House and Villa Painters in Karon

Karon Beach is long and open, so the whole row of buildings takes the same sea wind

Karon is an unbroken sandy beach several kilometres long on the Andaman coast, with no headland or island in front to shelter it. Patak Road follows the beach for its full length, with dunes and a line of trees between the road and the sand. Resorts and hotels stand shoulder to shoulder on the inland side of the road. At the northern end is Karon Circle, a hub of shops and restaurants, with Wat Karon close by. Behind everything rise the hills that cut Karon off from the interior of the island.

With nothing to block the wind, painters in Karon treat almost every building on the flat land behind the beach as being inside the salt zone. On that point Karon differs from the east-coast bay zones among the areas our painters travel to.

What do salt, sand and afternoon sun do to buildings in Karon?

Buildings in Karon look west and receive the afternoon sun across the whole front wall every day. During the monsoon, roughly May to October, a strong onshore wind brings salt mist and fine sand with it. The results can be read on the buildings.

• Front walls fade unevenly: lower floors screened by trees keep their colour longer than the exposed upper floors, and the surface leaves white chalk on the hand.
• Balcony rails and steelwork begin to rust at joints and fixing points, then run in brown streaks down the wall.
• Eaves soffits and the underside of balconies shed paint in flakes where moisture lingers.
• Window sills and plaster mouldings hold sand and salt in their grooves.

Exterior painting in Karon therefore follows an order with no shortcuts. The walls are rinsed with fresh water to lift salt and sand, and left to dry. Degraded paint is scraped and sanded. A primer matched to the state of the render goes on, followed by exterior-grade top coats in the agreed number. Steel is treated on its own, with rust removal and an anti-rust primer. The service is described under exterior painting for seaside buildings and homes, and aftercare is covered in the guide to sea air and how long house paint lasts.

How does a multi-building resort in Karon plan a repaint?

Several of the resorts on the Karon beach road occupy large grounds, with a number of accommodation blocks, a lobby, restaurants and pools. That layout makes phasing simpler than in a single-block hotel.

Phasing by building. One accommodation block closes at a time. Its exterior and corridors are painted, and the block reopens before the next one starts.

Phasing by elevation. The beach-facing side, which is the most worn, is done first. The rear and the sides are left for a later round.

Phasing of shared areas. The lobby, restaurants and pool surrounds are painted in the hours when guests use them least, behind clear barriers.

A resort normally lays down permitted working hours, the route the painters use to come and go, and where materials are kept, so that guests see as little of the site as possible. Our painters follow each property's house rules, and the team can communicate in English when the manager is a foreigner. The scope of service is under hotel and resort painting in Phuket.

The shophouses and shops around Karon Circle, and in the lanes off the beach road, are three- or four-storey commercial buildings with a shop at street level and rooms above. That group is covered under painting for shophouses and business buildings.

What are the hillside homes in Karon like?

The slopes behind the beach, and the northern hill road towards Patong, carry houses, villas, apartments and sea-view condos. A hillside building stands above the tree line and meets the wind directly, even though the beach is further away than it is for buildings on the flat. Karon Noi, the small bay between Karon and Patong, is steep ground as well.

Hill houses are usually built in steps down the gradient. The seaward front is several storeys tall, and the back is dug into the hill. The back wall stays damp and grows algae, while the front is dry and sun-bleached. If water is seeping through the wall against the hillside, that is not a painting job. Phuket Pro Painters does not take on waterproofing or structural crack repair, and the owner should have a specialist inspect the wall first.

Owners of private homes in Karon will find an overview under house and villa painting for homeowners.

Which way do painters reach Karon, and what needs allowing for?

There are two main routes into Karon: Patak Road, which crosses the hill from Chalong by way of Kata, and the hill road from Patong in the north. Both are steep and winding. A truck loaded with scaffolding takes its time and usually travels in the morning. The beach road is wider than the streets of Kata, which makes unloading in front of a resort easier, though the inner lanes and the climbs up the hill remain narrow. In tourist season the beach road fills with coaches and rental vehicles, so delivery slots are arranged with building management ahead of the day.

Arranging a survey in Karon with Phuket Pro Painters

Ring 063-004-0115 or message on WhatsApp to set a date. The painters come out, measure the real areas and inspect the walls one elevation at a time, at no cost. A written quotation follows, with surface preparation and scaffolding shown separately and with the terms of the workmanship warranty after handover.

The neighbouring zone with no coastline, where damp replaces salt as the problem, is Kathu, a valley of housing estates. For the busier tourist district to the north, read about painters for buildings in Patong.