An Ounce of Prevention Is Worth a Pound of Cure


Sergio Perez, Veritas Coatings, Inc.


Painting HOA buildings on a regular schedule is a vital part of an association’s periodic infrastructure maintenance plan. Properly applied quality paint serves as a protective shield that keeps out moisture, enhances curb appeal by keeping the buildings looking fresh, and preserves property values by showing that this is a well-maintained community.


It carries out the HOA’s mission to


operate, maintain, and sustain the infrastructure and common areas of the association.


This article provides some background from my experience on why painting is essential and some tips on how to implement a painting schedule. Paint acts as a vital defense against environmental damage to exterior components and metals that


face relentless exposure to ultraviolet


including wood, stucco, siding, rays,


rain,


wind, moisture, and temperature fl uctuations. These environmental elements can degrade unprotected surfaces, leading to costly repairs. For example, moisture infi ltration can cause wood rot, mold growth, or corrosion in and on metal components. A quality painting project with adequate preparation seals the paintable surfaces preventing or mitigating such damage and extending the useful life of building materials.


In Southern California coastal air accelerates deterioration,


making regular painting applications critical for preserving common areas in HOAs. Neglecting proper substrate preparation before painting can result


in peeling paint, cracked siding, stucco that


will not repel water, or rusted railings and other metal components. Such defi ciencies can compromise both aesthetic and structural integrity. By addressing issues early, associations avoid expensive repairs, such as replacing damaged wood elements, refl oating stucco, or replacing rusting or corroded metals.


Beyond protection, modern paints offer additional benefi ts.


Refl ective or low-VOC (volatile organic compound) paints reduce heat absorption that can lower cooling costs in warm climates such as Orange County, especially inland. Regular painting becomes a smart investment to help sustain residential units and reduce repairs that good paint could have prevented.


In today’s competitive real estate market, curb appeal signifi cantly infl uences property values and resident satisfaction. 18 November | December 2025


A freshly painted community helps attract prospective buyers and fosters pride among current homeowners. All because it simply looks good.


Unfortunately, it has been my experience that some communities


have waited too long between painting intervals, thinking that they are saving money. The result is additional costs to repair, replace, and correct rotted, rusted, and damaged building components. Here is a short list of warning signs that indicate either that a poor-quality


paint project happened in the past or that


painting has been delayed far too long because of the “paint looks good to me” syndrome.


1. Dark (dirt) staining on stucco from windowsills and ledges and degraded paint


2. Sand in stucco surface no longer covered in paint 3. Stucco that is no longer “waterproof” 4. Nail heads rusting through the old paint 5. Dry rot and termite damage to wood


must be replaced prior to painting


6. Paint blistering off the top / upward-facing wood railings and framing


7. Metals, especially tubular steel fencing, corroding from the inside and outside creating dangerous jagged metals


8. Metal railings that are so rusted that before new paint can be applied


9. Paint that is noticeably discolored on metal components exposed to direct sunlight


A successful painting project requires careful planning and resident engagement. Boards of directors and community managers can follow these steps I have found to help create an effective schedule and successful project:


they must be replaced


components


that


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