A scope a board can vote on
Photographs, the condition described, the cause identified and the work priced by area. That turns a number into a decision, and we hold the quote rather than repricing once the meeting has happened.
Condo and HOA
Painting and surface work for Miami condo and HOA
Association painting fails at the quoting stage more often than at the wall, because a board cannot approve a number without a scope behind it.
Common area painting on an association property is a budgeted, voted, scheduled job rather than a call-out. The board needs a written scope with photographs and a cause identified, and it needs it far enough ahead of the meeting to be read.
The technical half matters too. In this climate a coating fails from the joints inward, so repairing sealant before painting is what decides whether the finish lasts its interval or starts blistering within two seasons.
What we get called for
- Corridor, lobby, stairwell and amenity space repainting
- Exterior elevation repainting and recoating
- Caulking and joint sealing around windows, doors and penetrations
- Pressure washing and soft washing of walkways and facades
- Surface repair and making good ahead of coating
- Garage, mailroom and back-of-house painting
- Written scopes and photographic records for board approval
Performed in-house
Who carries out this work.
Performed by TrionX employees. No Florida contractor licence is required for this trade, and TrionX carries general liability and workers compensation covering the work.
Why TrionX
How we approach it.
Seal the joints before coating
A pressure washer aimed at a failed joint drives water into the wall and strips sealant that had years left. Joints are repaired first, then the wash, then the coating, and the order is what makes the interval hold.
Blistering means water, not a bad product
Paint lifting in blisters is water behind the film. Recoating fails the same way, so the source has to be found first, and here it is usually a joint, a scupper or a parapet detail rather than the wall.
Common questions
Questions we get asked
How often should condo common areas be repainted?
Interior corridors and lobbies typically five to eight years depending on traffic. Exteriors run roughly seven to ten years on inland stucco and five to seven on coastal or high-exposure elevations, and west-facing walls sit at the short end of both.
Can you provide a scope our board can approve?
Yes, and it is how we quote association work as standard. Photographs, the condition, the cause identified and pricing by area, delivered ahead of the meeting so it can be read. We hold the quote rather than repricing after the vote.
Why does the paint keep failing in the same place?
Almost always water behind the film rather than a coating problem. Repainting over it fails identically. The source is usually a failed sealant joint, a blocked scupper or a parapet detail, and it has to be fixed before any coating goes on.
Can painting happen without disrupting residents?
Yes, by sequencing floors and elevations rather than taking the whole building, and agreeing windows for anything with fumes or noise. Access routes stay usable throughout, and the schedule goes into the scope so the board can communicate it.
Further reading
Field notes on this.
Written for the people who have to make the call. More in our insights, and the vocabulary in the glossary.
Related
The rest of the picture.
A painting scope a board can approve
Photographs, the cause identified and pricing by area, delivered before the meeting and held afterwards. Sealant repaired before coating, performed by our own employees with no contractor licence required.