Mastering Exterior House Paint: Techniques and Tips


Intro
Selecting the right exterior house paint is no small feat. It's like picking the perfect outfit for an important occasion; it needs to reflect your style while also standing the test of time. This article takes a closer look at the critical role of exterior paintānot only in the realm of aesthetics but also in the structural integrity of your home. By addressing key factors in paint selection, preparation, application, and maintenance, we aim to help homeowners make informed decisions that will uplift their living spaces.
Understanding paint options can be an overwhelming task. The vast variety of colors, finishes, and materials available often leads to confusion. This comprehensive guide simplifies the process and sheds light on how to achieve a cohesive and durable look that blends seamlessly with your architecture and neighborhood.
In the following sections, we will explore design inspiration through contemporary trends, sought-after color palettes, and practical gardening tips to complement your home's exterior. We'll ensure you are well-equipped to not only choose the right paint but also maintain its beauty for years to come. With a focus on practical advice, we aim to inspire confidence in every homeowner looking to refresh their abode.
Understanding Exterior Paint
Understanding exterior paint is pivotal for homeowners who aim to protect their investment and enhance the beauty of their property. The choice of paint and its application can make a notable difference, affecting not just aesthetics but also the longevity of the structure. Good quality exterior paint functions as a protective barrier against environmental elements like moisture, UV rays, and temperature fluctuations. Additionally, it improves the curb appeal, which can significantly influence a property's market value.
The Role of Exterior Paint
Exterior paint serves multiple roles in maintaining a home. Primarily, it acts as a shield against the elements. For instance, houses in regions that experience heavy rainfall might benefit from paint specifically formulated to resist mold and mildew, while homes in sunny areas require paints with UV protection to prevent fading. The right exterior paint helps in preventing decay of wood siding and other materials, thereby prolonging the life of your home.
Moreover, it also conveys personality and style. The color and finish of exterior paint can transform a mundane faƧade into a striking statement. Many homeowners take pride in a well-maintained exterior, reflecting their tastes and values.
In a nutshell, the role of exterior paint goes beyond mere appearance; itās critical to the health and sustainability of the structure itself. Choosing the right paint is like dressing your home in armorāit decreases maintenance costs over time and keeps it looking stunning.
Common Types of Exterior Paint
When it comes to selecting exterior paint, understanding the common types available is essential. Here are several popular options:
- Acrylic Paint: This is water-based and considered versatile. It resists fading, cracking, and peeling, making it a reliable choice.
- Oil-Based Paint: Renowned for its durability and smooth finish, oil-based paint is excellent for certain surfaces but requires longer drying times.
- Elastomeric Paint: Suitable for stucco, concrete, and masonry surfaces, this type offers exceptional flexibility and can bridge small cracks in the surface.
- Chalky Paint: Often used for a vintage, matte finish, it provides a unique aesthetic appeal but might not hold up as well under harsh weather conditions compared to other types.
"Choosing the right exterior paint not only enhances the appearance of your home but also protects it against harsh conditions."
Each type has its own merits and demerits, so it's wise to consider factors such as local climate, the building material of your house, and personal aesthetic preferences when making a selection. Employing these considerations can lead to an informed decision that aligns with both protection and beauty.
Choosing the Right Exterior Paint
Choosing the right exterior paint is pivotal for ensuring that a home not only looks good but also endures the elements. It goes beyond simple preference; it involves a careful consideration of various factors that can wear out the finish over time or impact the structural integrity of surfaces. The right paint can shield your home from weather, help insulate it, and even increase its overall value. Given the plethora of paint types and finishes available, understanding the selection process can lead to long-term satisfaction and reduced upkeep costs.
Factors Influencing Paint Selection
Climate Considerations
Climate is a major player in the choice of exterior paint. Different regions face varying weather conditionsāfrom scorching summers to frigid winters. In warmer places such as Florida, paints that resist fading and can withstand high UV exposure are ideal. Conversely, in areas that get a lot of rain, like Washington state, water-resistant formulas help prevent mildew and mold. The key characteristic to note is the paint's ability to breathe; a paint that allows moisture to escape will prevent bubbling and peeling.
A beneficial choice for climates that range from dry to humid is a latex paint. It dries quickly and is flexible, reducing the risk of cracks. However, one must consider that not all latex paints are created equally.
