HOA & Condo Association Painting in Naples, FL
Painting a single house and painting a community are two different jobs. We handle the approval process, scheduling around occupied units, resident coordination, and — for boards navigating Florida's newer reserve requirements — the documentation that shows the work was planned and funded the right way.
We work with HOA boards, condo associations, and property managers throughout Naples — including Pelican Bay, Park Shore, Vanderbilt Beach, and other gated and high-rise communities — plus Marco Island, Bonita Springs, and Estero.
We Handle the Approval Process
Most gated and high-rise communities in Naples require Architectural Review Board (ARB) approval before any exterior work begins — color samples, material selections, and a formal application, often with a refundable compliance deposit. This is a separate step from any county or city building permit, and it has to happen first.
We handle the ARB submission ourselves: color samples, board paperwork, and contractor insurance documentation naming your HOA as additional insured. You're not the one chasing us for documents your board needs, and we're not the ones holding up your timeline because paperwork got missed.
CDD Experience
If your community also has a Community Development District (CDD) layer — common in newer master-planned communities like those in Estero — we work with that governance structure too.
Paperwork Handled
ARB & CDD Submissions
What Florida's Newer Reserve Requirements Mean for Your Painting Cycle
If your association manages a condominium building three stories or higher, exterior painting isn't just a maintenance line item anymore — it's a specifically named component under Florida's Structural Integrity Reserve Study (SIRS) requirement, enacted after the 2022 Surfside legislation (§718.112(2)(g), F.S.). SIRS explicitly identifies waterproofing and exterior painting as a required reserve category alongside the roof, structural systems, plumbing, and electrical — and as of budgets adopted for 2025 forward, associations can no longer waive or underfund reserves for the components a SIRS identifies.
What that means practically: your board's exterior painting cycle now needs to align with documented condition assessments and funded reserve projections, not just "it's been a while." We work from that reality — proposals structured around your building's actual condition and reserve timeline, not a generic repaint pitch. This applies most directly to Pelican Bay, Park Shore, and Vanderbilt Beach high-rise buildings; lower-rise HOA communities aren't subject to SIRS but still typically operate on their own board-driven reserve and repaint schedule.
How We Fit Into Your Board's Bidding Process
Florida law requires competitive bidding for association contracts above a set threshold — 5% of the total annual budget (including reserves) for condominium associations under §718.3026, and 10% for HOAs under §720.3055. Most exterior repaint contracts for a multi-building community land above that threshold. The statute requires a minimum of two bids when triggered, and boards aren't obligated to accept the lowest one — quality, documented experience, and insurance coverage are legitimate factors in the decision.
We provide a detailed written proposal built for board review and minutes documentation — scope, materials, phasing, timeline, and insurance certificates — not a one-page residential-style quote that doesn't hold up to board scrutiny or owner record requests.
What's Included
Comprehensive services designed for large-scale community projects.
Multi-Building Repaints
Scheduled and sequenced across a community rather than treated as one job repeated many times.
High-Rise Condos
Including the specialized equipment and access planning that multi-story buildings require.
Common Areas
Lobbies, hallways, clubhouses, and shared amenity spaces.
Rental Turnovers
Property management-directed repaints for communities with high shares of investment or seasonal units.
ARB Submissions
Full handling of color boards, material selections, and necessary board paperwork.
Resident Coordination
Scheduling around occupied units and flexible timing for high-traffic community areas to minimize disruption.
Our Community Painting Process
Walkthrough and Proposal
We assess the full property — building count, square footage, current stucco/paint condition — and build a written proposal designed for board review, not a residential-style quote.
ARB/CDD Submission
Color samples, material selections, and board paperwork get submitted and tracked through approval before any work is scheduled.
Sequencing and Phasing Plan
For multi-building communities, we sequence the work building by building, with a schedule your property manager can share with residents in advance.
Resident Coordination
Notices, timing around occupied units, and flexibility for high-traffic common areas are built into the schedule from the start, not handled reactively.
Execution and Color Consistency
For projects that span multiple phases or years, we keep a record of exact paint formulas and batch numbers used, so a touch-up or later phase matches without a visible seam between old and new work.
Documentation and Sign-Off
Completed work, warranty terms, and color records are provided in a form your board or management company can keep on file — useful for both your records and any future SIRS documentation.
Insurance and Documentation
We carry general liability and workers' compensation coverage and provide a Certificate of Insurance naming your association as additional insured — standard documentation most Naples boards and management companies require before work begins. (Coverage typically meets or exceeds the $1M per occurrence / $2M aggregate general liability standard most associations expect).
Why This Matters More in Naples Specifically
A large share of Naples communities — Pelican Bay, Park Shore, Vanderbilt Beach, and most gated or high-rise developments — have real HOA/ARB structure behind any exterior change, and a growing number now have SIRS-driven reserve obligations behind their painting cycle specifically. Boards and property managers need proof of multi-unit project experience, not just a residential portfolio. They also need someone who understands that minimizing disruption to residents and tenants isn't a nice-to-have — it's the thing they're actually being judged on by the community they represent.
Paperwork? Handled.
Color samples, submissions, and approval forms are part of our process.
Resident Disruption?
We schedule around occupied units and coordinate directly with property managers, including working around specific hours where needed.
Scale Experience?
Multi-unit and large-scale community experience is a core part of what we do — not an occasional add-on to residential work.
What a Real Community Project Looks Like
4-building, 3-story condo community in Park Shore + shared lobby.
Proposal
Tied to reserve timeline.
ARB Approval
Color/materials submitted; approval took ~3 weeks.
Phased Execution
Buildings sequenced one at a time, residents notified.
Exterior Work
Repair, prime, 2-coat elastomeric per building.
Common Area
Lobby repainted last; docs to board.
| Line Item | Cost |
|---|---|
| Exterior repaint × 4 buildings (~9,000 sq ft each) | $112,000 |
| Common area (lobby) repaint | $4,500 |
| ARB submission & documentation | Included |
| Total (8 weeks) | $116,500 |
Why it cost what it did: Scale is the main driver — four buildings' worth of exterior. ARB timing is the one part of the schedule the board's process controls, not us.
*Illustrative of process and scale — not a fixed price for your association.
Frequently Asked Questions
Ready to Get Your Community's Repaint Handled — Paperwork Included?
Get a free estimate. We'll walk through your ARB or CDD requirements, your building's specific needs, and a schedule that works around your residents.