Commercial & HOA
HOA and Condo Community Painting
Repainting a community is a logistics problem as much as a painting one. We phase the work building by building, notify residents before each phase, and give the board a written scope and color schedule it can circulate, vote on and hold us to.
Who this is for
HOA boards, condo associations and the property managers who run them — from four-building communities to townhouse developments and mid-rise condos. Most South Florida associations repaint on a cycle set by their governing documents or their reserve study, and the repaint is usually the moment when deferred repairs surface: cracked stucco, spalling balcony edges, failed sealant at windows. We price the repairs as separate line items so the board can see exactly what is paint and what is restoration, and community ID walls, entry features, mailbox structures and common-area buildings can all be included in one contract.
What's included
- Written scope, color schedule and schedule of values for board review
- Building-by-building phasing plan with dates residents can plan around
- Written resident notices before each phase — balconies, patios, parking and access
- Pressure washing of all surfaces to be coated
- Stucco crack repair, patching and texture matching quoted as separate line items
- Sealant replacement at windows, doors, control joints and penetrations
- Body walls, trim, doors, railings, stairwells, breezeways and garage areas
- Community ID walls, entry features and common-area structures
- Daily supervision, photo progress reporting and a documented close-out
Our process for HOA & community painting
Site survey and scope
We survey the community, document the condition of each building and write a scope the board can put out to bid — including the repair items that a paint-only bid would leave out.
Color approval
Color schedules are prepared and, where the board wants it, sample walls are put up on site so directors and residents can see the colors at full size before anything is committed.
Phasing and resident notice
The community is broken into phases with dates, and written notices go out before each one so residents know what to clear and where to park.
Wash, repair and seal
Each building is washed, stucco cracks and spalling are repaired, and sealant is replaced at windows, doors and joints before any coating goes on.
Coat
Walls, trim, railings, stairwells and common areas are coated to the approved schedule, with a supervisor on site while work is in progress.
Close out
We walk each phase with the manager or board representative, complete the punch list, and hand over photos, warranty documentation and lien releases.
Materials and systems
- 100% acrylic and elastomeric exterior coating systems
- Masonry primers and bonding primers for repaired and bare areas
- Polyurethane and hybrid sealants for windows, doors and control joints
- Stucco patching and texture-matching materials
- Direct-to-metal coatings for railings, gates, stair structures and doors
- Anti-microbial and mildew-resistant finishes for shaded and damp elevations
On the job
Before and after
What affects the price
- Number of buildings, stories and total coatable square footage
- Extent of stucco, spalling and sealant repair found during the survey
- Whether an elastomeric system or a standard acrylic is specified
- Access — lifts, swing stages or scaffolding on taller buildings
- Phasing requirements and any restrictions on working hours
Questions about this service
How often should a Florida condo or HOA community be repainted?
Most South Florida communities repaint on a cycle of roughly five to ten years, with coastal buildings at the shorter end. Your reserve study and governing documents usually set the target date, and the condition survey tells you whether the buildings can wait.
Can you bid to our engineer's specification?
Yes. We bid line by line against the specification, provide a schedule of values, and flag anything in the specification we would approach differently so the board can compare bids on the same basis.
How do you keep residents informed?
Written notices go out before each phase with dates and instructions, and one site supervisor is the named contact for the whole project. Property managers get progress photos so they can answer resident questions without calling us.
Do you repair the concrete and stucco before painting?
Yes, and on most older communities that is the larger part of the work. Spalling repair, stucco patching and sealant replacement are quoted as separate line items so the board can see exactly what is repair and what is paint.
How disruptive is the work for residents?
Each resident is typically affected for a matter of days rather than the whole project. We give notice of when balconies and patios need clearing, when windows should stay closed and where not to park, and we work building by building rather than everywhere at once.
Do you provide insurance certificates and lien releases?
Yes. Certificates of insurance naming the association and management company are issued before work starts, and partial and final lien releases are provided with the applications for payment.
Can you repaint community ID walls and entry features?
Yes — ID walls, entry monuments, guardhouses, mailbox structures, fencing and common-area buildings can all be included in the community contract, along with any repair those structures need first.
Keep looking
Related services
- WaterproofingWalls, balconies, decks and joints sealed against wind-driven rain and standing water.Explore
- Concrete RestorationSpalling repair, crack repair and structural concrete restoration on balconies, decks and structures.Explore
- Stucco RepairCracked, flaking and delaminated stucco cut out, rebuilt and textured to match.Explore
Where we do HOA & community painting
Guides
Guides on HOA & community painting
Sourced answers to the questions this work raises most often. Every figure carries a citation.
All guides6-minute read
How long does exterior painting take in South Florida?What decides the calendar on an exterior repaint here: crew size, the coating's recoat window, stucco cure times, rain and dew — with the figures.9-minute read
Milestone inspections and SIRS: what Florida condo boards should know before repaintingThe statutory deadlines, the 25-or-30-year question in Broward and Palm Beach, and why waterproofing and exterior painting are a named SIRS line.6-minute read
The best time of year to paint in South Florida (with the weather data)November to April is the dry season, and the rainfall normals show why. What temperature, humidity and dew point rule out here — and what they do not.
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Get a price for your HOA & community painting job
Send the details and we will walk the property, write a scope you can read, and price it line by line.