Painter & Decorator in Kowloon City Centre

Homes painted before the late 1970s-1980s (exact cutoff varies by country) may have lead-based layers under newer paint. The danger is sanding or scraping it into dust. If your home predates the local cutoff, ask the painter how they test for and handle lead — wet sanding, containment, or encapsulation rather than dry-sanding. Several countries legally require certified lead-safe practices for pre-cutoff homes.

Because scope assumptions differ: prep level, coat count, paint quality, whether materials are included, insurance and tax status, and how busy the painter is. A quote 40% below the pack usually means one coat, minimal prep, or an uninsured operator. Normalise the quotes to the same scope in writing and the spread typically shrinks dramatically — what remains is the real price difference.

Sheen level. Matt hides wall imperfections best but marks more easily — the default for ceilings and low-traffic walls. Eggshell and satin have a slight sheen and wipe clean, suited to halls, kitchens, and kids' rooms. Gloss and semi-gloss are the hardest-wearing, used on woodwork, doors, and trim. Higher sheen shows surface flaws more, so prep matters more as you go glossier.

Yes — it's the normal mode for occupied homes. Agree the sequence, confirm low-VOC or quick-dry paints if fumes are a concern, and expect each room out of action for 1-2 days. Whole-house jobs go 20-30% faster in an empty house, which is why many people schedule painting between moving out and moving in.

Two topcoats is the professional standard for a proper finish, plus a primer or sealer coat on new plaster, stains, or strong colour changes. Be suspicious of quotes that assume one coat — it rarely covers evenly and is the classic way a cheap quote wins then disappoints. Dramatic colour changes (dark to light) can need a tinted primer plus two coats.

Three checks: recent photos or addresses of comparable jobs (ask specifically for work 1-2 years old — fresh paint always looks good), reviews that mention prep and cleanliness rather than just price, and the quote itself — a detailed written scope with prep level, paint spec, and coat count signals a professional; a one-line price signals corner-cutting. Cutting-in lines around ceilings and trim are where skill shows.

Per saleable square foot — typically HK$3-HK$8 per sq ft for standard two-coat wall painting, so a 400 sq ft flat lands around HK$4,000-HK$11,000 and larger flats scale up. Wall repair (skimming flaked or damp-damaged areas) is quoted on top and is often the variable that doubles a quote.

Usually moisture — condensation on concrete walls, seepage from the flat above, or failed window seals. Painting over it fails within months; the fix is treating the source, scraping back, sealing, then repainting, which can add 30-100% to a basic painting quote. Ask the painter to diagnose the moisture path before quoting.