1.


Conduct a community common area an


industry professional, such as a


consultant


assessment with or


paint


manufacturer representative, to inspect exterior and interior common area surfaces.


a. The consultant or paint manufacturer representative can help identify areas prone to wear, create a critically important project specification tailored for an individual property’s needs along with a scope of work, and assist contractors.


in the selection of qualified painting


b. The paint company rep can make recommendations on the best value paint to use for the surfaces and locations to be painted.


c. The paint project technical specification would be sent to all potential painting contractors for bidding purposes and would be used on the vendor site walk. Any proposed changes to the spec would be discussed openly with all painting contractors on the site walk and updated by the paint company representative and resent to the board, management, and potential contractors.


d. The spec would be used to compare responses from painting companies to ensure compliance with the request for quote. (Not just apples to apples but what kind of apples matters).


2. Engage in a competitive bidding process. Obtain three to five bids from qualified painting contractors. Bidding contractors should provide references of similar communities they have painted for vetting purposes. Boards should also discuss management’s past experiences with the proposed contractor.


3. The board should involve homeowners early about color choices, addressing residents’ concerns, and identify possible community disruptions that would impede the project.


4. In addition to the board and management communications to residents about the painting project, the selected contractor should post notices in advance of the painting teams coming through buildings, hallways, and other common areas.


5. The community manager must have various means for residents to contact the HOA management if something happens or there is a conflict. Communication must be bi-directional during the project.


Regular, quality painting with an effective project plan can be a powerful tool for both individual homeowners and condominium associations, offering protective, aesthetic, and financial benefits. By safeguarding common areas and common elements, enhancing curb appeal, and fostering community pride, a well-planned painting schedule delivers lasting value. Boards of directors, working with community managers, should prioritize painting as part of a proactive maintenance strategy consistent with the annual reserve study recommendations.


www.caioc.org 19


Tips from the Attorney


Denise lger, Esq., lger Wankel & Bonkowski, LLP


This article provides great, practical advice on how to plan a successful painting job. I would like to take it one step further. The painting contract


is an essential tool


in protecting the HOA’s interest. Author Sergio Perez pointed out the importance of using a paint manufacturer representative to develop specs for the preparation, application, and type of paint used on the job. These specifications can be tied into the manufacturer’s paint warranty and need to be followed. The specifications should be part of a written painting contract. Mr. Perez also pointed out the need to give ample notice to the residents to flush out any issues in advance of the painting crew arriving. I could not agree more.


However, while notices are often discussed, what is not always clear is who will give the notices, when they will be provided to residents, and how they will be given. This too can be established by contractual terms. Some notices need to be specific, like telling residents to move personal property at least ten feet away from buildings or fences that will be painted. A job walk is very helpful in creating a list of what the residents need to know. And speaking of practicalities, don’t be afraid to include the little stuff in the contract. Do you have an idea where you want the crew to park, what bathrooms they will use, how early is too early to start work, what you should expect as far as damaged landscaping,


etc.? Discuss it with the


painting company and put it in the contract. Even these small issues are better handled before the job, not in the middle of it.


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