand’s flagship paint lines, including Aura^®, Regal^® Select, Natura^®, and ben^®. Benjamin Moore is renowned for its expansive color portfolio, offering consumers and designers more than 3,500 colors. Benjamin Moore paints are available exclusively from its more than 5,000 locally owned and operated paint and decorating retailers.

Explore the Benjamin Moore testing facility and Ultra Spec Scuff-X by watching this video.

www.benjaminmoore.com

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Originally published in September 2017

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