Commercial painting in Atlanta
HOA and condo painting in Atlanta that boards can actually plan around
Boards need a bid they can compare, a color scheme owners will accept, and a contractor who keeps residents informed so the management company isn't fielding complaints every day. That's what this work runs on.
We repaint townhome communities, condo buildings and HOA common elements, working from a written specification and board-approved color schemes. A 40-unit townhome community usually takes 5 to 9 weeks. Typical Atlanta costs run $3,165 to $6,840 per townhome unit for a full exterior, depending on siding, rot and height. Call (470) 458-0461 for a walkthrough with your board or manager.
Association painting works differently from other jobs because the client is a board, not a single owner. Decisions happen at meetings, budgets come from reserve studies, and every resident has an opinion about color. We help the process along with a clear written specification: surfaces included, prep standards, products, number of coats, rot repair pricing per board and the order buildings will be done. Every bidder can price that same document, so the board compares like with like.
Color is usually the longest discussion. Townhome rows often use three to five rotating schemes so the street doesn't look like one long building, and we paint large sample boards or test sections on an actual unit so the board approves real colors in daylight. Our color consultation service can help put a scheme together. Sample sections stay up for at least a week.
Once the job starts, residents get notices before work reaches their building, a weekly schedule update goes to the manager, and one point of contact handles questions so the board doesn't have to. When an owner raises a concern about a specific unit, we log it, fix it during that building's punch walk and note it on the weekly update, so the manager can answer the owner with dates instead of guesses.
When to call
Signs your community is due for a repaint cycle
Reserve study timing
Most reserve studies set an exterior paint cycle of about 7 to 10 years. When that line item comes due, planning should start a season ahead.
Mismatched touch-ups
Years of owner and maintenance touch-ups in slightly different colors leave patchy siding and doors that make the whole community look neglected.
Soft or split trim boards
Rot at window sills, door jambs and garage trim spreads into framing if it waits. Catching it during a repaint keeps repair costs down.
Chalking and fading
Siding that leaves powder on your hand or has faded unevenly between sunny and shaded sides has reached the end of its coating life.
Resale and owner complaints
Owners trying to sell, and complaints at annual meetings about appearance, often push a board to move the paint project up.
Caulk gaps around windows
Cracked or missing caulk lets water behind siding. On mid-rise condos this can show up as interior leaks long before the paint looks bad.
Scope of work
What we include in an HOA or condo repaint
- A written specification and bid package boards can use to compare contractors evenly
- Large color sample boards or painted test sections for board approval
- Resident notices, a building schedule and weekly progress updates to the manager
- Pressure washing and mildew treatment of siding, trim and common area walls
- Rot repair priced per linear foot or per board, documented with photos before replacement
- Caulking, priming and two finish coats on siding, trim, doors and garage doors
- Common elements such as mailbox kiosks, fences, pool buildings and entry monuments
- A final color and product record the association keeps for future touch-ups
How the job runs
How an association repaint moves from bid to final walk
| Step | What happens |
|---|---|
| A1 | Condition walk and specWe walk the community with the manager or a board member, note rot, siding types and access problems, and draft a specification the board can review and adjust. |
| A2 | Bid and board meetingWe price the spec line by line, including rot repair unit costs, and can attend a board meeting to explain the schedule, products and how residents will be informed. |
| A3 | Color approvalWe paint sample sections in each proposed scheme on a real unit, the board signs off, and the approved color codes go into the contract. |
| A4 | Resident notices and phasingBuildings are scheduled in an order that groups work by street or parking area. Residents get notices before washing, painting and door days. Gate codes and pool access are confirmed too. |
| A5 | Prep, repair and paintEach building is washed, rotten wood replaced with photos logged, gaps caulked, bare spots primed and two finish coats applied in the approved scheme. Garage and front doors go first each day. |
| A6 | Building and final walksEach building gets a walk with the manager before we leave it, and a final walk with the board closes the project out. The association keeps the signed punch records. |
Atlanta conditions
Atlanta conditions that shape an HOA or condo repaint
Townhome communities around Atlanta, especially in Alpharetta, Johns Creek and Smyrna, were often built in the late 1990s and 2000s with a mix of fiber cement, wood trim and some synthetic stucco accents. Wood trim around garage doors and at the base of walls takes red clay splash and lawn irrigation, which is where most rot turns up. Carpenter bees drill exposed fascia and trim ends, and those holes need filling and sealing before paint, or the bees come back the next spring.
