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As a Home Owner Association and Condominium association painter for the last 11 years we wanted to share some of the tips we have acquired to make the process as seamless as possible when painting your property.
We have found no two projects are the same but from one to another many of the same steps are tried and true.
Budgeting to avoid Overspending on the project: Quite often when we tour the property with the designated property manager, agent or Board member from the condo association the question arises regarding budget, warranties and maintenance.
- Is there a budget?
- Is there a three to five-year budget for painting and paint maintenance?
- Should the budget be kept secret or possibly a range provided to the contractor?
- is there a contingency plan for the unexpected find during the work being performed?
- Is there a bid spec for this project and if or if not who should or did write it?
- Who is the contact person for billing and questions?
- What are the association responsibilities and home owners responsibilities?
The Associations we work for quite often do not have a set budget for painting other than the year they are working in. In regards to painting, the budget can be spread out as far as seven years in my experience. Thus allowing a proper rotation thru the association for all their painting needs.
The three to five-year plan:
We find in new England from decks, exteriors, common hallways, club house to the thresh holds of the buildings everything wears out at different times. The sunny side of the building might respond to heat and sunlight different to the area that receives no sunlight and always has a mold growth.
We often suggest:
- Not everything has to be painted at once. planned accordingly the buildings can be painted at different yearly intervals to keeping and achieving a well maintained community.
- Decks: Yearly refinishing are usually on the agenda for exterior decking and stairs if they are a wood or exotic wood materials.
- Vinyl Siding: every two to three years for washing of the siding but as always the position of the home and sunlight can change this time frame.
The Painting Budget is a SECRET:
Planning the re-painting of an association is a huge task taking hours upon hours meeting with contractors and walking the property and at the end discussing amongst the Association Board the different bids and proposals.
When we meet with the association for the initial discussion we ask for the budget as many times the budget and the request are on two separate mountains. We are then able to provide alternative suggestions of priority areas, select painting and 1 to 5 year plans.
Expect the unexpected:
We find this mostly in new England with wood rot undetected during the walk around.
We find what works best is:
- Taking pictures and videos of every unexpected find and forward immediately to the contact person
at the condominium association, property manager or HOA.
- Provide an instant quote on best and worse case scenarios.
- Sometimes defer payments if able to, to keep project moving forward.
- Find and develop a relationship with different contractors that will respond quickly to your needs.
Bid Specs and keeping everyone on the same page:
- Have a neutral party write the specs including scope of work and materials for the project.
- National paint companies will often have representative perform these at no charge as they are hoping you will designate their product for the job.
- If you do not have specs the bidding on the price will be like comparing elephants to apples.
Choose a Contact person:
- Designate a contact person who is available often to perform a walk thru when needed and answer questions.
- This person should be able to answer questions and make decisions
- With out a contact person projects sometimes become stalled waiting for answers and contractors might have to pull off the job to keep his/her workers busy.
Who is Responsible for What?
- Who is responsible for certain areas of the condominium association?
- Decks and windows are not the associations responsibility in some of our condominium associations.
- Moving furniture and plants off decks can be costly if the painter has to a lot time for these, is it the homeowners responsibility and should they be charged?
If you would like to discuss your condominium association or HOA maintenance and or painting for your property, please feel free to contact us at 978-683-9119