Planning a Condo or HOA Exterior Repaint: A Guide for Florida Boards

For condominium associations and HOAs, an exterior repaint is a major project. It affects the budget, the residents and the look of the community for years. Here is a practical guide for boards and property managers in Pinellas and Hillsborough Counties.

Reserves and Florida's SIRS requirement

Florida law now requires a Structural Integrity Reserve Study (SIRS) for residential condominium buildings three or more stories tall, updated at least every 10 years. Waterproofing and exterior painting is one of the components that study must cover. That makes accurate repaint scope and pricing part of reserve planning, not just maintenance. Your reserve professional and association attorney can advise on your specific obligations.

Define the scope

• Which buildings and surfaces: walls, trim, railings, doors, stairwells, breezeways

• The condition of stucco, caulk and metal before painting

• The paint system to be used on each surface

• What is excluded, so every bid is comparable

A walk-through with the contractor and manager is the best way to build this. We provide written proposals priced by building and surface, which also helps with budgeting.

Compare bids fairly

Ask every bidder to price the same scope. Look at prep steps, number of coats, products, insurance, warranty and schedule, not just the bottom line. A low number often means less prep.

Color approval

If colors are changing, settle the palette early and approve samples on the building. If the community already has approved colors, the contractor should work from those.

Communicate with residents

• Notice before work starts on each building

• What residents need to move from balconies and patios

• Parking or access changes

• Who to contact with questions

Scheduling and closeout

Large communities are usually done building by building. Plan around weather and the rainy season, and finish each phase with a walkthrough and punch list before moving on.

Learn more about our condo and HOA painting and apartment and multifamily painting services.

Get a free estimate

Custom Painting Pro has painted homes and businesses across Pinellas and Hillsborough Counties since 2010. Call (727) 237-1455 or book a free estimate online. We look at the property in person and send a written proposal with the scope spelled out.