Mid-rise condo buildings intown bring different issues: swing stages or lifts for upper floors, balconies that need resident cooperation, and stair towers that tie into fire exits. Summer heat on south and west faces of taller buildings can push the surface past the paint's temperature limits by midday, so we follow the shade around the building. Pollen season and afternoon storms add rinse days and weather holds, which the schedule builds in so the board isn't surprised.
Where we do this work most
Built pages for neighborhoods and cities we cover, with ZIP codes.
Typical costs
What HOA and condo painting usually costs in Atlanta
Association projects are priced on a written spec, so the biggest swing is usually rot repair and access rather than paint. Separate unit costs for rot keep the base bid honest. The ranges below are typical 2026 metro Atlanta figures; your bid will follow the community's own specification. Common elements are listed as separate lines.
| Work | Typical range |
|---|---|
| Townhome exterior, siding, trim, door and garage door | $3,165 to $6,840 per unit |
| Mid-rise condo exterior walls with lift access | $2.45 to $4.85 per sq ft |
| Rot repair, trim board replacement | $14.75 to $31.40 per linear foot |
| Mailbox kiosk, entry monument or pool building | $365 to $2,190 per structure |
Typical Atlanta ranges, not a quote. Your written estimate follows a free walkthrough. Compare other jobs on our painting price guide.
What moves the price
- Number of units and buildings
- Siding type and rot repair quantity
- Height and lift or swing stage access
- Number of color schemes in rotation
- Balcony and patio access limits
Products we specify for association repaints
Specs usually call for a 100 percent acrylic exterior such as Sherwin-Williams Duration or Emerald, or Benjamin Moore Aura or Regal Select, chosen to match the reserve study's repaint cycle. Fiber cement takes a satin or low-luster finish; trim and doors get satin or semi-gloss. New and bare wood is primed with an exterior acrylic or oil-based primer, and synthetic stucco accents get an elastomeric or masonry-rated acrylic. Joints are sealed with a high-performance caulk rated for movement. Every product and color code goes into the association's record so future touch-ups match.
Paints, primers and stains our painters work with every week, from Sherwin-Williams and Benjamin Moore to PPG and Romabio.
Questions
HOA & condo painting questions from Atlanta homeowners
Can you write the painting specification our board sends to other bidders?
Yes. We'll draft a specification listing surfaces, prep standards, products, coats, rot repair unit pricing and scheduling rules. The board or manager can edit it and send the same document to every bidder. A common spec makes bids comparable, so the board is choosing between prices and schedules rather than guessing which contractor left something out.
How do you handle owners who want a different color than the approved scheme?
We paint only the colors the board approves, which are written into the contract by code. If an owner asks for something different, we send them to the management company. The association's covenants decide whether individual changes are allowed. Mixing in unapproved colors creates disputes, so we keep the scheme exactly as the board signed off.
How is rot repair priced if nobody knows how much there is until we start?
The bid includes unit prices for rot, usually per linear foot of trim or per board of siding, plus an estimated quantity based on our walk. As we find rot, we photograph it, mark it and log it before replacing it, and the manager gets the log weekly. The board pays for actual quantities at the agreed unit price.
What do residents need to do during the repaint?
Residents need to clear patios and balconies on their scheduled days, move cars away from the building on wash and spray days, keep pets inside while we work near doors, and leave gates open when notified. Garage doors and front doors are painted early in the day so they can close by evening. Notices list the exact dates for each building.
Can you paint condo hallways and lobbies as well as exteriors?
Yes. Common interior corridors, lobbies, stairwells and clubhouse rooms are often added to the same contract or done as a separate phase. Interior work uses low-odor paint and is scheduled around resident traffic, often in sections so one elevator lobby or hallway is always open. Board-approved interior colors and wall protection at corners can be part of the same spec.
Related work
Jobs that often go with this one
Apartment & Multifamily Painting
Apartment exteriors, breezeways, stairwells, corridors and unit interiors painted building by building, with resident notices planned ahead.
Color Consultation
Interior and exterior color selection with large sample boards, undertone and LRV checks, and whole-house palettes that work with your fixed finishes.
Wood Rot Repair
Rotted trim, sills, fascia, door jambs and column bases repaired with epoxy or replaced with PVC or primed wood, then painted to match.
Exterior House Painting
Full exterior repaints on wood, fiber cement and mixed-material Atlanta homes: wash, scrape, sand, caulk, spot prime and two finish coats.
Talk through your hoa & condo painting job
Call any time. We will ask a few questions, set a walkthrough time and put the scope and price in writing.