HOA and condo painting planned around the board
Bids your directors can compare, a scope document that survives three budget cycles, and residents who know exactly when we reach their building.
HOA painting and condo painting in Southwest Florida is a different job from painting one house. The building may be identical, but the client is a board, the coordinator is a management company and the people living behind the walls never hired us. Getting the paint on is the easy part; getting the decision, the notices and the sequence right is what makes the project go smoothly.
We work with single-family HOAs that repaint a whole community on a cycle, and with condominium associations repainting mid-rise and garden-style buildings, carports, clubhouses and pool buildings.
Bids and scope documents a board can use
Boards usually compare several bids. That only works if every bid describes the same job.
- A written scope by area — building bodies, trim, unit doors, railings, stair towers, carports, walls and curbs, each listed separately
- Surface prep spelled out — wash method, crack repair, sealant replacement and where primer goes
- Products and coat counts named, so a lower bid that quietly drops a coat is easy to spot
- Phase pricing where the association wants to spread the work over more than one budget year
- Contractor paperwork — we provide what your management company requires for contractors before we start
If the association already has a specification from an engineer or a previous project, we bid to it as written and flag anything we think is missing rather than rewriting it on our own.
Color palettes and ARC approval
Most associations here run an approved palette for body, trim, accents and doors. Changing it is a board or architectural review committee decision, and we leave that process to you.
What we contribute: large sample boards or test areas on an actual elevation, painted in the candidate colors and sheens, plus the manufacturer names and color numbers in writing. The board or the owner submits, we wait for the approval, and nothing is ordered until it is final.
Once approved, the palette goes into the scope document so phase four still matches phase one.
Phased buildings, notices and walkthroughs
Scheduling follows the weather. The dry months from November to April fill fast with association work, so boards that vote in late summer usually get the start dates they want. During hurricane season we avoid leaving several buildings washed and primed at once. More on how a job runs is on our process page.
Kick-off walkthrough
With the manager and a board member: staging areas, water access, parking, working hours and the building order.
Resident notices
Written notice ahead of each building with dates, hours, what to clear from balconies and lanais, and where not to park.
One building at a time
Wash, repair, prime and two finish coats, carried through before we open up the next building.
Phase walkthrough
A punch list walk with the manager closes each phase before it is invoiced.
One contact for the manager
The management company gets one person to call, a weekly look-ahead of which buildings are next, and same-day answers on resident questions. Residents with a complaint are pointed to the manager, not argued with on the walkway.
Work associations usually include
For offices, retail and other non-residential buildings see commercial painting. Ballpark ranges are on the pricing page, but association work is always quoted from a walkthrough.
Exterior Painting
Stucco, siding, trim, soffits and doors repainted for Florida sun, salt and storms. The wash, crack repair and caulking are written into the quote.
- Pressure wash & mildew treatment
- Crack repair & re-caulking
- HOA color samples on request
Stucco & Brick Painting
Hairline cracks opened and filled, chalky stucco washed and primed, then two coats of exterior paint made for masonry in the Florida climate.
- Hairline crack repair
- Masonry primer where needed
- Elastomeric option explained
Doors, Trim & Millwork
Front doors, interior doors, baseboards, crown and casings sanded and sprayed for a smooth, hard-wearing finish without brush marks.
- Spray finish, no brush marks
- Front door colors that pop
- Semi-gloss durable trim
Pressure Washing & Soft Wash
Soft wash for stucco, siding and roofs, pressure washing for driveways and walks — mildew and algae gone without carving lines into the surface.
- Low-pressure soft wash
- Driveways, walks & pool cages
- Prep wash before painting
What boards and managers ask about HOA painting
Can you bid against our existing specification?
Yes. Send it with the request. We price it as written and list any questions or gaps separately so the board can decide whether to change anything.
Can the project be split over two or three budget years?
Yes. We price each phase separately, and the scope document fixes colors, sheens and products so later phases match earlier ones.
Who submits colors to the architectural review committee?
The board or the owner does. We paint the sample boards, supply the color names and numbers, and wait for approval before ordering paint.
What do you need from our management company?
Their contractor requirements, site rules and working hours. We provide what the management company requires for contractors before the first day on site.
How are residents kept informed?
Written notices before each building, posted or sent through the manager, with dates, hours and what to move. Other common questions are in our FAQ.
Helpful reading
Short guides that answer the questions we hear most before a job starts.
HOAHOA Color Approval
Most Florida HOAs need written ARC approval before you change, or even refresh, exterior colors. Here is what to submit and how to avoid delays.
StuccoElastomeric vs. Acrylic
Acrylic suits most sound Florida stucco. Elastomeric earns its cost on dry walls with lots of hairline cracks. Here is how to tell which one your house needs.
PlanningCompare Painting Estimates
Three quotes, three different numbers. Compare scope, prep, coats, products and the walk-through to see which estimates describe the same job.
InteriorPaint Sheen Guide
Which paint sheen goes where in a Florida home: flat ceilings, eggshell living areas, satin baths, semi-gloss trim and what changes on stucco outside.
Putting a repaint out to bid?
Send the community name, number of buildings and any existing specification. We will arrange a walkthrough and a written bid.