Commercial & HOA
Painting and Restoration for HOAs, Condos and Commercial Property
Community-wide repaints, building waterproofing, concrete and stucco restoration — run to a written schedule, with the documentation a board or property manager needs to approve the work and close it out.
On every job
- Licensed Florida general contractor — repairs, waterproofing and paint under one contract
- Written scope and color schedule a board can circulate and vote on
- Building-by-building phasing with resident notices and staging plans
- Permits pulled and inspections coordinated by us
- Daily site supervision and photo progress reports
- Certificates of insurance and lien releases issued as the job progresses
Services
What we do for buildings
Six services that most older South Florida buildings need together: the repair, the waterproofing and the coating are one scope, not three contracts.
Why Smart Coat
Why Smart Coat for your association
Three things a board and a property manager have to be able to rely on, and that a paint-only bidder cannot offer.
An association repaint is a construction project with an audience. Residents need to know when their building is being staged, when to move cars and when the balcony is usable again; the board needs a scope it can put out to bid, compare fairly and defend at a meeting. We build the project around both.
The work itself is rarely just paint. Buildings in Miami-Dade, Broward and Palm Beach counties that are twenty or thirty years old almost always need spalling repair, stucco patching, sealant replacement and waterproofing before a coating goes on — and a coating applied over unrepaired concrete simply hides the problem until the next inspection finds it.
Smart Coat holds a Florida Certified General Contractor license and pulls its own permits, so the repair scope, the waterproofing and the paint are one contract with one party responsible for the result.
One licensed contractor for repair, waterproofing and paint
Smart Coat holds a Florida Certified General Contractor license and pulls its own permits, so spalling repair, sealant replacement, waterproofing and the finish coat sit on one contract. Nobody gets to argue about whose repair the new coating is failing over.
A scope a board can actually compare
You get a written scope of work and a schedule of values, broken out so it can be read against another bid line by line, circulated to owners and defended at a meeting. If there is an engineer's specification, we bid to it and flag anything we would do differently rather than quietly substituting it.
Phased around the people who live there
Work runs building by building with written notices before each phase: the dates, what to clear from balconies and patios, where not to park. One site supervisor is the point of contact for the whole project, and progress is documented as it goes.
Our process
How a community project runs
The same five steps as a single-family job, run at building scale with the documentation a board needs to approve the work and close it out.
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.
Service areas
Where we work
Associations, condominium buildings and commercial property across Miami-Dade, Broward and Palm Beach counties, from Miami north through Fort Lauderdale and Boca Raton to West Palm Beach.
All service areasMiami-Dade County
Broward County
FAQ
Questions boards and managers ask
The ones that come up before almost every association walkthrough.
Can you work from an engineer's or architect's specification?
Yes. Send us the specification or the repair drawings and we will bid to them line by line, flag anything we would do differently and give you a schedule of values you can compare against other bids.
How do you handle residents during a community repaint?
We phase the work building by building and issue written notices before each phase, so residents know the dates, what to clear from balconies and patios, and where not to park. One site supervisor is the point of contact for the whole project.
Do you carry insurance and provide certificates?
Yes — we are insured and can provide a certificate of insurance naming the association or management company on request.
Do you pull the permits?
Yes. Where the scope requires a permit — structural concrete repair, most waterproofing and roofing work — we pull it under our contractor license and coordinate the inspections.
Can you repair the building as well as paint it?
Yes, and on most older buildings that is the larger half of the job. Concrete spalling repair, stucco restoration, sealant replacement and waterproofing are handled under one contract by one licensed contractor before any coating is applied.
How often does a South Florida building need repainting?
Most associations here repaint on a five-to-eight-year cycle, and buildings on the water are at the short end of it. Salt load, ultraviolet light and wind-driven rain age a coating faster on the east and south elevations than on the sheltered sides, which is why we specify by elevation rather than treating a building as one surface.
No obligation
Tell us about the property
Send the building details or the engineer's specification and we will walk the property, write a scope you can put out to bid, and price it line by line.