Interior Painting
Interior repaints for homes and condos county wide. Clean lines, covered floors, and coatings picked for humid rooms.
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Condo and HOA Program in Palm Beach County
One vendor for the small work orders that fill a manager's queue, set up to pass your gate and your accounting.
What we do on the visit
- Keep a certificate of insurance naming the association on file and current
- Keep a W-9 on file and invoice monthly against an approved scope
- Complete gate access and building credentialing before the first work order
- Work inside posted quiet hours, elevator windows, and padding requirements
- Take small work orders from a manager's queue rather than one job at a time
- Unit turn painting, patching, and lock resets between owners or tenants
- Common area punch lists: catwalk touch ups, railings, doors, and hardware
- Rekeying and keypad locks for units, storage rooms, and amenity doors
- Pressure washing walkways, entries, and pool area surfaces to a schedule
- A photo record on every work order, sent to the manager on completion
Built for the way a manager actually works
Palm Beach County has thousands of condominium and cooperative associations covering a very large share of the county's housing units, and a concentrated group of professional management firms running them. The work that fills a manager's day is not big projects. It is a queue of small items: a unit door that will not latch, a catwalk wall that needs touching up, a storage room lock that has to change because staff left, blinds in a common room, a walkway that a board member has complained about.
Every one of those is too small to bid properly and too persistent to ignore. This program exists so a manager can send them to one vendor who is already credentialed, already insured on file, and already knows the building's rules, and get them back with photos on a single monthly invoice.
The paperwork, handled before the first work order
Most vendor problems in this market are administrative, not technical. A tech arrives and is not on the gate list. The certificate of insurance on file expired two months ago and nobody noticed until the day. There is no W-9, so accounting cannot process the invoice. The elevator was not reserved and the work goes home unfinished.
We front load all of it. A current certificate of insurance naming the association, a W-9 on file, gate credentials and building access lists set up, and a written note of each building's quiet hours, elevator padding rules, and service route restrictions. That work happens once, at the start, and it is the reason scheduled visits actually happen.
What we take and what we hand back
The scope is deliberate. Interior and exterior painting, including unit turns, catwalks, doors, and trim to the association's approved palette. Small repairs and patching. Locks, rekeying, and battery powered keypad locks on unit, storage, and amenity doors. TV mounting, furniture assembly, shelving, and blinds inside units and common rooms. Grab bars and safety work. Caulking and sealing. Pressure washing walkways, entries, and pool area surfaces. Gutter clearing on low rise buildings.
What we do not take, we say so immediately rather than sitting on the work order. Hardwired fixtures, water-line connections, wall-mounted A/C and mini-splits, gas appliances, roof work, and permanent storm-shutter systems go to the licensed trades we refer out. A manager gets a straight answer the same day rather than a delay and then a decline.
A record on every work order
Every completed work order comes back with dated photographs. That matters more in association work than anywhere else, because a manager frequently has to demonstrate to a board, an owner, or an insurer that something was done, and doing it does not count for much if nobody can see it.
It also keeps the file clean when the same item recurs. A catwalk wall that needs touching up three times a year is telling you something about how water runs off that walkway or about the coating that was used, and a photo history is what turns that from an argument into a decision.
Seasonal load, and planning around it
Association work in this county has a rhythm. Unit turns cluster in the fall as seasonal owners return from October through December and again in spring as they leave in April and May. Common area painting and washing are best done in the dry months and before storm season opens on June 1. Storm season itself, June 1 through November 30, brings a different queue: securing loose items, clearing gutters, and post storm cleanup.
We plan the standing schedule around that rather than treating every month the same. Boards get more from a program that puts the exterior work in the right window than from one that spreads it evenly and fights the weather half the year.
The work inside this package
Exterior Painting
Exterior repaints on CBS stucco, front doors, and trim, matched to your HOA approved palette and timed around the wet season.
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Rekey Locks
Rekeying existing locks to a new key for new owners, seasonal returns, and rental turnovers. One key for the whole home.
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Lock Installation
Replacing worn or corroded deadbolts and entry locks with hardware that survives coastal air, keyed alike where you want it.
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Pressure Washing
Driveways, walkways, patio pavers, pool cages, and stucco washed clean of mildew, algae, and salt film.
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Caulking and Sealing
Old caulk cut out and joints resealed at tubs, showers, windows, sliders, and stucco control joints.
Learn moreQuestions about this package
What do you need from us before the first work order?
A copy of your insurance requirements so the certificate names the association correctly, your W-9 process, and whatever the building needs for gate or front desk access. We also want your quiet hours, elevator padding and reservation rules, and service route restrictions in writing so scheduled visits are not turned away at the door.
How does invoicing work across multiple properties?
We keep a W-9 on file and invoice monthly against an approved scope, with each work order itemized and its photo record attached. Managers running several communities generally prefer one monthly invoice per property rather than per visit, and we set it up whichever way your accounting handles.
Do you paint to our approved palette?
Yes, and we ask for it in writing before the first painting work order. That covers body, trim, unit doors facing common area, and anything else the palette governs. If an owner asks us to paint something a color the palette does not include, we refer them back to the board rather than doing it.
What work do you not take?
Hardwired fixtures, water-line connections, wall-mounted A/C and mini-splits, gas appliances, roof work, and permanent storm-shutter systems. Those go to the licensed trades we refer out. The useful part is that we tell a manager the same day rather than holding a work order and declining it later.
Can you handle unit turns as well as common area work?
Yes, and the two schedule well together. Turns cluster in the fall as seasonal owners arrive and in spring as they leave, and common area painting and washing belong in the dry months before storm season opens on June 1. We build the standing schedule around that pattern instead of spreading work evenly.
Ask about the condo and hoa program package
Tell us the property, where in Palm Beach County it is, and how often you want us there. We come back with a written scope and a price.