Exterior Painting Guidelines for Multi-Family Properties: What HOAs Should Know

Introduction

For HOAs and condo boards in Miami-Dade and Broward, exterior painting isn’t just about curb appeal—it’s about protection, compliance, and long-term cost savings. Florida’s harsh sun, heavy rainfall, and salty air take a toll on building exteriors, making paint a vital part of the building envelope.

In this article, we’ll cover painting guidelines specific to multi-family properties, what HOAs should know about scheduling and compliance, and how to choose the right contractor for the job.

Why Exterior Painting Matters for Condos and HOAs

Unlike single-family homes, condo buildings and multi-family properties face higher stakes when it comes to painting:

• Protection: High-quality paint systems act as a protective barrier against moisture intrusion.

• Compliance: Many cities and condo associations require painting on a set cycle.

• Property Value: Fresh paint enhances curb appeal, attracting buyers and keeping residents satisfied.

• Safety: Paint failure can expose stucco or concrete to deterioration, leading to costly structural repairs.

How Often Should Condo Buildings Be Painted?

In South Florida’s climate, most multi-family buildings should be painted every:

• 5–7 years for standard acrylic systems

• 7–10 years for high-performance elastomeric coatings

HOAs should consult both their reserve studies and local code requirements to plan painting cycles.

Choosing the Right Paint System for Multi-Family Properties

Not all paints are created equal—especially for high-rise and coastal environments. Options include:

1. Acrylic Paints – Cost-effective, UV resistant, and widely used in Miami.

2. Elastomeric Paints – Thicker, flexible, and great for bridging small cracks.

3. Silicone-Enhanced Systems – Superior waterproofing, though higher in cost.

A professional contractor can advise on the right system depending on building exposure, budget, and HOA goals.

Scheduling Painting Projects for HOAs

Painting projects for multi-family properties require careful planning:

• Resident Communication: Notify residents in advance to minimize disruptions.

• Weather Considerations: Avoid peak hurricane season and plan around rainy months.

• Safety & