Licensed general contractor · Miami-Dade, Broward & Palm Beach
Paint.Waterproof.Restore.
Painting, waterproofing and construction for homes, condos and HOAs from Miami to West Palm Beach.
(954) 657-8432
- Florida CGC1534419
- Insured · COI on request
- Family-owned & operated
- Based in Deerfield Beach, FL
- 38 cities · 3 counties
What we build and protect
Painting is most of the work and it is rarely all of it. The repair, washing and waterproofing that decide how long a finish lasts are on the same contract.
Before
AfterFeatured project
Repair, waterproof, repaint — in that order, on every South Florida exterior.
Most of what changes on a South Florida exterior happens before the finish coat: the wash, the crack repair, the primer.
Six of our jobs. Where both photographs were taken from the same spot, drag the handle to compare; the others are side by side.
Why Smart Coat
Why owners and boards pick us
Four things that are true of this company and are not true of most of the bids you will get.
Licensed general contractor, not just painters
Smart Coat holds a Florida Certified General Contractor license — a higher bar than a painting registration, and public record you can check against the DBPR register. It is why the stucco, concrete and structural repair work sits inside our contract instead of being someone else's problem.
Built for the South Florida climate
Salt load, UV and wind-driven rain age a coating far faster here than the label allows for. We wash, repair and prime for that exposure, and specify the system by elevation rather than treating every wall of a building the same.
One contract from repair to finish coat
The cracked stucco, the spalled balcony edge and the finish coat go on one scope, one schedule and one contract. Nobody has to coordinate two trades, and nobody gets to argue about whose repair the new paint is failing over.
Family-owned and local, from Miami to West Palm Beach
Smart Coat is family-owned and operated, and it works one region: Miami-Dade, Broward and Palm Beach counties. Close enough to walk the property before quoting it, and close enough to come back when you call.
How a project runs
One contractor, start to walkthrough.
The same five steps on a single-family interior and on a four-building community repaint. Only the scale changes.
Free estimate
We come out, look at the actual surfaces and write up what the job needs — including the repair work a quick drive-by quote would miss. You get a written scope and price, not a number over the phone.
Color and scope consult
We agree on the colors, sheens and exactly which surfaces are included, in writing. For association projects that means a color schedule the board can circulate and vote on, and sample sections on the building where it helps.
Prep and protection
Washing, scraping, crack and stucco repair, caulking and priming — plus masking of everything that is not being coated. This is the part of the job that decides how long the finish lasts.
Paint and restore
Coatings go on in full, specified coats with a supervisor on site while the crew works. On restoration projects the concrete, stucco and waterproofing scope is completed and checked before any finish coat is applied.
Walkthrough and warranty
We walk the finished job with you in daylight, work through your punch list, clean the site and hand over the paperwork — colors used, products applied and the warranty documentation for the work.
Reviews
What our customers say
- 5 out of 5 stars
It's amazing what a fresh coat of paint can do! Alberto and team did an awesome job painting both roof and exterior of my home. Very professional and very responsive. Thanks Smart Coat Painting!! I've added before and after pics…it doesn't look like the same house!!
Christine BouillonGoogle review - 5 out of 5 stars
Excellent, professional and reliable company!! They painted our whole community in days and every home was perfect. They took care of small details and cleaned up afterwards in record time. Samuel's work ethic and high standard made this company stand out from the rest! Highly, highly recommend!!
Karen GouwsGoogle review - 5 out of 5 stars
If you need a reliable paint Company, Smart Coat is the one to contact. We are a Community of four buildings. I was surprised to see the team work and efficiency of this crew! The work crew was very polite and professional. Always took time to answer any questions. The job site was left very clean with no discrepancies! Their team manager visited on a daily basis to assure quality work being done. Exceeded our expectations! In addition I want to mention UCI Paint Co. We are so Pleased with the quality and texture of this paint. Their representative Julie, assisted in selecting our colors. She was fantastic to work with. They even visited the work site to assure their quality. Great experience!*****
Marge DulinGoogle review
Service areas
Where we work
Miami-Dade, Broward and Palm Beach counties, from Miami and Coral Gables north through Hollywood, Fort Lauderdale and Pompano Beach to Boca Raton, Delray Beach and West Palm Beach. If you are just outside the list, ask — the answer is often yes.
All service areasMiami-Dade County
Broward County
Pricing
What painting costs in South Florida
Every job is priced after a walkthrough — what a wall needs is not something anyone can see from a phone call.
How we price- Prep, not paint. Washing, crack and stucco repair, caulking and priming are most of the labor on an exterior — and they are exactly what a cheap bid leaves out.
- Surface area and access. Square footage, number of stories, and whether the work needs lifts or staging and has to be phased around residents.
- Scope and system. How many colors, whether trim, doors, ceilings, railings and driveways are included, and whether the specification calls for a standard acrylic or an elastomeric system.
Ask every bidder to break these three out line by line — it is the only way to compare two numbers.
Our team
Who you'll work with
A small company, so the people who price the work are the people you deal with while it is running.
Alberto SantosCEO & Founder
Diego Oliveira
Renato SilvaP.E. / G.C.
FAQ
Questions we get asked
The questions we are asked before almost every estimate.
Are you licensed?
Yes. Smart Coat holds a Florida Certified General Contractor license, which covers the construction and restoration work as well as the painting — the license number is in the footer of every page and can be checked against the Florida DBPR license database. A general contractor license is a higher bar than a painting registration, and it is why we can pull permits for stucco, concrete and remodeling work rather than subcontracting it out.
Are you insured?
Yes, and we will provide a certificate of insurance naming you, your association or your management company before work starts. Ask for it with the estimate; on association and commercial projects we issue it as a matter of course.
What areas do you serve?
We work across Miami-Dade, Broward and Palm Beach counties, from Miami and Coral Gables north through Hollywood, Fort Lauderdale and Boca Raton to Delray Beach and West Palm Beach. The full city list is on our service areas page; if you are just outside it, ask — the answer is often yes.
How long does a painting project take?
Most single-family interiors take a few days and most exteriors take one to two weeks, while a community or condo building repaint runs in phases over weeks to months. The variables are square footage, how much repair the surfaces need and the weather — and your estimate includes a schedule with the actual dates rather than a range.
When is the best time of year to paint in South Florida?
The dry season, roughly November through April, is the easiest window for exterior work because there is less afternoon rain and lower humidity, so coatings cure properly. Exterior painting happens here year-round — summer jobs simply need earlier starts, close attention to the forecast and a willingness to stop when the afternoon storm arrives. Interior work is unaffected by the season.
Do you work with HOAs and condo associations?
Yes — community and condo repaints are a large part of what we do. We provide a written scope and schedule of values a board can put out to bid, phase the work building by building, issue resident notices before each phase, and supply certificates of insurance and lien releases as the project progresses.
Do you offer a warranty?
Yes — we warranty our workmanship, and the coatings we use carry their own manufacturer warranties. The specific term and coverage depend on the system specified for your project and are stated in writing in your estimate, so you can compare it against other bids line for line.
Are estimates free?
Yes. We come out, look at the actual surfaces and give you a written scope and price at no cost and with no obligation. We would rather spend the time up front than quote a job we have not seen — the repair work is usually what a sight-unseen number gets wrong.
What payment options do you offer?
Projects are invoiced against an agreed payment schedule set out in your contract, typically tied to milestones rather than paid in full up front. Ask us about the schedule for your project when you get your estimate.
Do you have Spanish-speaking crews?
Yes — you can be looked after in Spanish or in English, from the estimate through to the final walkthrough. This site is being published in Spanish as well; tell us which language you prefer when you get in touch and we will keep to it.
No obligation
Tell us about the project
Send the details and we will walk the property, write a scope you can read, and price it line by line.