Surface Material
The surface material of your home plays a significant role in the paint selection process. For example, wood siding requires a different kind of paint than stucco or brick. Each material has its own unique challenges and benefits that influence durability and adhesion.
The key characteristic of wood is that it expands and contracts with temperature fluctuations; thus, using a high-quality acrylic latex paint helps to accommodate that. Conversely, a surface like brick is porous and needs a breathable paint to avert moisture issues.
Itās crucial to match the paint to the surface type for enhanced durability. Using the wrong type can lead to premature wear and tear.
Desired Aesthetic
The desired aesthetic can often overshadow practical considerations. Color and finish can drastically change how a home presents itself in the community. A lighter color might give a more open and airy feel, while darker shades can provide depth and sophistication.
When focusing on the desired aesthetic, homeowners should also consider the architectural style of the house. A traditional colonial may not suit a hot pink shade, while a contemporary home could pull off bolder colors.
Colors also play into trends and neighborhood standards. A unique color might set a home apart in a row of sameness, but it can also impact resale value; if future buyers prefer neutral tones, it could use some reconsideration.
Eco-Friendly Paint Options
As environmental concerns continue to rise, many homeowners are opting for eco-friendly paint options. These paints are formulated with lower volatile organic compounds (VOCs), which are harmful to both health and the environment. Eco-friendly choices not only provide a safer application for homeowners but also contribute to better air quality.
Another added benefit is that many of these paints leverage renewable resources, such as plant-based oils, which can ease the burden on the planet while delivering a robust finish. Additionally, manufacturers are now offering more colors and finishes in their eco-friendly lines, so homeowners donāt have to compromise on style for sustainability. Much to explore and consider, from colors, durability to environmental impact, ensures good quality with the right paint!


Preparation for Painting
Before you take the plunge into painting your homeās exterior, a little groundwork can go a long way. Preparation for painting is crucial for achieving not only a beautiful finish but also one that stands the test of time against the elements. Think of it as laying the foundation of a house; without a sturdy base, everything built afterward is at risk.
To set the stage correctly, consider the following elements of preparation:
- Surface Cleaning: Dirt, grime, and mildew can wreak havoc on your paintās adhesion. Itās like trying to stick a band-aid on a greasy surfaceānothing will really hold. A clean surface equates to a greater bond.
- Repairing Damages: Before applying a fresh coat, take stock of any damages or imperfections, such as cracks, holes, or rough spots. Ignoring such issues is painting over problems rather than solving them.
- Priming: This step is often overlooked but can greatly enhance the paintās opacity and longevity. Priming creates a uniform surface that any subsequent colors will adhere to better.
Each of these steps carries its weight in ensuring your paint job not only looks good but performs well too. Missing out on them is like throwing cash down the drain. Let's dive deeper into each step to understand their significance better.
Cleaning the Surface
Cleaning the surface before painting is not just a suggestion; itās a necessity. A thorough cleaning removes any surface contaminants that could undermine the paintās adhesion capability. Using a pressure washer can be quite effective for this purpose, as it removes dirt, mold, and loose paint in one go. However, exercise caution as too high a pressure can damage soft surfaces like cedar.
A simple mix of warm water and mild detergent can do wonders when scrubbing. Donāt forget to allow the surface to dry completely before proceeding. Rushing this step can lead to paint failures down the line. Remember, patience is a virtue when it comes to preparation.
Repairing Damages
Filling Holes
Repairing damages, particularly filling holes, is an essential part of preparation. Holes, whether caused by pests or previous weathering, create weak points that will only become more problematic over time if left unaddressed. Filling holes, using putty or filler, creates a uniform surface that can hold paint effectively, preventing the paint from flaking or peeling.
- Key Characteristics: A high-quality filler can expand and contract with temperature changes, which is crucial for maintaining integrity in varying climates.
- Advantages: Not only does filling holes improve aesthetic appeal, but it also protects your home from moisture penetrationāessentially an insulating layer that contributes to your homeās energy efficiency.
Sanding Rough Areas
Next up is sanding rough areas. This is vital not just for aesthetics but also for ensuring paint adherence. Rough patches won't just show through; they can result in uneven paint application. Using a sanding block or an electric sander can smooth these areas, providing a surface that paint can grasp onto and reducing the chance of visible imperfections.
- Key Characteristic: Sanding creates a slightly roughened texture that allows paint to hold better, fostering a stronger bond.
- Advantages/Disadvantages: While you might be tempted to skip this step to save time, that would be a mistake. Investing time in sanding pays off with a far superior finish. Just be wary not to oversand and damage the surface.
Priming the Surface
Priming is the finishing touch on your pre-paint preparation. Using a primer can drastically enhance the outcome of your paint job. It prevents stains from bleeding through, improves the paint's durability, and helps cover any mismatched patches that might have resulted from repairs. A good primer also allows the paint color to pop instead of getting overshadowed by the surfaceās original tone.
It's important to choose the right type of primer based on the paint you plan to use and the surface's material. For instance, a latex primer works well with water-based paints, while oil-based primer suits oil paints better. Sizing up the requirements of your project beforehand will save you headaches later.
In summary, preparation for painting is not just a preliminary step; it lays the groundwork for a long-lasting, beautifully finished exterior. From cleaning and repairing to priming, each element is integral to not only the efficiency of the paint job but also its durability.
Application Techniques
Application techniques play a crucial role in the overall result when it comes to exterior painting. They not only affect the appearance but also the longevity of the paint job. Understanding the nuances behind each method allows homeowners to achieve a professional finish, ensuring the desired aesthetic cohesion and durability. The right technique can bolster the paint adherence to the surface, reducing the risk of chipping or peeling over time.
Choosing the Right Tools
Brushes vs. Rollers vs. Sprayers
When deciding how to apply paint, knowing the unique strengths and weaknesses of brushes, rollers, and sprayers can make a world of difference.
- Brushes: Brushes are often the go-to for detail work. Their ability to reach into corners and tight spaces is unmatched. A good quality brush can result in a smoother finish, particularly on trim, doors, or intricate architectural details where precision is key. Many homeowners appreciate the tactile feel of a brush as it can offer a sense of control as you cover uneven surfaces. However, brushes can lead to noticeable brush strokes if not used with care, which may not be desirable for larger, flat surfaces.
- Rollers: Rollers excel in covering large, flat areas quickly and efficiently. They spread paint uniformly and are less labor-intensive than a brush for big surfaces like walls. The unique texture of the roller often ensures an even finish, reducing the likelihood of drips and runs. A downside, however, is their difficulty in reaching into small, tight spaces, meaning youād still need a brush to finish those tricky areas.
- Sprayers: Sprayers are the extreme of convenience. Theyāre incredibly fast and can provide a flawless finish with minimal brush strokes. These devices are especially useful for textured surfaces where traditional maneuvers might falter. On the flip side, they require a good eye for overspray control and usually come with a learning curve. Also, they can be more expensive and are generally considered more wasteful compared to brushes and rollers.
Painting Methods
Cutting In
Cutting in is a technique that involves painting the edges of a wall or area with a brush before using a roller for the main surface. This method is essential for preventing overlap and ensuring those clean lines where two surfaces meetālike at a corner or around windows and doors. It allows for greater precision and often gives the project a more polished look. While it can be a bit time-consuming, the enhanced control and clean finish it produces far outweigh the investment in time.
Flat Application Technique
The flat application technique, often used with rollers, involves applying the paint as evenly as possible across a large surface area. The goal is to make smooth, consistent strokes to minimize texture differences and to ensure an even coat. This method can be particularly beneficial for exterior wood siding or metal surfaces that require substantial coverage. The advantage of this technique lies in its speed and efficiency, allowing a homeowner or painter to complete large areas swiftly. However, it demands a little practice to master the technique to avoid inconsistencies or imperfections.
Achieving Even Coverage
Achieving even coverage is vital for a visually appealing and long-lasting paint job. Uneven application can lead to patchiness, which not only looks unprofessional but also reduces the durability of the paint. A few strategies can enhance the uniformity of the application:
- Layering: Applying multiple thin layers rather than one thick coat can help prevent drips and allows for greater control over the finish.
- Using the Right Tools: Ensuring that you use the proper tool for the taskāwhether it's the right nap roller or the correct brush for detail workācan vastly improve the outcome.
- Proper Technique: Using a consistent motion and not rushing the job can mean the difference between a mediocre finish and one that looks like it was painted by a professional.


To delve deeper into the subject of exterior paint application, consider checking resources such as Wikipedia on house paint or Britannica on painting techniques.
Proper application techniques donāt just make your home look great; they also extend the life of your paint job, ensuring it withstands the elements long term.
Post-Painting Considerations
When the last stroke of paint dries, homeowners often think the hard work is done, but the journey doesn't end there. Understanding post-painting considerations is just as crucial as the prep work and application itself. This portion of the process ensures that the newly painted surface remains vibrant and holds up over time, ultimately protecting your investment in both the aesthetics and longevity of your home's exterior. Here are some key areas to focus on:
Curing and Drying Times
The drying and curing times of paint are often overlooked, but they are pivotal in ensuring a successful paint job. While most paints will feel dry to the touch relatively quickly, usually within a few hours, the internal curing process can take days, sometimes even weeks, to fully complete. This is especially true for water-based paints which can seem ready to handle but may still be vulnerable to damage from moisture or dirt.
It's recommended to keep a close eye on the weather conditions to plan the best timing. Ideally, a warm, dry day is recommended for application. If rain is expected shortly after painting, it could disrupt the curing process. When choosing the right paints or finishes, check the manufacturerās guidelines for specific drying and curing times to avoid unnecessary mishaps.
"Patience is bitter, but its fruit is sweet." ā Jean-Jacques Rousseau. This saying applies immensely to painting; rushing can lead to costly errors.
Initial Touch-Ups
Even with careful application, it's common for minor imperfections to appear after a fresh coat of paint. Making time for initial touch-ups is essential and can make a world of difference in achieving a smooth, uniform finish. Start by inspecting for areas that might need a little extra attention. Look for:
- Bleed-throughs from wood or previous paint layers.
- Drips or runs that may have occurred during application.
- Spots where the paint may not have adhered properly, leaving bare areas.
A small brush can work wonders for touch-ups, ensuring precision without ruining the adjoining areas. Remember to match the shade and finish of your paint as closely as possible, which can sometimes mean bringing along a sample or swatch from your original purchase. Touch-ups are a handy way of ensuring your effort lasts and maintains that polished look.
Engaging in this attention to detail not only enhances visual appeal but also creates a robust protective layer, ensuring that your exterior paint continues to safeguard your home against the elements.
Maintaining Exterior Paint
Maintaining exterior paint is a crucial aspect of home care that often gets overshadowed by initial application and color selection. Just like a well-maintained garden needs attention to thrive, your home's paint job demands regular upkeep to preserve its beauty and protective qualities. Neglect can lead to deterioration that not only mars your home's appearance but can also expose the surfaces to damage from the elements. In this section, we will dive into key maintenance practices to keep your exterior paint in tip-top shape, ensuring longevity and visual harmony.
Regular Cleaning
Keeping your home's exterior clean is like brushing your teeth ā a small effort yields significant rewards. Regular washing removes dirt, mildew, and airborne pollutants that settle on painted surfaces over time. The best way to approach this task is to use a soft-bristle brush and mild detergent combined with water.
- Start by gently scrubbing the surface, working in sections to avoid streaks.
- Rinse thoroughly with a garden hose to wash away soap residue.
- For tougher stains or mildew, consider a diluted bleach solution, but take care as this can affect the surrounding foliage and can be harmful if not properly rinsed off.
Cleaning twice a year, ideally in spring and fall, can keep your paint looking fresh and vibrant.
Signs of Wear and Tear
Every paint job has its lifespan and, over time, signs of wear and tear will become apparent. Spotting these clues early can save you from more extensive repairs later. Here are some common indicators:
Fading Colors
Fading colors are often the first visible sign that a paint job is aging. This phenomenon occurs due to prolonged exposure to UV rays, which break down the paint's pigments. While not alarming, fading can dull the vibrancy of your homeās exterior, steering away from the delightful charm that a fresh coat brings.
- Key Characteristic: The intensity of the color diminishes, leading to a less appealing faƧade.
- Why It Matters: Fading is a clear indicator that the protective factors of the paint are diminishing.
- Unique Feature: Depending on the paint quality, some formulations resist fading better than others, which is worth considering during your next paint selection.
Faded paint can be rejuvenated with repainting or by using high-quality paints that boast superior UV resistance.
