First Impressions Make all the Difference to Guests
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The first impression of your accommodation complex will leave a lasting impression in your guest's mind – from the colour, cleanliness and building age, to the paintwork and anything involved in the external presentation – it will attract, repulse or intrigue the onlooker and maybe even entice them inside.
The façade, the principal face, of any building is what is presented to the world for all to see and you need to get it right. There are many faults that can be hidden within a complex, but you cannot hide the outside.
Sometimes it is more economical and practical to restore the façade then to build a new complex.
If you are considering purchasing another property or taking over a leasehold property and plan to improve its appearance and condition, it is vitally important to have a condition survey carried out by a professionally qualified building surveyor before any restoration work is undertaken, says Sean Marshall of the Auckland-based building surveyor company, Prendos New Zealand Limited.
"It makes it very difficult to make informed decisions if there isn't one," says Mr Marshall.
Another issue that may need to be considered before any façade restoration is started, particularly if the structure is of a "monolithic" design, is whether it is a 'leaky building'.
"Buildings of that style constructed in the late 1990s and early 2000s, could potentially be 'leaky'," says Mr Marshall. "So again, it is vital to have the building looked at by a professionally qualified surveyor. By doing an initial visual survey, a trained eye will very quickly see and understand if there are any areas that need further detailed investigation, whereas an untrained eye wouldn't."
Following the visual survey, a report is prepared that highlights areas that need attention.
"That's a good base to start with, and from there a concept design can be developed, with the major areas needing attention being identified. Quantity surveyors will cost different concept design options, which the client can consider, depending on their budget and their particular needs," Mr Marshall says.
From the concept design, a full design is developed, building consents obtained and contractors organised.
"By using the services of a professional firm with a sound reputation, clients can be confident that the work will be
overseen on site and carried out to a professional standard," he says.
Mr Marshall advises any property owner or leaseholder to get on the case as soon as 'leaky building' problems are identified. "It will never get any less expensive, and with the Building Act ten year time limitation, it is important to tackle it as soon as possible," he says.
Another sensible piece of advice Mr Marshall offers is to have a planned preventative maintenance schedule prepared for the property. "That way, the building will be kept in a sound condition, which will pay off both in terms of providing an attractive facility for guests, and when the time comes for the building to be sold or leased again, there shouldn't be any major issues."
Even if major rectification work is not required, applying a fresh coat of paint on the exterior of a building can make a huge difference to its appearance by updating it with a new colour, or simply rejuvenating a tired, worn-looking structure.
However, there are things to consider before painting work starts. The main thing, says Mike Ravenswood of Action Painters in Auckland, is the season.
"It's best to avoid painting in the winter, especially in the South Island," says Mr Ravenswood.
"It's also best to try and avoid peak seasons, such as Christmas and school holidays. When you talk to the painter, try and arrange the schedule so that the work can be done with minimal disruption to your guests."
Choosing the right colour scheme is also very important, Mr Ravenswood says. "Some places can look quite dated, but with re-imaging in a modern colour scheme, the buildings will be more attractive to potential guests.
"Cleaning up and repainting the entry points to your facility will also make it more appealing to guests," he says.
While some property owners or leaseholders are reluctant to spend money on façade rejuvenation because of budgetary constraints, Mr Ravenswood says his firm is happy to help by spreading the costs.
Apart from standard paints, there are a number of specialty coatings that can be applied to building exteriors to prolong their life and maintain their appearance. These include specialty water-proofing coatings and anti-graffiti coatings. And, with an increasing awareness of environmental issues, the painting industry in New Zealand is turning towards enviro-accredited and non-toxic, low-VOC paints, Mr Ravenswood points out.
"For clients in the accommodation industry these types of paints are ideal as they don't produce the unpleasant paint fumes, which can be upsetting for guests," he says. Once you have spent money on rejuvenating your facility with new paint, it is advisable to protect your investment with regular washing of the building, and ongoing maintenance, says Mr Ravenswood.
Carolyn Atkinson, a colour consultant for Resene, says colour trends for the accommodation sector are now seeing 'fundamental neutrals' being widely used. This includes all types of whites through the grey tonal gradations to deepest charcoal and black, and they are being used on exteriors of all types of accommodation – from multi-national high-rise hotels to smaller bed and breakfast facilities, homestay cottages and backpackers lodges.
"There is a distinct lack of bright and bold colours," says Ms Atkinson. "Huka Lodge is a good example of this trend and people are liking what they see and calling the look 'classy' and 'timeless'.
"And look at the houses of Santorini in Greece, for example, with their strong white plaster and stucco exterior walls, tiled roof lines and aged soft blue-green shutters and doors. People in the industry are saying 'I want my boutique-style small hotel/bed & breakfast to have that appeal'."
Strong contrasts of exterior paint and other product are also being used, from chalky matt/plaster surfaces in finishes such as Resene AquaShield mineral effect to full gloss trim using Resene Enamacryl gloss waterborne enamel, tinted glass, granite slab or stainless or chrome details. Then there is the ultimate contrast of bi-folding cedar shutters opening on to private central courtyards and mosaic tiled atrium entry foyers with water features.
Auckland Resene colour consultant, Nikki Morris, says colour is still being featured, but more distinctly on the interiors than the exteriors.
"Our advice for accommodation providers is to generally avoid black, as the Chinese regard it as bad feng shui and will not enter through black front doors. Soft neutrals towards grey are popular, while earthy colours are inviting and relaxing. Good examples of these are colours such as Resene Ash, Resene Ecru White and Resene Akaroa. If there are exterior brights they tend to be deep, warm, welcoming hues such as Resene Pohutukawa.
"Charcoals, warm greys and a bit of depth with colour comes up looking smart," she says.
Some examples of on-trend colour and paint schemes
Roof: Resene Summit Roof tinted to Resene Nocturnal
Main: Resene X-200 low sheen waterproofing membrane tinted to Resene Stonehenge
Complements the base of dark clinker bricks and white joinery/doors
Weatherboards: Resene Lumbersider tinted to Resene Ironsand
Plaster: Resene Lumbersider low sheen waterborne paint tinted to Resene Sandstone
Eaves: Resene Lumbersider low sheen waterborne paint tinted to Resene Eighth Friar Grey
Fascia: Resene Lumbersider low sheen waterborne paint tinted to Resene Gauntlet
Roof: Resene Summit Roof tinted to Resene Ironsand
Main: Resene Lumbersider low sheen waterborne paint tinted to Resene Half Stonewashed Screens: Resene Waterborne Woodsman exterior woodstain tinted to Resene Timberland.
