Painting Specs for a Building are Vital

Things to Do and Consider when Painting a Building

Selecting a Painting Company

While painting is a much greater need in a condominium association than a single-family home association, the upkeep and maintenance of common area structures requires associations to provide painting services. When soliciting bids from painters, listed below are sample specifications to include in the contract:

Sample Painting Specs for a Building

Wood Preparation:

Remove all window screens and caulk trim where screen meets window frame.

All loose wood to be re-nailed including facia, soffit, siding, trim and moldings.

Removal by any dirt, dust, grime, oils, mildew and loose paint by power washing or hand washing.

Scraping of all loose or “flaking” paint.

Spot priming of all bare wood and new wood using an oil-based primer.

Caulking with silicone latex around doors and windows and small cracks. Large holes and cracks to be caulked using an exterior ten (10) year caulk.

Old caulk that is loose or cracked will be removed.

Caulk all wood-to-wood and wood-to-stone/brick joints and window-to-wood or -stone joints.

All wood preparation to include:

facia, windows, trim, handrails, siding, balconies, doors, light poles

Metal Preparation:

All metal items to be scraped, wire-brushed and sanded as to remove all rust.

Areas of preparation will then be primed using “penetrol” or a rust oxide industrial primer.

All metal preparation to include:

handrails, doors, metal fences & gates, gutters & downspouts, electrical boxes, stair tread pans, exposed flashing, light posts, chimney caps, transformer boxes

Painting Specs for a Building


Painting is to include application at manufacturers’ specifications using two (2) coats for maximum coverage unless otherwise specified.

Paint to be applied using an airless sprayer or brush and roll method and is to cover the following:

facia, soffit, handrails, gutters & downspouts, doors, windows, stair tread pans, electrical boxes, trim, recreational buildings, transformer boxes, decks, pump buildings, light poles, pickets

All paint work shall be given at least a one year warranty on materials and labor and will include using oil-based paint on all metal items.

Painting shall be done between the hours of 7:30 a.m. and 6:00 p.m. on Monday through Saturday unless prior approval is given for extended hours and on holidays and Sundays.

Painting work shall be done in a manner that will create as little disturbance as possible to the residents.

The paint used will be high quality and must be approved by the board prior to start up.

All materials specified and approved shall be delivered in manufacturer’s sealed containers, with original labels intact defining the contents therein.

The contractor must provide a preliminary schedule of all work before undertaking a painting project. The contractor is responsible to coordinate changes in this schedule with the owners or management to insure that inconvenience to the facility is held to a minimum.

The contractor shall exercise care in surface preparation and painting, to insure that the workmanship is of the best quality, fully conforming to industry standards. Only skilled workers adequately supervised, shall be allowed to work on painting projects.

All materials are to be applied evenly and with the proper film thickness, in strict compliance with the manufacturer’s directions and/or printed instructions.

Work is to be accomplished under favorable weather conditions, best suited to the production of an acceptable finished product.

All work shall be subject to the approval of the owner or the owner’s representative. Any work found in need of correction, due to improper preparation, painting, or workmanship, or as a result of the contractor’s negligence shall be satisfactorily corrected by him prior to final approval and payment.

Paint Protection and Clean Up:

Wherever surface preparation, or finish painting is being performed, all walks, floors, plants and/or shrubbery, or other surfaces and items not to be painted, shall be carefully protected. Drop cloths shall be used liberally wherever needed for this protection with special attention to vehicles.

All painting related debris will be picked up and removed on a daily basis. The definition of debris includes but is not limited to paint cans, rags, and brushes.

All paint flakes and wood pieces are to be removed from common areas including walkways, flower beds, parking lot, etc.

Painting brushes and other painting tools are to be cleaned at a distance from flower beds, shrubbery, trees, walkways, pools, parking lots and grassy areas.

Painting Safety:

All ladders are to be taken down daily and stored in a safe place away from any and all traffic areas.

Wet paint signs and roped off areas will be clearly marked wherever necessary.

All unpainted areas are to be masked off or draped including shrubs, trees, flower beds and resident’s personal property.

All cars in the area of spray work are to be moved or covered.

All workers are to take the necessary precautions to prevent any injury to themselves, the residents, or the property.

Painting Insurance:

Contractors must provide evidence of Property Damage and Public Liability Insurance and sign an “Indemnification Agreement” prior to commencement of any work.

The contractor shall provide a lien release for materials and labor to owners or owner’s representative, upon demand, prior to final payment of the contract amount.


Any injury on the job must be reported to the association’s manager within (24) hours from the time of the accident or injury.

Any additional work uncovered during the normal painting process shall be reported immediately to the manager. This is to include but is not limited to:

rotted wood, damaged structural supports, roof leaks and damage (soffit & facia), rusted stair tread pans

Other Painting Provisions:

Bidding is to include the cost of labor, material, insurance and all related costs covering the scope of the work, unless otherwise specified, in order to complete the work in a satisfactory workmanlike manner.

All work will be inspected by the contractor and a designated representative of the association as the work progresses. Any work found in need of correction, due to improper preparation, painting, or workmanship, or as a result of the contractor’s negligence shall be satisfactorily corrected by him prior to final approval and payment.

Payment Schedule must be submitted and approved prior to commencement of the work.

Production work schedule is to be submitted with all cost estimates.

All discrepancies or omissions pertaining to work herein specified, are to be corrected by the contractor prior to final payment of the contract, or retainer amount and the completion date shall not occur until said omissions or discrepancies are corrected.

published in Association Times