HOA's & Boards

Glendale Painting recognizes that condominium and homeowner associations have special needs and problems in maintaining the exteriors of their buildings, particularly in our sub-tropical climate.

Management companies and Condominium Boards are faced with increasingly complex responsibilities to their unit owners in making prudent and cost effective decisions concerning the maintenance and repainting or waterproofing of the exterior of their communities.

One of the first and most prudent steps a board can make prior to such an undertaking is to establish a paint committee. This is typically a three to five person group charged by the association with establishing guidelines for the manufacturer and contractor selection process. This committee works with the association to; establish color, gather bids, evaluate scope of work and evaluate bidders for final selection. The committee should interview the finalists to ask questions that are important to both the committee and all the residents of the property. The committee should charge one person as the liaison with the chosen supplier and contractor. The committee should also be prepared to walk the building in detail before, during and after the work is performed. The committee should prepare a punch list for the contractor and verify it’s completion when done. If these minimum steps are followed, you are assured of many years of satisfactory performance from the project.

With an established committee, you will have more time to properly investigate more choices, more products and review more contractor qualifications. This ultimately provides you with a better product at a lower price. You have the time to make this happen; your management company does not.

When the committee is ready to begin the initial selection process, a list of necessary criteria should be established as a guideline to properly evaluating the companies being reviewed. While many associations take a simple route and rely on the work and recommendations of their management company (if not self managed), this is not always the best course of action.

Your management company manages the affairs of your property as well as those of many others. These companies want to perform well for you, but are limited in their time and resources with such a full plate.  Especially in these economic times when companies are trying to do more with less.  They tend to send out the same suppliers and same contractors each time. These contractors have performed successfully for them in the past giving them a comfort level to make their recommendation to you, thereby removing the need for them to perform the qualification process again. Their recommendation DOES NOT MEAN THOSE CONTRACTORS OR SUPPLIERS ARE THE MOST QUALIFIED, OR MOST COST EFFECTIVE for your project or today’s market.  It only means those are the contractors they are familiar with.


Here are just a few questions for you to answer about the supplier and contractor that are important in the process.

  • Is the supplier a national and well recognized company?
  • Does the supplier have the financial wherewithal to stand behind a potential problem like a material or color failure?
  • Can the supplier write a detailed specification for the work to be performed and then supply 3 to 5 contractor recommendations that would follow these specs?
  • Will the supplier make regular inspections of the work being performed and provide you with those reports timely and regularly?
  • Does the supplier have similar projects in the area so the committee can speak with those H.O.A.’s to find out how the process went?
  • Is the contractor sound financially and do they possess the work history and time in business to establish a solid background for this undertaking.
  • Does the contractor possess the required licensing for this work.
  • Does the contractor have recent similar projects in the area so the committee can speak with the people involved to find out how the process went?
  • Does the contractor have a supplier they prefer to work with based on history and pricing, and is that supplier one that meets our supplier criteria?
  • Does the contractor have a relationship with or employ an engineer or coating/building envelope expert that can address property problems and recommend solutions?
  • Will the contractor sublet the work or perform with their own employees?
  • What steps will the contractor take to protect the property, minimize disruption to the residents and insure the project will be started and concluded with diligence insuring timely work?

Glendale is very familiar with the needs and concerns of boards and associations. We have painted thousands of properties like yours and have a very keen understanding of the balancing that must be done to minimize work for the committee, make the residents happy with the progress and end product and provide a successful project for all.

Check out our portfolio and services for the remedial/restoration work we do. Call us, even if it is just to help bring current your painting budget for the next year or two.