Property Management Painting in San Diego

How a standing account works

Managers running several properties do not want to re-explain their standards on every job. Here is how we set it up. One point of contact at our office and one supervisor on site. Each property gets its own written proposal, so the owner can approve it, and its own invoice, so it lands in the right ledger. The unit-turn scope, the standard colors, the sheens and the products for each property are recorded on the first proposal and reused on every turn, so unit 12 matches unit 4. Insurance is stated on the proposal and a certificate of insurance can be kept on file for the management company. Anything outside the agreed scope is a written change order, approved before it is done.

1. Unit turnovers on the make-ready schedule

Tell us the make-ready date and the scope: walls, ceilings, trim and doors, full repaint or patch and touch-up. We fit the painting between the other trades, keep to the property's standard color and sheen, and close with a walkthrough so the leasing team is not finding drips on move-in day. Small repairs are itemized under drywall repair rather than absorbed and forgotten.

2. Exterior and common-area cycles

Building exteriors, breezeways, stairwells, carports, laundry rooms, perimeter walls and gates, phased so residents keep access. Substrate conditions are disclosed per building, notices go out before each phase, and the schedule is on the proposal. For association-owned communities, see HOA and multi-unit painting.

3. Paperwork owners can approve

Owners approve what they can read. A line-item proposal shows exactly what the money buys, a written change order shows why a number moved, and a signed closeout shows the work was checked. That is the same six-step process we use on every job, applied to a portfolio: how we work.

4. Licensed and insured for the owner's risk

CSLB License #803527, classification C-33, verifiable on the Contractors State License Board site. Company-supervised crews, not unmanaged subcontractors, on every property.

Property types

• Apartment communities and small multifamily buildings
• Single-family and condo rentals managed for owners
• Commercial suites and mixed-use buildings
• Common areas, offices, clubhouses and leasing centers

Serving property managers across San Diego County

Portfolios 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, from one building to many. Request a proposal for your first property, or call (619) 432-3821.

Questions, answered