Living in Honolulu has its perks: gorgeous beaches, year-round sunshine, and stunning ocean views. But if you own or manage a commercial property here, you know those same natural beauties come with a price. The relentless sun, salty air, high humidity, and tropical storms wreak havoc on building exteriors. That’s why a standard coat of paint just doesn’t cut it.
You need something tougher. More resilient. Engineered for Honolulu’s unique conditions.
And that’s where special paint coatings come in.
This article breaks down why these coatings matter, what makes them different, and how they protect your property (and investment) for the long haul.
What Are Special Paint Coatings – and Why Should You Care?
Special paint coatings, also called high-performance coatings or protective coatings, go way beyond basic latex or acrylic paint. They’re engineered to handle extreme conditions like UV radiation, salt exposure, mold, and moisture intrusion—all common in Hawaii.
These coatings form a durable, protective barrier that doesn’t just look good—it actively protects your building from environmental damage. Some even help with energy efficiency by reflecting heat. Others prevent corrosion or inhibit mold growth.
So, if your building’s paint is cracking, fading, peeling, or just not lasting as long as it should, special coatings could be exactly what you need.
The Unique Challenges of Honolulu’s Environment
You live here, so you already know—Honolulu’s climate isn’t easy on buildings.
Let’s break down the top local challenges and how special coatings help tackle them:
1. UV Exposure from Intense Sunlight
Honolulu gets over 270 sunny days per year. Great for beach days, not so great for your building’s paint. UV rays break down paint over time, causing it to fade, chalk, and lose adhesion.
Solution: Special coatings often include UV blockers and fade-resistant pigments to maintain color and durability over time.
2. Salt Air and Ocean Proximity
That refreshing sea breeze? It’s loaded with salt. Salt is highly corrosive, especially for metal components like handrails, fixtures, and HVAC units.
Solution: Anti-corrosive coatings with zinc or epoxy base layers offer strong protection against rust and salt damage.
3. High Humidity and Frequent Rain
Humidity averages 63–71% in Honolulu. Combine that with tropical downpours and you’ve got a breeding ground for mold, mildew, and moisture intrusion.
Solution: Mold-inhibiting coatings and elastomeric paints form flexible, waterproof barriers that keep moisture out and breathe enough to prevent trapped humidity.
4. Tropical Storms and Hurricane Threats
Honolulu is no stranger to high winds and heavy rains during hurricane season. Even if storms don’t directly hit, the wind-driven rain can find its way into any surface weakness.
Solution: Impact-resistant and waterproof coatings protect exterior surfaces, reducing long-term maintenance and repair costs.
Types of Special Paint Coatings for Commercial Buildings
Now that you know why you need special coatings in Honolulu, let’s talk about what types are available and how they work.
1. Elastomeric Coatings
Think of these as a waterproof “skin” for your building. They’re thick, flexible, and great for covering hairline cracks in stucco or concrete.
This product is perfect for use on concrete, stucco, and masonry surfaces. It is designed to expand and contract with temperature changes, ensuring long-lasting performance. Additionally, it offers excellent resistance to rain, humidity, and UV rays, making it a durable and reliable choice for various applications.
2. Epoxy Coatings
Epoxy coatings are typically used on interior and industrial surfaces, like floors or metal fixtures. They’re incredibly durable and chemical-resistant.
This flooring is ideal for high-traffic areas or spaces exposed to chemicals, making it a popular choice for warehouses, kitchens, and garages. However, it is not suitable for exterior use unless it is coated with a UV-resistant layer for added protection.
3. Acrylic Coatings
These are more breathable and cost-effective, making them a go-to for many exterior walls.
This product is both UV-resistant and fade-resistant, ensuring long-lasting durability even in harsh sunlight. It is available in a variety of sheens and colors, offering flexibility to match any design preference. Often paired with elastomerics, it provides enhanced performance and reliability for various applications.
4. Silicone Roof Coatings
Perfect for flat commercial roofs that take a beating from the sun and rain.
