What paint specification should a New Brunswick property manager include in a tender for repainting an office tower lobby and elevator banks?

For a commercial office tower lobby and elevator banks in New Brunswick, specify premium low-VOC acrylic latex paint with specific performance standards, colour coordination requirements, and detailed surface preparation protocols to ensure a durable, professional finish that meets building code ventilation requirements.

Paint Performance Specifications

Wall Paint Requirements:

• Product Type: 100% acrylic latex interior paint, premium grade (Benjamin Moore Regal Select, Sherwin-Williams ProMar 400, or equivalent)


• Sheen Level: Eggshell or satin finish for walls — provides cleanability while minimizing surface imperfections under lobby lighting


• VOC Content: Maximum 50 g/L VOC content to meet Health Canada indoor air quality standards and minimize tenant disruption during occupied hours


• Coverage: Minimum 350-400 square feet per gallon at specified dry film thickness


• Durability: Minimum Class A washability rating, stain-resistant formulation suitable for high-traffic commercial environments

Trim and Door Specifications:

• Product Type: Acrylic-alkyd hybrid or 100% acrylic semi-gloss (Benjamin Moore Advance, Sherwin-Williams ProClassic)


• Sheen Level: Semi-gloss for all trim, door frames, and architectural details


• Hardness: Minimum pencil hardness rating of 2H for durability against impacts and cleaning

Ceiling Paint:

• Product Type: Flat latex ceiling paint with high-hiding pigments


• Light Reflectance Value (LRV): 85-90 for optimal light distribution in lobby areas


• Spatter Resistance: Low-spatter formulation for spray application if specified

Surface Preparation Standards

Wall Preparation:

• Clean all surfaces with TSP or approved degreaser to remove dirt, fingerprints, and maintenance residue


• Fill nail holes, minor cracks, and surface imperfections with lightweight spackling compound


• Sand smooth and spot-prime all repairs with specified primer


• Caulk gaps at trim joints, baseboards, and ceiling lines with paintable acrylic caulk

Primer Requirements:

• New Drywall: High-build latex primer-sealer (minimum 4 mils dry film thickness)


• Previously Painted Surfaces: Bonding primer on glossy surfaces, standard latex primer on compatible existing paint


• Stain Blocking: Shellac-based primer (Zinsser BIN) for any water stains, marker marks, or discoloration

Application Standards

Coating System:

• One coat specified primer plus two finish coats minimum


• Wet Film Thickness: 4-5 mils per coat for optimal coverage and durability


• Dry Film Thickness: 1.5-2 mils per cured coat


• Application Method: Brush and roller for walls, spray application acceptable for ceilings if properly masked

Quality Control:

• No brush marks, roller stipple, or spray texture visible under normal lobby lighting


• Uniform colour and sheen throughout — no flashing or colour variation


• Clean, sharp cut lines at all trim and ceiling intersections


• No drips, sags, or holidays (missed spots)

Environmental and Scheduling Considerations

Indoor Air Quality:

• Ventilation Requirements: Maintain building HVAC during and 48 hours after painting to ensure proper curing and VOC dissipation


• Occupied Building Protocol: Schedule work during off-hours (evenings/weekends) to minimize tenant disruption


• Odour Management: Use only low-odour, low-VOC products; provide 72-hour cure time before normal building occupancy

New Brunswick Climate Factors:

• Winter Application: Take advantage of NB's dry winter indoor conditions (below 30% RH) for optimal paint curing


• Humidity Control: Maintain 30-50% relative humidity during application and cure — use temporary dehumidification if necessary


• Temperature Control: Maintain 18-24°C during application and 48-hour cure period

Colour and Design Specifications

Colour Coordination:

• Specify colours by manufacturer colour number (not generic names) to ensure consistency across multiple suppliers


• Light Reflectance Values: Walls 40-60 LRV, trim 70-85 LRV for appropriate contrast and light distribution


• Sample Requirements: Require 2x2 foot sample panels on actual wall surfaces for approval before full application


• Colour Matching: All paint from the same manufacturer lot numbers to prevent colour variation

Elevator Bank Considerations:

• Durability: Specify scrubbable paint formulations for high-contact areas around elevator buttons and door frames


• Maintenance Access: Consider darker colours or patterns in high-wear zones to minimize visible scuffing


• Lighting Compatibility: Test colours under both natural lobby lighting and artificial elevator lighting

Contractor Qualifications

Insurance and Safety:

• WorkSafeNB Coverage: Mandatory for all commercial painting work in NB


• Commercial General Liability: Minimum $2 million coverage


• WHMIS Certification: Required for handling commercial paint products and solvents

Experience Requirements:

• Minimum 5 years commercial painting experience


• References from similar office tower or commercial lobby projects in Atlantic Canada


• Lead Paint Awareness: For buildings constructed before 1978, contractor must demonstrate knowledge of lead-safe work practices

Professional Standards:

• Master Painters Institute (MPI) specifications compliance where applicable


• Canadian Paint and Coatings Association (CPCA) best practices adherence

Warranty and Maintenance

Performance Warranty:

• Duration: Minimum 3-year warranty on materials and workmanship for lobby areas, 2-year for elevator banks


• Coverage: Peeling, excessive fading, stain breakthrough, or adhesion failure under normal commercial use


• Exclusions: Damage from building settling, moisture infiltration, or tenant modifications

Maintenance Protocol:

• Provide touch-up paint (1 quart per colour) and application instructions for building maintenance staff


• Cleaning Guidelines: Specify approved cleaning products and methods that won't void the paint warranty


• Inspection Schedule: Annual warranty inspection recommended for high-traffic commercial applications

Need help finding qualified commercial painting contractors for your office tower project? The New Brunswick Construction Network can match you with experienced professionals who specialize in commercial painting and understand the unique requirements of occupied office buildings in the Maritime climate.