Building exteriors
Stucco and block walls on condo buildings, villas and townhomes are cleaned, repaired and recoated in the approved body and trim colors, one building at a time.
Condo and HOA community painting in Sarasota
Associations need repaints that follow the approved colors, stay on a predictable schedule and keep residents informed, without balconies, cars and landscaping turning into a long list of complaints.
Quick answer
Condo and HOA painting covers repainting buildings, clubhouses, walls and common areas for associations. In Sarasota we work from the board's approved color scheme, phase the job building by building, give residents notice before their unit is affected, and handle stucco repair, balconies, railings, doors and trim as one coordinated project.
Painting a community is different from painting a house because many people share the outcome. A board signs the contract, a property manager handles day-to-day questions, and dozens or hundreds of residents notice every ladder, drop cloth and closed walkway. Our job is to make that as easy as possible. We work from the specification the association provides, or help put one together, and give the board a clear plan showing which buildings get painted when and what residents need to do.
Most associations in the Sarasota area repaint on a cycle, often timed to stucco condition and the reserve schedule. When we walk the property, we look past the faded color to the details that decide how long the next paint job lasts: cracks around windows, failing sealant at control joints, rust on railings and light fixtures, and wood or fiber cement trim that has started to soften. Those are documented building by building so the board knows exactly what it is paying for.
Association painting scope we can take on
Balconies and lanais
Balcony walls, ceilings, edges and railings are painted with resident coordination, since access usually means asking owners to clear furniture, grills and potted plants a day or two beforehand.
Entry doors and garages
Front doors, utility doors and garage doors are repainted to the community scheme, so no unit stands out from its neighbors in color or sheen.
Clubhouses and amenities
Clubhouses, pool buildings, cabanas, mailbox structures and gatehouses are scheduled around events and pool hours, with interior rooms handled after hours if the board prefers it.
Perimeter and entry walls
Entry walls, perimeter block walls and monument structures are cleaned and repainted, including treatment for the mildew that grows so readily on shaded, north-facing wall faces.
Railings and metal elements
Stair rails, balcony rails, light poles and metal gates are prepped for rust and coated with enamels matched exactly to the community's approved metal color.
What Sarasota associations should plan around
A large share of condo and villa owners in Sarasota are seasonal. Many are away during summer, which makes it easier to access balconies and close walkways, but it also means notices need to go out by email and through property managers rather than just being taped to doors. Some associations prefer summer painting for that reason, while others want work finished before residents return in the fall. Either way, the schedule has to account for afternoon storms, which cut into exterior working hours during the wet season.
Hurricane season also shapes the conversation. Boards often want a repaint finished before the heaviest part of the season, and after a storm it is common to find new stucco cracks, loosened sealant and water intrusion around windows that should be repaired before coating. Coastal communities on the keys and along the bay see faster wear on railings and metal fixtures from salt air. Bayfront condo towers bring their own access challenges, and we discuss what is realistic for taller buildings during the walk-through rather than assuming one method fits every property.
Signs your community is due for a repaint
- Building colors look chalky and uneven from one side of the property to another
- Residents are reporting stucco cracks, peeling balcony ceilings or rusting rails
- Sealant around windows and control joints is cracked, gapped or missing
- Mildew is spreading on north-facing walls and shaded perimeter walls
- The reserve study or board plan shows a repaint is coming due soon
How we manage an association repaint
Property survey
We walk every building with the manager or a board member, document conditions, measure surfaces and note access issues, then put together a clear scope the board can compare.
Colors and specification
We work from the approved color scheme or help the board review options with sample boards and test areas, and confirm products and coats in writing.
Resident communication
Before each building starts, residents get notice through the manager about dates, balcony clearing, parking and keeping windows closed, so nobody is caught off guard.
Building-by-building work
Each building is cleaned, repaired, primed where needed and painted before we move to the next. Walkways stay open, and cars are protected or relocated as planned.
Inspection and sign-off
Each building is inspected with the manager or committee before it is marked complete, and punch list items are handled before our crew moves equipment away.
What affects condo and HOA painting cost
We price condo & HOA painting after seeing the job, and the written quote lists every item below that applies.
- Number and size of buildings
- Total wall area, building heights and the number of separate structures in the community set the base of the price, along with any amenities included in scope.
- Repair needs
- Stucco cracks, failed sealant, rotted trim and rusted railings are often the biggest variable. Communities that have stayed on top of maintenance usually face less repair work.
- Access and phasing
- Tall buildings, tight spaces between units, gated balconies and restrictions on work hours add time. A flexible schedule from the board usually keeps costs more manageable.
- Specified coating system
- The board's choice of coating, such as an elastomeric system versus a standard acrylic, and the number of coats required both affect material and labor.
Get a written quote for condo & HOA painting
Call the office any hour and we will set a walk-through time.
Condo & HOA Painting questions
How long does condo and HOA painting take in Sarasota?
It depends on the number of buildings, their size, repair needs and the weather. A small villa community may take a few weeks, while a large property with many buildings takes considerably longer. We give the board a building-by-building schedule up front and update it as the project moves through the rainy season.
Do residents need to be home during condo painting?
No, residents usually do not need to be home. We do ask that balconies be cleared of furniture and plants, windows stay closed while their building is being painted, and cars be moved if they are parked against a wall. For seasonal owners who are away, the manager can arrange access in advance.
Can you help our Sarasota HOA choose new community colors?
Yes. We can paint large sample boards or small test areas on a building so the board and residents see colors in real light at full scale. We can also show how body, trim, door and railing colors work together. The final decision and approval stay with the board and whatever process your documents require.
What should our board include in a condo painting specification?
A useful specification covers the surfaces to be painted, prep and repair standards, crack and sealant work, primers, number of finish coats, colors and sheens, and how work will be phased and inspected. It lets the board compare bids fairly. If you do not have one, we can walk through what belongs in it during our visit.
Often booked together
Commercial Painting
Interior and exterior painting for plazas, professional buildings and warehouses, scheduled after hours or in phases so tenants and customers keep moving.
Read moreStucco Crack Repair
Cracks at window corners, block joints and additions are opened, filled with flexible patch and texture-matched so repairs disappear under fresh exterior paint.
Read moreMetal Railing Painting
Rust removal, metal-specific primers and hard enamel finishes for steel, wrought iron and aluminum railings on balconies, stairs, porches and pool areas.
Read moreWhere we do this work
Condo & HOA Painting is available across our whole service area, including: