A community repaint is a project, not a paint job. Treated like one, it runs smoothly and protects the property. Treated casually, it stalls on weather, surprises the board with change orders, and frustrates residents. This is the step-by-step path an HOA board or property manager can follow to plan it well.
Step 1: Inspect and assess
Start by walking the buildings, ideally with a contractor who knows what to look for. The goal is to document the real condition of the building envelope: siding, trim, sealants, decks, and railings. Identify wood rot, failed caulking, and damaged surfaces now, because those drive both the scope and the budget. An inspection that surfaces the problems early is what keeps the rest of the project predictable.
Step 2: Define scope and get bids
Turn the inspection into a detailed written scope, what gets washed, repaired, sealed, primed, and painted, and use it to gather bids. Insist that every bidder quotes against the same scope so you can compare apples to apples.
The most common HOA mistake is choosing on bottom-line price. The lowest bid often wins on a thin scope and then recovers margin through change orders once the work exposes rot the bid ignored. A detailed, honest bid is more predictable than a low one.
Getting bids and not sure they match? We provide a detailed written scope so your board can compare apples to apples, with no surprise change orders. Call (206) 250-9193 or request a free estimate.
Step 3: Board approval, budget, and colors
Bring the scope and bids to the board for approval. Two decisions matter here:
- Budget sign-off. Confirm the work is funded, ideally from reserves rather than a special assessment. See our guide to how HOAs should budget for a community repaint.
- Color and architectural approval. Lock the color scheme through whatever the community’s governing documents require. A color consultation helps the board align before residents weigh in.
Settling both before work starts prevents mid-project delays.
Step 4: Schedule around weather and residents
In the Seattle area, exterior work is gated by the dry-weather window, so timing is strategic. Then layer in resident logistics:
- Phase the work by building so the whole community is never disrupted at once.
- Send advance notices so residents know when crews will be near their units.
- Coordinate access and parking around resident vehicles and shared spaces.
- Assign a single point of contact the board and residents can reach.
Step 5: Execution and final walkthrough
With scheduling set, the on-site work follows a sequence: wash, repair wood rot and siding, prep and seal, prime, and paint, with daily cleanup so the property stays livable. Close the project with a quality-control walkthrough against the written scope, confirm punch-list items, and document the workmanship warranty.
Typical timeline
These are ranges to set expectations, not commitments. The actual schedule comes from the estimate and the community’s size.
| Phase | Typical range | Drivers |
|---|---|---|
| Inspection and scope | Days to a couple of weeks | Community size, access |
| Bidding and board approval | Weeks | Board cadence, governing docs |
| Color and material selection | Days to weeks | Approval process |
| On-site work | Several weeks | Building count, prep, rot repair, weather |
| Free written estimate | No cost | Sets the real schedule for your property |
The Pacific Northwest angle
Seattle-area exterior repaints are gated by the dry-weather window, so smart boards bid in the off-season and schedule the painting for the dry months. PNW rain also means more wood rot and sealant failure shows up once inspection starts, which can extend timeline and budget. Plan for it rather than be surprised by it.
How Hedlund does it
We run HOA and multifamily repaints across the Seattle area, and management and communication is our biggest advantage, exactly what an HOA project lives or dies on. As a licensed contractor, we work to a detailed written scope, assign a named project manager, communicate proactively with the board and residents, execute in phases, and back the work with a 10-year workmanship warranty.
What our clients say
“Our condo community had the joy of working with Rigo to coordinate getting our buildings painted. The process from beginning to end was smooth.” Holly H., 5 stars (Google)
