Choosing the Right Paint for High-Traffic Commercial Spaces

Durability, Washability, and Long-Term Performance Matter

When it comes to painting commercial spaces, whether it's a restaurant, office, retail store, or school, durability isn’t just a bonus, it’s a necessity.


High-traffic areas face constant wear and tear: scuffs from shoes, handprints on walls, cleaning chemicals, and daily exposure to dirt and moisture. At Thoresen Painting, we help San Diego businesses choose paints that stand up to the challenge, saving time and money on constant touch-ups or early repainting.


Here’s what you should know when selecting the right paint for high-use commercial interiors.


Why Regular Paint Won’t Cut It in Busy Spaces

Standard residential-grade paint might look good initially, but in high-traffic commercial settings, it tends to:

  • Scuff easily
  • Peel or chip under impact
  • Fade from frequent cleaning
  • Absorb stains that can't be washed away


That’s why commercial environments demand paints that are specifically designed for longevity, washability, and resistance to damage.


Key Qualities to Look For

1. High Durability

Look for commercial-grade paints labeled as scrubbable, scuff-resistant, or abrasion-resistant. These coatings are formulated with stronger binders and resins to hold up under daily wear.


2. Washability

Spaces like restaurants, medical offices, and schools need walls that can be cleaned without losing their finish. Choose paints with higher sheens like satin, semi-gloss, or eggshell that can withstand repeated wiping without dulling or streaking.


3. Stain Resistance

Paints used in lobbies, break rooms, and hallways should resist stains from food, beverages, and grime. Specialty coatings are available that repel common commercial stains and allow for easy cleanup.


4. Low-VOC and Safe for Occupied Spaces

For schools, healthcare, and offices that stay open during painting, low- or zero-VOC (volatile organic compounds) paints reduce odors and improve indoor air quality without sacrificing performance.


Best Paint Options for High-Traffic Areas

Here are a few categories we often recommend:


Acrylic Latex Paints

These water-based paints are durable, flexible, and fast-drying, making them a staple in commercial applications.


Enamel Coatings

Often used on trim, doors, and high-impact areas, enamels offer excellent hardness and chemical resistance.


Epoxy and Urethane Paints

Ideal for industrial and commercial floors or walls in utility areas, these coatings provide ultra-high durability and moisture resistance.


Washable Flat Paints (for specific applications)

In areas where a matte finish is preferred for aesthetic reasons (such as galleries or upscale retail), some manufacturers offer flat paints that are still highly washable — a great option when style and function must align.


Finish Matters: Choosing the Right Sheen

  • Matte/Flat: Least durable, not ideal for high-traffic areas
  • Eggshell: Good for moderate-traffic walls (offices, waiting rooms)
  • Satin: Great for hallways, classrooms, and restrooms
  • Semi-Gloss: Ideal for doors, trim, kitchens, or areas prone to moisture
  • Gloss: Best for cabinets, stair rails, and surfaces needing frequent cleaning


Application Makes a Difference

Even the best commercial paint won’t perform well if it’s not applied properly. At Thoresen Painting, we focus on:

  • Thorough surface prep (cleaning, priming, patching)
  • Appropriate number of coats for full coverage and protection
  • Experienced commercial crews trained to minimize disruption and work efficiently


Partner with Thoresen Painting for Lasting Results

Choosing the right paint is just one part of protecting your commercial property. With Thoresen Painting, you get a team that understands the demands of high-traffic spaces and delivers lasting results, on time and with minimal impact on your business operations.


Need a commercial painting quote or product recommendation?

Contact us today and let’s keep your space looking its best for years to come.

Understanding Paint Finishes: Matte, Satin, Semi-Gloss, and More

May 16, 2025
How to Choose the Right Finish for Every Room or Surface Choosing a paint color can be tough, but selecting the right paint finish is just as important. The finish you choose affects how your walls look, feel, and hold up over time. At Thoresen Painting, we help homeowners, business owners, and designers across San Diego pick the ideal finish for every surface, whether it’s a cozy bedroom, a high-traffic hallway, or a vibrant mural. Here’s what you need to know about matte, satin, semi-gloss, gloss, and how to make the right choice for your space. Why Paint Finish Matters Paint finishes (also called “sheens”) range from flat to high-gloss, each offering different benefits: Aesthetic: The finish affects how light reflects off the surface, which can change the overall look of a room. Durability: Some finishes are more resistant to moisture, stains, and wear, making them better for high-use areas. Cleanability: Higher-sheen paints are generally easier to wipe down. Common Paint Finishes Explained 1. Matte (Flat Finish) Best For: Ceilings, low-traffic rooms, accent walls Look: Soft and non-reflective Pros: Hides imperfections well, Rich, smooth appearance Cons: Harder to clean, Can scuff easily Ideal for: Bedrooms, living rooms, or ceilings where minimal light reflection and a calm look are preferred. 2. Eggshell Best For: Living rooms, dining rooms, or offices Look: Low sheen with slight luster (like an eggshell) Pros: Slightly more durable than matte, Still hides minor wall flaws Cons: Not ideal for areas that need frequent cleaning Ideal for: General-purpose walls in areas with moderate foot traffic. 3. Satin Best For: Kitchens, bathrooms, kids' rooms, hallways Look: Smooth and velvety with a soft sheen Pros: Easy to clean, Great balance between aesthetics and durability Cons: Can reveal wall imperfections more than eggshell or matte Ideal for: Busy households or commercial interiors where walls need to be wiped regularly. 4. Semi-Gloss Best For: Trim, doors, cabinets, bathrooms Look: Noticeably shiny and reflective Pros: Highly durable and washable, Moisture- and stain-resistant Cons: Highlights imperfections on uneven surfaces Ideal for: High-traffic or high-moisture areas like kitchens and bathrooms, and for surfaces that need to stand out. 5. Gloss / High-Gloss Best For: Furniture, decorative features, commercial finishes Look: Very shiny and glass-like Pros: Ultra-durable and easy to clean, Bold, modern aesthetic Cons: Shows every imperfection. Surface prep must be flawless Ideal for: Cabinetry, statement walls, or modern commercial applications where durability and shine are essential. How to Choose the Right Finish Ask yourself: How much traffic will this space see? More traffic usually calls for more durability (satin or above). Do you need to clean this surface regularly? Kitchens, bathrooms, and kids' rooms benefit from wipeable finishes like satin or semi-gloss. Do you want to hide imperfections? Matte and eggshell are more forgiving for older or uneven walls. Is it a decorative focal point or trim? Semi-gloss or gloss adds visual pop and durability. Pro Tip from Thoresen Painting Many rooms benefit from mixing finishes . For example, you can use: Eggshell on walls for a soft feel Semi-gloss on trim and doors for contrast and durability Matte on ceilings to reduce light reflection Let’s Pick the Perfect Finish Together At Thoresen Painting, we’ve painted everything from ocean-view homes in La Jolla to custom murals and bustling commercial spaces throughout San Diego. We’ll help you choose the right finish, not just for style, but for real-life performance . Need help deciding what finish is best for your space? Contact us today to schedule your free consultation.

The Importance of Proper Surface Preparation Before Painting

April 21, 2025
When it comes to painting — whether it's a cozy living room, a busy commercial storefront, or a stunning outdoor mural — the secret to a flawless, long-lasting finish isn’t just the paint you choose. It’s what happens before the first brushstroke hits the wall. At Thoresen Painting, we know that proper surface preparation is what truly sets a professional-quality paint job apart from the rest. Here's why steps like sanding, priming, and cleaning are so critical to achieving beautiful, durable results. Why Surface Preparation Matters Think of painting like building a house: if the foundation isn’t solid, everything on top of it can crack, peel, or fall apart. Surface prep ensures that your paint adheres properly, looks smoother, and lasts longer, saving you time and money in the long run. Without the right preparation, even the highest-quality paint will struggle to perform. Poor prep can cause: Bubbling and blistering Uneven textures Premature peeling Fading and discoloration Visible flaws like dents and cracks The Key Steps in Surface Preparation 1. Cleaning the Surface Dirt, dust, grease, and even invisible residues can prevent paint from bonding properly. We thoroughly wash walls, siding, ceilings, or surfaces using appropriate cleaners. On exterior projects, we may use pressure washing. Indoors, a mild detergent and water solution can do the trick. Clean surfaces mean clean adhesion — it’s as simple as that. 2. Repairing Imperfections Small cracks, holes, dents, and other imperfections can show through even multiple coats of paint. We patch, fill, and sand these areas to create a smooth and even surface. For murals or detailed work, this step is especially important because even tiny flaws can disrupt the overall look. 3. Sanding Sanding isn't just about smoothing — it also helps create a slightly roughened surface that paint or primer can "grab" onto. Whether we're lightly scuffing glossy surfaces or smoothing patched drywall, sanding is essential for achieving a consistent, professional texture. 4. Priming Primer acts as the "bridge" between the surface and the paint. It helps with: Sealing porous surfaces (like new drywall or raw wood) Preventing stains from bleeding through Improving color vibrancy and coverage Enhancing adhesion for longer-lasting results Skipping primer can lead to dull, uneven, and easily damaged paint jobs. 5. Masking and Protecting Surrounding Areas A clean workspace ensures a cleaner final product. We carefully mask off areas that shouldn’t be painted — like trim, windows, fixtures, and floors — to keep edges sharp and minimize mess. Long-Term Benefits of Proper Preparation When surfaces are properly prepped, your paint job will: Last years longer with fewer touch-ups Resist peeling, cracking, and moisture damage Look smoother, brighter, and more polished Save you money by reducing the need for early repaints or repairs For businesses, it also means maintaining a professional appearance that builds trust with customers. For homeowners, it means pride in your living space that stands the test of time. Trust the Pros at Thoresen Painting Proper surface preparation isn’t the glamorous part of painting — but it’s the most important part. At Thoresen Painting, our commitment to excellence starts long before the first coat of paint. Whether it’s a residential refresh, a large-scale commercial project, or a custom mural, we make sure every surface is flawlessly prepped for maximum beauty and durability.