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Old 10-12-2018, 07:22 AM   #261
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So, anyone got tips on prepping a smoker's home for sale?

Online it's recommended to wash down every hard surface with a TSP solution, then paint with oil primer (maybe two coats) before top coat.

Don't have much money to spend, so right now I'm thinking rip out everything fabric (e.g. drapes/carpet) & rent an ozone generator for a few weeks. Maybe duct cleaning as well?
If the carpet and drapes are otherwise in good shape, I'd steam clean the carpet (probably needs it anyway) and see if the ozone generator does the trick. They really do well on smoke stench, and usually a lot faster than a week (depends on the concentration of ozone though). Try it in one room for a few days before ripping out good carpet and padding. Don't be tempted to be/work on that house when it is running.
Zinnser BIN primer does a very good job of sealing vapors (out or in), it also resists oily seep-through and it sticks tenatiously. It might be a good choice on ceilings and walls before paint. Good luck!
P.S. Ozone does damage many types of fabric and rubber. Use what you need, but don't go crazy with it.
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Old 10-12-2018, 09:56 AM   #262
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^^
Good oil primer like zinnser will hide smoke stains, water based does not. Had a handyman break down and cry after he chose to go water borne primer on a rental renovation and the next day the smoke stains showed up. He did not want to clean sprayer with solvents after oil paint. He had to repaint the whole interior with oil based primer in order to seal the stains in.
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Old 10-12-2018, 10:09 AM   #263
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^^
Good oil primer like zinnser will hide smoke stains, water based does not. Had a handyman break down and cry after he chose to go water borne primer on a rental renovation and the next day the smoke stains showed up. He did not want to clean sprayer with solvents after oil paint. He had to repaint the whole interior with oil based primer in order to seal the stains in.


He will cry even more once I tell him how the high-quality water-based primers work.

The stains (water, smoke, tannin) will show through the primer coat, but they are locked into the primer coat and donít migrate into/through the topcoat.

Assuming your handyman used a high-quality water-based primer, he could have put the topcoat over the prepped surface and the stains wouldíve been hidden.

(I spent 25 years in the coatings industry. Making demos that proved this effect was part of my job for a time.)
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Old 10-12-2018, 10:46 AM   #264
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We had a water leak that damaged and discolored a small area in the ceiling.

You are right. We primed with water base. Then we painted. Six months later the water stains were showing through again. Went out and got the Zinser (sp) product. Applied it, then repainted. It did the trick, the water stains did not bleed through.
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Old 10-12-2018, 07:26 PM   #265
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Just to clarify:. There are several Zinnser primers. Zinnser BIN is a shellac-type primer (alcohol cleanup, powerful smell, dries quickly) and is the one that is largely vapor proof and prevents leak-through of oily liquids, pitch, etc. Some other primers leave a thicker, more opaque film and are best if you just want to cover a bright or dark latex paint, etc
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Old 10-12-2018, 08:28 PM   #266
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Just to clarify:. There are several Zinnser primers. Zinnser BIN is a shellac-type primer (alcohol cleanup, powerful smell, dries quickly) and is the one that is largely vapor proof and prevents leak-through of oily liquids, pitch, etc. Some other primers leave a thicker, more opaque film and are best if you just want to cover a bright or dark latex paint, etc


I use Zinsser BIN quite a bit. I havenít had a need to cover a lot of stains, but it covers knots, etc in my woodworking quite well. Also use it as a primer for covering existing oil base paint with latex paint. Thin and dries very fast. Sands to a very smooth surface on wood. It is amazing. But use in a ventilated area.
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Old 10-13-2018, 12:41 PM   #267
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I use BIN.

I do not bother with cleanup. The brush or the roller gets discarded ( I only use inexpensive, displosable for this product). It is as thin as water but goes on well. More importantly...it works!
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Old 06-08-2020, 01:26 PM   #268
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Ok, nine grand worth of concrete!

Patio;



Step stones;



Pad for storage shed;



Driveway addition and repair;



About 10 cubic yards of concrete
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Old 06-08-2020, 02:33 PM   #269
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Beautiful, Robbie!! Looks like they did a really good job of it, too. I especially like the last photo with concrete that looks like it has a non-skid surface on the driveway addition where you would be walking.

I had new sidewalks and new concrete in the backyard done, along with landscaping and new grading of my lot after I bought this house. The backyard concrete goes between the concrete patio and the detached garage, all very smoothly with nothing to trip on. They did a wonderful job of it and I still love it as much as I did when it was new.

I think that until having concrete work done, it's hard to realize how much it can improve one's home and daily life.

If I was a musician, perhaps I'd write a song entitled "Ode to Concrete".
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Old 06-24-2020, 07:33 PM   #270
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Got some plants in the back;



Got the veggie garden tanks installed;



The elevated planters are ready for redwood sides;



Everything on automatic irrigation -
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Old 06-24-2020, 09:54 PM   #271
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How big are each of these concrete pads? What are you planning to do with the joints in between them? Were they poured in place, or hauled in as finished pads?
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Old 06-25-2020, 12:13 AM   #272
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Poured into forms, about 10 yards total. Most are 4.5' x 4.5'. Gaps will be filled with pebbles.
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Old 06-25-2020, 06:34 AM   #273
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Robbie, Looks great.
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Old 06-30-2020, 05:45 PM   #274
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Thanks!

Pebbles in;

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Old 06-30-2020, 05:59 PM   #275
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^Nice!
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Old 07-01-2020, 08:00 PM   #276
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Looks awesome Robbie!
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Old 07-02-2020, 05:15 AM   #277
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Thanks!

Pebbles in;

Nice. This kind of construct will pretty much become standard everywhere. Permeability characteristics to lower the run-off quotient.

Robbie: was this code-required by you?

It isn't code-required yet in my little part of NC, but the authorities are trying to encourage more of it. Usually with smaller pavers with wide joints
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Old 07-02-2020, 07:00 PM   #278
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Yeah Baby!

Not required, but needed for the health of the trees. Big trees with surface roots. This will allow them air and water as well as draining quick when the storms come. Guys came by today with the planer and the planters are done;

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Old 07-02-2020, 07:59 PM   #279
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Did you have someone design this space, or is that all you?
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Old 07-02-2020, 08:21 PM   #280
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Yes, the design is all my brother in law who is a professional landscape designer. Lives in Marin but he's slumming it here because the covid shutdown was worse where he lives.
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