HOA and Multi-Unit Painting in San Diego
Per-building line-item bids, phasing plans and ARC-compliant color documentation for associations and property managers. A procurement package a board can compare, approve and file.
What should an HOA painting bid include?
A board comparing bids needs the same information from each bidder, in the same shape. Ours arrives as a per-building line-item proposal: the surfaces on each building, the prep, the product system and coat counts, the phasing and schedule, the exclusions, and the substrate conditions we found during the walk. It comes with our license number, the insurance stated on the proposal and, on request, a certificate of insurance naming the association. The change-order procedure is written into the contract, so the board knows before it votes how any added scope will be handled.
How do you phase a community repaint around residents?
Building by building, with notices before each phase. Residents get the dates, what to clear from patios and balconies, where to park and who to call, using the notice the board or manager approves. Access is scheduled, walkways stay open, and the community keeps functioning while one building at a time is prepped, painted and inspected. A company supervisor runs the crew on site so the manager has one person to talk to.
How is color approval and ARC documentation handled?
We prepare the color schedule per building, the product and sheen list and physical samples for the architectural review committee or the board to approve. Once approved, the formulas and products are recorded so the same colors can be matched for touch-ups, new phases and future repaints. Owners who paint their own doors or trim can be given the same specification.
How does the bid map to the reserve study?
Painting is usually one of the largest components in an association's reserve study, and boards budget against it years ahead. Because our proposal is broken out per building and per surface, the numbers can be mapped to the reserve study's painting component and used to plan the next cycle. We do not prepare reserve studies, and we will not pretend a coating lasts longer than its exposure allows.
What happens when prep uncovers damage?
Multi-unit exteriors hide problems: dry rot at fascia and balcony edges, failed sealant at windows, stucco damage from irrigation. During prep we inspect the substrate and disclose what we find, in writing, per building. Repairs within our license are priced as written change orders and approved before the work is done. Anything that needs another trade is identified so the board can act on it rather than have it painted over.
Properties we paint for associations and managers
- Condominium and townhome communities
- Apartment communities and garden-style buildings
- Clubhouses, pool buildings, mail kiosks and common areas
- Carports, garages, perimeter walls, gates and railings
- Stucco, wood, fiber cement and metal surfaces, itemized per building
HOA painting across San Diego County
We work with associations and managers in El Cajon, Santee, La Mesa, Chula Vista, Coronado, La Jolla, Carlsbad, Oceanside, Encinitas, Del Mar, Vista, San Marcos, Escondido, Poway and across the county, including the larger planned communities of the South Bay. For unit turnovers and standing accounts, see property management painting. Request a proposal for your community.
Questions, answered
Can you name the association as additional insured?
Insurance is stated on every proposal, and a certificate of insurance naming the association, with additional-insured riders where the management agreement requires them, is available on request.
How are residents notified before work starts?
With a written notice before each phase, using the wording the board or manager approves, covering dates, parking, patio and balcony clearing and a contact number.
How long does a community repaint take?
It depends on the number of buildings, the substrate condition and the phasing the board chooses. The schedule is written on the proposal and updated in writing if a change order affects it.
Do you repair stucco and wood before painting?
Stucco crack repair is included where it is in the written scope. Dry rot, failed sealant and stucco damage found during prep are disclosed per building and priced as written change orders, or identified for another trade if they fall outside our license.
Can you provide references from other communities?
Ask us at the proposal stage and we will tell you which past projects are the closest match to your community.
Do you work with the property manager or the board directly?
Either. Most communities route the proposal, notices and change orders through the manager, with the board approving. We follow the process your association uses.
Other work within our C-33 license
Stucco Painting
Elastomeric and acrylic systems specified for San Diego stucco, coastal salt exposure and inland heat, with crack repair where included in the written scope.
Stucco paintingInterior Painting
Walls, ceilings, trim, doors and cabinetry, with furniture protection and daily cleanup written into the proposal.
Interior paintingExterior Painting
Pressure washing, scraping, priming where the substrate calls for it, and coatings matched to the exposure.
Exterior paintingCommercial Painting
Offices, retail, restaurants and churches, scheduled around hours of operation, under a signed contract with written change orders.
Commercial paintingProperty Management Painting
Turnover repaints, exterior cycles and standing accounts for managers running several properties, each under its own written proposal.
Property management paintingDrywall Repair
Patches, water damage, cracks and texture matching, primed and finished so the repair disappears under the paint.
Drywall repairRequest a line-item written proposal
Tell us about the property and we will schedule a site visit. You receive a written proposal with scope, materials and price itemized, before anything is signed.