HOA painting in San Diego.

HOA exterior repaints are a different kind of project than residential repaints. The scope is bigger, the timeline is longer, the stakeholders are multiple (board, management, residents), and the bid documentation matters more. We’ve been doing HOA work in San Diego County long enough to know how to bid it cleanly and run it without surprises.

How we bid HOA exterior repaints

Per-building, per-line-item

The board gets a written scope showing exactly what each building costs. Common-area work (clubhouses, mailrooms, pool buildings, gates, fences) is broken out separately. Trim and accent work is its own line item. That way the board can see what they’re paying for and can adjust scope if a budget cycle comes up tight.

Phasing across fiscal years

Many HOAs spread exterior repaint projects across 2-3 fiscal years. We bid each phase separately with start/end dates and itemize the cost per phase. This lets the board allocate the reserve fund cleanly across budget years without re-bidding mid-project.

Paint brand and product documentation

We specify paint brand and product line line-item in the scope — Sherwin-Williams ProClassic, BM Aura Exterior, SW Duration, etc. — and provide product documentation for ARC sign-off where required. No vague “premium exterior paint” phrasing.

Insurance and license

CSLB License #803527 (verifiable at cslb.ca.gov). Certificate of Insurance with the HOA and property management company listed as additional insured — sent before any work starts on site. We coordinate with the carrier on endorsements and forward the COI to the property manager.

How an HOA repaint actually runs

Walkthrough with board / management

We walk the community with the board president or property manager. Count buildings, look at common surfaces, check trim and accent work, note any prior coating failures or stucco repairs that should be in scope. The walkthrough usually takes 1-2 hours depending on community size.

Written scope and bid

You get a written scope within 1-2 weeks of the walkthrough — depending on community size. Per-building pricing, per-phase pricing, prep work itemized, paint product documentation, insurance details, warranty terms, change-order policy, and references on request.

Coordination with property management

Once a contract is signed, we work with the property management company on resident notification letters, scheduled work windows by building, parking adjustments, and any community-specific operational requirements. We don’t want surprised residents any more than the property manager does.

Phased execution

Building-by-building, on a defined schedule. We coordinate prep, paint, and final walkthrough per building. Property management and the board get progress updates at each phase. Daily cleanup is non-negotiable — pathways, pool areas, and common spaces stay usable while we work.

Final walkthrough per phase

At the end of each phase, we walk the completed buildings with the property manager or a designated board representative. Touch-ups happen on the spot. The phase invoice goes out after sign-off.

What HOA boards and property managers should ask for in any bid

• Written scope per building and per phase — not a single lump sum.
• Paint brand and product line specified — not “premium exterior paint.”
• Prep work itemized — what’s included and what’s an upcharge.
• Phasing plan with dates and per-phase cost.
• Warranty terms — length, coverage, exclusions, claim process.
• CSLB license number and license classification (verifiable at cslb.ca.gov).
• COI with additional insured before any work starts on site.
• References from comparable HOA projects in the last 12-24 months.
• Change-order policy — what triggers an upcharge and how it gets approved.

Our bids include all of these as a matter of course.