When should an HOA repaint, and how do you budget for it?

Most HOA communities in the South Sound need a full exterior repaint every eight to ten years. The boards that handle it well start planning at year six.

Signs it's time

Chalking when you run a hand across the siding. Caulk pulling away at window trim. Fading that's obvious building to building. Peeling on the south-facing walls. Any of those on a third of the buildings means it's time to get bids, because the deterioration speeds up from here and the prep cost climbs with it.

Phasing

A 60-unit community doesn't get painted all at once. We phase by building, usually two to four at a time, so residents know exactly which week affects them and parking is only disrupted in one area. The board gets a schedule up front and a short update each week.

What a good bid includes

Square footage or unit counts, the prep scope in writing, the exact products and number of coats, a schedule by building, proof of insurance naming the association, and a warranty. If a bid is a single number with "paint exterior" next to it, it's not a bid you can compare.

Budgeting

Reserve studies usually carry a repaint line, and it's often low because it was set years ago. Get a real bid at year six or seven even if you're not painting yet, so the reserve number is right and the board isn't surprised.

We're glad to walk a community and give a board a real number for planning, with no obligation.