Start with the board's actual requirements
Every association has its own governing documents, architectural review process, and maintenance rules. Before you request estimates, gather the current paint rules, approved color lists, finish requirements, work-hour limits, and any forms the board or management company uses.
Your contractor should read the scope the same way the board does. A proposal that only says paint the buildings is too vague. A useful HOA painting scope names the buildings or homes included, the surfaces to be coated, the preparation required, the products proposed, the color plan, and the closeout steps.
This detail protects the board and the homeowners. It makes bids easier to compare because each contractor is pricing the same work. It also gives residents a clear answer when they ask what is included, when their home will be scheduled, or why one surface needs extra preparation.
Keep color compliance simple
Exterior color work is often where an HOA project slows down. A board may need to confirm that the proposed body, trim, door, shutter, and accent colors match the association's approved palette. Some communities allow a short list of combinations. Others require a specific color for each building or a written review before work begins.
Your board can reduce delays by making a color packet before the project is awarded. Include the current color, proposed color, product name, sheen, sample images, and the location where each color will be used. If homes have different approved combinations, list them by address, building, or phase.
Do not rely on a small digital screen to make the final decision. Exterior light changes during the day, and a color can look different on stucco, siding, trim, or a metal surface. Use physical sample boards or approved manufacturer samples when the association allows them. Keep the final approval with the board or architectural review committee, not with a guess made in the field.
The goal is not to make every home look identical when the rules allow choices. The goal is to give your contractor a written color plan that leaves less room for a wrong application.
Build a phased schedule residents can follow
Phased scheduling helps an HOA repaint a community without treating every address as one large disruption. Your board can divide the work by building, street, neighborhood section, or home type. The best choice depends on access, resident needs, parking, gates, shared amenities, and the order required by the association.
A usable schedule answers four questions for each phase:
- Which homes or buildings are included?
- When will residents receive notice?
- When will preparation and painting take place?
- What must be moved, unlocked, or kept clear?
For a single home, exterior work is typically a 3 to 5 production day process. A community project needs a separate schedule for each phase because access, repairs, weather, and approvals can vary. Your board should leave room for weather without promising a date that cannot be met.
Residents also need simple daily communication. A short update can explain which addresses are active, what the crew is doing, and what residents need to do before the next visit. Clear notices reduce missed access and prevent small questions from turning into board complaints.
Price the work before the first phase starts
HOA boards need a written proposal that separates the base scope from approved options. The proposal should identify preparation, repairs, coatings, colors, access needs, cleanup, and closeout. If a surface needs repair, it should be described before that phase begins whenever the condition can be seen during the walkthrough.
Grove Street Painting uses a price-lock approach. The estimate price is the final price. If something is missed after work starts, that is on Grove Street Painting. You are not paying for the contractor's mistake. This means your board has a clearer number for approvals and homeowners have less concern about surprise fees or change orders.
The right low-risk bid is not always the shortest bid. A cheap estimate can leave out washing, crack repair, protection, or the second coat needed for the approved system. When bids leave out those steps, the board may face a second project sooner than planned. Compare the work, materials, schedule, and closeout terms, not only the first number on the page.
Choose an accountable painting partner
Your board is trusting a contractor with visible community property and resident relationships. Grove Street Painting is owner-operated by Desmond Landry, a second-generation craftsman with more than 20 years of residential painting experience. The company was founded in 2018 and carries $2M in insurance.
The company has a 5.0 rating from 71 Google reviews and BBB A+ accreditation since April 2025. Qualifying projects include a 10-year written workmanship warranty. The proposal and closeout packet document the approved coating system, colors, sheens, and care notes so your board has a record after the final walkthrough.
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Frequently Asked Questions
Does an HOA need approval before exterior painting in Sarasota?
Your association's governing documents decide the required process. Many communities require written notice, color approval, or architectural review before exterior work begins. Your board should confirm the current rules with the association or management company and give the contractor the approved scope.
Can a community repaint in phases?
Yes. Phased scheduling can divide the work by building, street, neighborhood section, or home type. Each phase should have its own address list, resident notice, access plan, color plan, and weather allowance.
What should an HOA painting proposal include?
A useful proposal names the buildings or homes, surfaces, preparation, repairs, coating system, colors, sheens, schedule, cleanup, warranty terms, and closeout documents. It should also state whether the price is fixed and whether change orders are allowed.
How long does exterior painting take for one Sarasota home?
An exterior project is typically 3 to 5 production days for one home. Community schedules take longer because the contractor must coordinate phases, access, resident notices, and any required approvals.
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