Peeling Paint
Peeling paint is like a warning flag waving frantically in the wind. This occurs when moisture seeps behind the paint layer, causing it to lose adhesion and begin to flake away. Not only is this unsightly, but it can also invite moisture-related damage to your siding or trim if left unattended.
- Key Characteristic: Large patches may begin to peel, exposing the underlying surface.
- Why It Matters: Peeling is often a sign of a failed paint job due to improper surface preparation or humidity issues.
- Unique Feature: Peelings paints can indicate more significant underlying problems, such as water damage or an incompatible previous coat. Therefore, addressing the root cause is essential to prevent recurrence.
When to Repaint
Deciding when to repaint can be as tricky as predicting the weather. The timing often depends on the degree of wear and the overall aesthetic you desire. As a rule of thumb, if a majority of your paint shows one or more of the above signs, itās time to consider a fresh coat. Additionally, if your exterior looks dull or uninspiring, a new color palette can breathe life back into your home. Paying heed to these signs may not just enhance beauty but also shield your home from potential harm.
Seasonal Considerations
Understanding the seasonal aspects of exterior painting is crucial for ensuring long-lasting results. Various environmental factors can affect paint performance, aesthetic appeal, and overall durability. By recognizing the importance of selecting the right time to paint, homeowners can enhance their properties while minimizing future maintenance work.
Best Seasons for Exterior Painting


Spring Readiness
Spring is often deemed the golden hour for exterior painting. As the sun begins to warm up the earth, temperatures rise, providing a perfect backdrop for paint adhesion and drying. The average temperature in spring hovers around 60-75 degrees Fahrenheit, which is ideal for most types of exterior paints.
A key characteristic of spring is the relatively stable weather, with less chance of sudden cold snaps or significant rain. This stability will not only ensure that the paint sets properly but also give homeowners the chance to enjoy the newly painted look throughout the warmer months ahead. However, an aspect to never overlook is the blooming vegetation, which can lead to an influx of pollen. This can sometimes complicate the project, making surface cleaning even more critical.
The unique feature of painting in spring is the refreshing visual impact it offers, as homes often look more vibrant with colorful flowers and greenery. However, it's essential to ensure the surfaces are dry and free from debris before beginning. If not, spring rains may wash away effort within days. It may be beneficial to choose a day forecasted for sunshine once the dew dries.
Fall Prep Work
Fall is a season of transformation, and it is also a fantastic time to focus on painting projects. Though itās often viewed as a time for home preparation for winter, the milder temperatures, typically ranging from 50-70 degrees Fahrenheit, create an excellent painting environment. As leaves turn vibrant shades, the backdrop of a freshly painted house can enhance the overall charm of your property.
An important aspect of fall prep work involves addressing issues that may have developed throughout the harsher summer months. Homeowners might find themselves handling repairs more easily in the fall, thanks to the lack of humidity that would otherwise complicate drying times.
However, one does need to consider the shorter days and the risk of unexpected cold snaps. The existing humidity in the air can be higher during this season. It can prolong drying times or lead to moisture-related issues if not well managed. A great tip is to plan painting in October when temperatures stabilize, which also allows ample time for the paint to cure before winter kicks in.
Weather Conditions to Avoid
Certain weather conditions can pose major challenges when painting. High humidity can increase drying times and compromise the paint's bond with the surface. Rain is another enemy mid-project; even a sprinkle can lead to unsightly splotches on your newly applied paint. A prudent homeowner should avoid embarking on a painting project when weather reports hint at downpours.
Through the commonly known motto, "measure twice, paint once,ā one should always consider not just the season but also the day-to-day weather forecast. Painting on a sunny day may seem ideal, but overly hot conditions can cause the paint to dry too fast, preventing proper bonding and long-term durability.
"A good paint job is not merely about the color but also about timing. Choose the right season, and the paint speaks volumes."
For further reading, you can visit: Wikipedia on Painting or Britannica on Paint Types to explore more about the techniques and materials to enhance your exterior painting skills.
The Impact of Color Choices
When it comes to enhancing a home's exterior, the impact of color choices cannot be overstated. A fresh coat of paint can breathe new life into old structures, define style, and, importantly, contribute to the overall mood and vibe of your surroundings. Color is more than just aesthetic appeal; it communicates personality, emotions, and even social status. Thus, understanding how colors influence perception is key for homeowners looking to make an informed decision.