Highly reflective roofing can help reduce cooling costs by minimizing heat absorption. It is also UV-stable and waterproof, providing excellent durability and protection against the elements. Additionally, it extends the lifespan of an existing roof, making it a cost-effective and practical solution for long-term maintenance.
Local Building Regulations and Considerations
When painting a commercial building in Honolulu, you can’t just grab a bucket and go. There are codes and environmental laws to consider:
VOC Regulations: Hawaii has restrictions on volatile organic compounds (VOCs) in paints. Always choose low-VOC or zero-VOC coatings.
Permits: Depending on the building’s zoning or if it’s in a historic district, you may need permits for certain exterior renovations.
Color Restrictions: Some areas, especially in Waikiki or near historic sites, have guidelines about exterior colors.
Visit the Honolulu Department of Planning and Permitting to learn more.
Long-Term Benefits of Special Coatings
Let’s talk return on investment. Special paint coatings may cost more upfront, but they save you serious money (and headaches) in the long run.
Here’s how:
Fewer repaints: Standard paint may last 3–5 years in Honolulu. Special coatings? 10–15 years or more.
Lower maintenance costs: Less cracking, chipping, or moisture damage.
Improved property value: A well-maintained exterior signals quality to potential tenants or buyers.
Energy savings: Reflective coatings help reduce your cooling bills in the brutal summer heat.
Best Paint Coating Manufacturers for Commercial Projects
Choosing the right product is just as important as proper application. Here are some trusted brands known for quality, durability, and innovation in high-performance coatings.
Sherwin-Williams
Known for elastomeric and anti-corrosive coatings specifically designed for coastal and tropical environments.
Benjamin Moore
Offers a range of fade-resistant and mildew-resistant exterior paints for commercial properties in humid climates.
PPG Paints
Delivers industrial-strength coatings with excellent chemical and UV resistance—great for Honolulu’s sun and salt.
Behr
Popular for its cost-effective elastomeric and acrylic solutions with long-lasting color retention.
Tnemec
Specializes in heavy-duty, industrial coatings often used on bridges and water tanks—great for metal surfaces near the ocean.
Tips for Homeowners and Property Managers in Honolulu
- Inspect Annually: Look for signs of paint failure—cracks, blistering, fading, or mildew. Early intervention saves money.
- Prioritize Prep Work: Even the best coating won’t last if the surface isn’t cleaned and primed correctly.
- Think Long-Term: Don’t just go for the cheapest option. Consider lifecycle cost, not just upfront expense.
- Ask About Warranties: Reputable coatings often come with extended warranties when applied by certified pros.
FAQs: Special Paint Coatings in Honolulu
Q: How often should I repaint my commercial building in Honolulu?
A: With standard paint, every 3–5 years. With special coatings, you can extend that to 10–15 years.
Q: Are these coatings safe for the environment?
A: Yes, many are low-VOC or zero-VOC and meet Hawaii’s environmental safety standards.
Q: Can I use special coatings on wood or metal?
A: Absolutely. There are coatings specifically designed for wood, metal, masonry, and even roofs.
Q: Will it help with energy efficiency?
A: Yes, especially reflective roof and wall coatings that reduce heat absorption.
Q: Do I need a permit to repaint my building?
A: Maybe. Check with the Honolulu DPP if you’re in a regulated zone or making major changes.
Final Thoughts: Protect Your Investment with the Right Coating
Honolulu’s environment is tough on buildings. But with the right protective paint coatings, you can keep your commercial property looking great and standing strong for years to come. It’s more than aesthetics—it’s about protection, durability, and value.
If you’re considering a repaint or renovation for your commercial building, make sure you’re using the right coatings for the job. It’s an investment that pays off in reduced maintenance, energy savings, and lasting curb appeal.
Have questions or want to know what coating is best for your property? Contact us at (808) 384-0864 and let’s talk about your building’s needs.
We’re local, we get the climate, and we’re here to help you make the smart choice with your commercial painting project.