For boards and management companies
HOA & condo association painting
Multi-building exteriors, common corridors, decks and railings — scoped so a volunteer board can compare three bids line by line without needing a construction background.
What a board actually needs from a painting bid
Most association bids are impossible to compare because each one describes a different scope in different language. We write ours so a treasurer can put three side by side:
- Scope by building and by elevation, with square footages and linear feet of railing stated.
- Product line and sheen named, per surface — siding, trim, doors, railings, decks.
- Number of coats, stated per surface, not as a blanket claim.
- Preparation broken out: wash, scrape, sand, prime, caulk, carpentry allowance.
- Exclusions listed explicitly, because this is where bids diverge and where change orders come from.
- Phasing options priced separately, so the board can decide whether to do it in one year or three.
- Unit rates for likely extras — rot repair per linear foot, railing per linear foot — agreed up front rather than negotiated mid-project.
The reserve-study conversation
Exterior painting on a multi-building association is a reserve item, not an operating expense, and boards are usually working from a reserve study that assumed a repaint interval. In Massachusetts, seven to ten years is realistic for wood; exposure varies wildly between buildings on the same site. We will walk the property and tell you which buildings genuinely need doing now and which can wait a season — even though that is a smaller job for us this year.
Residents
Unit owners are the hardest part of association work and nobody bids for it properly. Ours includes: written notice before work reaches each building, no ladders across balconies without notice, egress kept clear at all times, work hours agreed with the board, and a single named contact residents can call so the property manager is not fielding it.
Documentation
Certificates of insurance naming the association and the management company as additional insured, issued by our agent before mobilisation. Photographic progress records by building. A close-out package with product data sheets and color formulas so the next repaint matches this one.
FAQ
Questions we get from boards and managers
Will you present to our board?
Yes, in person or on a call. Boards make better decisions when someone can answer “why is that bid $40,000 cheaper” in real time.
Can you phase the work across fiscal years?
Yes, and we will price it that way explicitly. Phasing by building or by elevation is common and often the right financial answer.
Do you hold pricing across multiple years?
For a committed multi-year phasing plan we will agree unit rates and hold them for the term of the agreement.
Get a bid your board can actually compare.
Walk-through, measurements, a fixed price and a start date. No pressure, no “today only” discount, no obligation.