HOA and Property Management Painting
Multi-building repaints across Orange County, with the paperwork boards actually ask for and phasing residents can live with.
What Boards and Managers Are Really Buying
A board is not buying paint. It is buying a contractor who will not create problems it has to answer for at the next meeting.
That is a different job from painting a house. The work itself is the same trade, but the risk sits somewhere else: in whether the insurance is right, whether the scope is specific enough that nobody argues about change orders in month two, whether residents can still park, and whether the person who signed the contract can explain the schedule to eighty homeowners.
We have been painting Orange County for over 20 years and we already do commercial work for local businesses and property managers. Same crews, same licence, and estimates written to be read by someone who has to defend them.
What You Get Before Anyone Picks Up a Brush
Insurance the way your association needs it
General liability and workers compensation, with a certificate issued directly by the insurer rather than a copy from us, and the association named where your CC&Rs or management company require it. CSLB License #C33-1057185, licensed, bonded and insured.
A scope specific enough to hold up
Surface preparation, number of coats, and the exact product line and sheen for each surface, written down. Just as important, what is not included: wood rot, failed sealant and stucco cracking are the three things that turn into change orders, so we identify them at the walkthrough and price them where we can rather than discovering them later.
A record for the next board
Color codes, product lines and sheens documented for every surface. Three years from now, when a garage door gets hit and needs a touch-up, nobody has to guess. Boards turn over. The file should not.
A written workmanship warranty
Stating what is covered, for how long, and how a claim gets handled. In writing, not in conversation.
Working Around People Who Live There
The complaints a board fields during a repaint are almost never about the paint. They are about parking, access, noise and not knowing what is happening.
So we phase the work building by building and give you the sequence in advance, with dates you can put in a notice. Residents get told which elevations are being worked on and when their carport or driveway is affected, before it happens rather than the morning of. Ladders and staging come down at the end of each day, walkways stay usable, and we clean the site daily rather than at the end of the job.
If your community has quiet hours, a gate procedure, a pool schedule or a school run that matters, tell us at the walkthrough and we will build the sequence around it.
Request A Quote
Frequently Asked Questions
Planning the Next Repaint Cycle
If you are budgeting rather than buying, that is a useful conversation to have early. Repaint cycles in Orange County run roughly 5 to 7 years on the coast and 7 to 10 inland, and the elevations that fail first are predictable, which means a board can often phase a community over two budget years instead of taking it in one.
We are happy to walk a property and tell you what it actually needs and when, whether or not you are ready to award work. Our Orange County price guide gives you a starting point, and we serve communities throughout Orange County, including Irvine, Newport Beach, Costa Mesa and Huntington Beach.
Contact Us
Send us the property and we will walk it, put a written scope together, and give you something you can take to the board.
Call (714) 330-4040. Someone answers 8am to 8pm, seven days a week.
CSLB License #C33-1057185 — Licensed, Bonded & Insured