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Interviewing a Painting Company for Your Condo Association

August 24th, 2017 Posted by Uncategorized 0 comments on “Interviewing a Painting Company for Your Condo Association”

Finding the Right Pro for the Job

How often do you need to think about exte­ri­or paint­ing for con­do­mini­ums or HOAs depends on what type of exte­ri­or your build­ings have. Wood exte­ri­ors should be paint­ed every 4–6 years, stuc­co, every 7–10 years. Of course, this will depend on expo­sure and the con­di­tion of the prop­er­ty. There are three things to con­sid­er when plan­ning; the type of paint, work­ing the spec­i­fi­ca­tions out, and hir­ing an exte­ri­or paint­ing con­trac­tor.

First, choose your paint. The col­or should com­pli­ment its sur­round­ings. Con­sid­er the roof col­or, land­scap­ing and any stonework or brick when choos­ing your col­or. The fin­ished prod­uct should pro­tect the build­ing from ultra­vi­o­let solar radi­a­tion.

Anoth­er aspect to con­sid­er is whether to use light or dark col­ors. A light col­or will reduce the inside tem­per­a­ture of a build­ing. A dark col­or will absorb heat.

Don’t for­get the cli­mate. The sub­strate below the paint will expand or con­tract as the tem­per­a­tures fluc­tu­ate. Anoth­er rea­son you need high-qual­i­ty paint.

Next, a paint spec­i­fi­ca­tion and bid pack­age will need to be drawn up. This will give detailed infor­ma­tion about every­thing that needs to go into the job, like prep work, appli­ca­tion, col­or, cleanup, etc. It will also list the exact prod­ucts that will be used so that con­trac­tors who bid on the job will all have the same infor­ma­tion. Make sure that they com­plete an inspec­tion of the area to be paint­ed.

The spec­i­fi­ca­tion and bid pack­age should include the fol­low­ing:

  • sur­face prep
  • detail caulk­ing and spot-prim­ing instruc­tions
  • any prod­uct spec­i­fi­ca­tions by man­u­fac­tur­er name and num­ber for each type of sub­strate need­ed
  • num­ber of coats and appli­ca­tion guide­lines
  • the insur­ance, contractor’s license and ref­er­ence require­ments need­ed for con­trac­tors
  • war­ran­ty require­ments
  • a writ­ten agree­ment to fol­low the pro­vid­ed spec­i­fi­ca­tions
  • a gen­er­al con­trac­tor needs to inspect and repair sub­strates

Final­ly, you will need to hire your exte­ri­or paint­ing con­trac­tor. While price is an impor­tant aspect, it shouldn’t be your only con­sid­er­a­tion. Pick the top bids, then inter­view the con­trac­tors. Here are some ques­tions that you should ask:

  • Who is the one with whom I will be com­mu­ni­cat­ing?
  • Will there be a fore­man on site when­ev­er the work is being done?
  • Does your com­pa­ny have work­ers’ comp and lia­bil­i­ty insur­ance?
  • Is there a way to get in touch with you after hours or on week­ends?
  • What are your work hours?
  • Where will your mate­ri­als be stored?
  • Will you be pro­vid­ing an on-site restroom for your work­ers?
  • What will you be doing to ensure that the job site is clean and safe?
  • Is a per­mit need­ed for this project and if so, will you be procur­ing that?
  • When do you pro­pose to start this project?
  • When is your pro­posed end date?
  • How many work­ers will be on this job?
  • Have you per­formed back­ground checks on your work­ers?
  • How will you let home own­ers know when you plan to begin pow­er wash­ing, prep­ping and paint­ing?
  • How do you nor­mal­ly paint front doors?
  • How long have you been in busi­ness?
  • Will you be adding the asso­ci­a­tion as an addi­tion­al insured on your poli­cies for the project?
  • Are you asso­ci­at­ed with any of the fol­low­ing orga­ni­za­tions: Com­mu­ni­ty Asso­ci­a­tions Insti­tute (CAI), Edu­ca­tion­al Com­mu­ni­ty for Home­own­ers (ECHO), or oth­er pro­fes­sion­al guilds or soci­eties? If so, which ones?
  • Do you pro­vide a close out binder once the project is com­plete?

You should feel free to add any oth­er ques­tions that you feel are impor­tant for your par­tic­u­lar project. Once you’ve done your home­work and con­duct­ed the inter­views, you can be con­fi­dent that the exte­ri­or paint­ing for your con­dos will be done right.


Down­load the Con­do Association’s Legal Guide to Choos­ing Con­trac­tors to learn more!

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