Renovia | Condo Association Painting Plan

Creating a Painting Plan for Your Condo Association

July 28th, 2017 Posted by Uncategorized 0 comments on “Creating a Painting Plan for Your Condo Association”

Having a Plan is Important

Large scale paint­ing for con­do asso­ci­a­tions is a project best per­formed by a pro­fes­sion­al and expe­ri­enced crew that has a great track record for han­dling large paint­ing projects. Improp­er plan­ning could make an association’s paint­ing project both cost­ly and time-con­sum­ing. Two of the most impor­tant ques­tions you need to ask first are:

  • Why are you paint­ing? A paint­ing project is an asset to the asso­ci­a­tion because it not only pro­vides an aes­thet­ic appeal but it enhances the owner’s liv­ing expe­ri­ence and increas­es or main­tains the prop­er­ty val­ue.
  • When will you paint? The paint film los­es elas­tic­i­ty with time and this means paint­ing should be done before any signs of dete­ri­o­ra­tion. Paint­ing must be done on a reg­u­lar sched­ule to avoid unnec­es­sary costs in the long run.

Choos­ing the Right Col­or Scheme

There are things that should be con­sid­ered, like:

Aes­thet­ics- The col­or has to look good and should work well with the envi­ron­ment of the prop­er­ty i.e. the brick, the land­scap­ing, roof col­or and stone work.

Tem­per­a­ture and Light­ing — There are cer­tain guide­lines you can fol­low on your paint­ing plan for exte­ri­or col­ors, which are:

  • Pig­ments qual­i­ty-Con­sid­er tint­ing pig­ments that are best for exte­ri­or expo­sure that will pro­tect the prop­er­ty from UV radi­a­tion and help pre­serve the valu­able asset.
  • Light vs. Dark- Light col­ors like tan or dif­fer­ent shades of white reduce tem­per­a­ture while dark col­ors like reds or blues absorb heat.
  • Tem­per­a­ture- The cli­mate of the con­do­mini­um loca­tion could affect the per­for­mance of the coat­ing so a high-qual­i­ty coat­ing is best.

Types of fin­ish- You should con­sid­er the sheen when choos­ing the fin­ish. Low sheen gives a great appear­ance and you can go with elas­tomer­ic coat­ings for the asso­ci­a­tion. Water­proof­ing should be con­sid­ered as well so as to pro­tect the struc­ture of the prop­er­ty.

Pro­fes­sion­al assis­tance- To sim­pli­fy the process, you could hire a pro­fes­sion­al col­or con­sul­tant. You can ask for the col­or mock-up just to see what it looks like before mak­ing a deci­sion. The col­or is best cho­sen before every­thing else, even the paint­ing con­trac­tor for bet­ter paint­ing spec­i­fi­ca­tions.

The Paint Spec­i­fi­ca­tions

The spec­i­fi­ca­tions should pro­vide detailed infor­ma­tion, prod­uct guide­lines and rec­om­men­da­tions for the prop­er­ty. This will be the ref­er­ence tool for the asso­ci­a­tion, the man­agers, and the con­trac­tors. The con­trac­tors will be bid­ding on the same kind of prod­ucts. The spec­i­fi­ca­tions should be cre­at­ed by an expert that is famil­iar with the project and has done a thor­ough inspec­tion. It needs to include:

  • The paint prod­uct line
  • The spe­cif­ic primers
  • The top­coat gloss

Oth­er Work to Con­sid­er

Remem­ber to include any oth­er work you need done in both your bid requests and your con­trac­tor job walk. Are you need­ing areas water­proofed or caulked and sealed? While you are hav­ing paint­ing done, should you look at repair­ing or replac­ing wood trim or sid­ing ? Does an area of con­crete, stuc­co, or EIFS need atten­tion? Would it make sense to have some­one pres­sure wash areas not being paint­ed to ensure your entire loca­tion looks its best at the same time the paint­ing project is being com­plet­ed?


Now is the time to make these job scope con­sid­er­a­tions to not only be cer­tain your prop­er­ty looks great, but also to be sure the pro­fes­sion­als hired are able to offer all of the ser­vices you need. Avoid cov­er­ing bad areas with new fin­ish and be sure to include all of your needs to ensure all bid­ding par­ties are able to offer these ser­vices and quote your job accord­ing­ly.

Hir­ing the Con­trac­tor

Invite at least three con­trac­tors to bid for the project. Do a pro­fes­sion­al job walk to ensure they under­stand what they are up against, go through the pro­pos­als they present then hire the best one.

If all these con­sid­er­a­tions are met then the process will be smooth and stress-free.


For more infor­ma­tion, down­load our Con­do Association’s Legal Guide to Choos­ing Con­trac­tors.

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