Color Psychology
Color psychology delves into how different hues evoke emotional responses and influence behaviors. Take, for instance, the color blue: it often invokes a sense of calm and serenity, making it a popular choice for coastal homes or those nestled in nature. On the flip side, red is dynamic and energetic, often associated with excitement and passion. This color can grab attention, making it ideal for homes looking to make a bold statement.
Hereās a breakdown of how various colors might influence a homeās exterior look and feel:
- Warm Colors (such as reds, yellows, and oranges): These colors are inviting and cheerful. They evoke warmth and energy, making a house feel more welcoming.
- Cool Colors (like blues, greens, and purples): Typically refreshing and tranquil, these shades offer a sense of calm, suitable for homes in serene environments.
- Neutral Colors (including grays, beiges, and whites): These hues provide a clean, sophisticated backdrop that highlights architectural details and landscaping.
The choice of color plays a crucial role in how others perceive a home. Choosing hues that harmonize with the natural surroundings can lend a house a more cohesive appearance. As the saying goes, "a house well painted is a house well regarded."
Trending Color Palettes
As with fashion, color trends in home design are constantly evolving. Homeowners today often look for trending color palettes that not only invigorate their houses but also resonate with current styles and tastes. Staying in the loop can greatly benefit exterior projects, ensuring that a home remains timeless yet relevant.
Currently, several color palettes have gained popularity, reflecting a blend of modernity and sophistication:
- Earthy Tones: Shades inspired by nature, such as terracotta, ochre, and sage green, are very much in vogue. They create a harmonious flow between the home and its environment.
- Bold Contrasts: Dark, dramatic colors paired with lighter accents can make a striking visual statement. For example, deep navy paired with brilliant white trim enhances architectural features beautifully.
- Soft Pastels: Soft pinks, mint greens, and lavender hues are perfect for a cottage-style home. These gentle colors exude charm without overwhelming the viewer.
Choosing a trending palette can give an updated appearance without sacrificing individuality. Individuals should also consider the implications of color combinations, especially in relation to the neighborhood style, as this can either foster unity or clash dramatically.
"Color creates, enhances, and transforms. Understanding its impact can guide you toward painting choices that feel right for your home."
The End
Wrapping up our exploration of exterior house paint truly underscores its pivotal role in not just beautifying homes but also protecting them from the elements. Itās clear that the right paint can significantly influence the longevity and maintenance of a property. Homeowners often underestimate how a fresh coat can enhance curb appeal, which is that first impression folks have when they approach a home. Itās not merely about aesthetics; it can contribute to increased property value as well.
Recap of Essential Points
As we reflect on the insights presented, hereās a succinct rundown of what weāve covered:
- Importance of Exterior Paint: Exterior paint serves as the first line of defense against harsh weather and pests, maintaining the integrity of the underlying materials.
- Choosing the Right Paint: Key factors like climate and surface material directly affect the choice of paint, ensuring both durability and visual appeal.
- Preparation and Application Techniques: Proper preparation is half the battle. Clean surfaces, adequate repairs, and smart application methods yield a smoother finish.
- Post-Painting Maintenance: Regular inspections and timely touch-ups can prolong the life of your paint job, preventing extensive future repairs and maintaining beauty.
- Seasonal Painting Considerations: Knowing when to paint and under what weather conditions can make a world of difference in the success of your project.
- Impact of Color Choices: The hues you choose can not only reflect your personal style but also affect the psychological ambiance of your home.
This recap serves to reinforce the central theme: investing time and money into exterior paint is key to achieving and maintaining a vibrant and resilient home.
Future Considerations
Looking ahead, homeowners should consider several elements as they plan future painting projects. The advancements in paint technology are worth keeping an eye on. For instance, eco-friendly options are steadily rising in popularity. These paints can be just as durable while being kinder to the environment, which appeals to todayās conscientious consumers.
Additionally, understanding the specific needs of your home throughout the seasons will aid in planning maintenance and repairs effectively. Each region has its own unique characteristics; factors such as humidity, temperature fluctuations, and exposure to sunlight could dictate different needs for repainting frequency and materials.
In summary, staying informed and proactive about exterior paint will lead to a successful outcome, ensuring your home remains a cherished asset for years to come. As we like to say, "An ounce of prevention is worth a pound of cure." With the right approach to your exterior painting, you can blend practicality with personalityā a win-win for every homeowner.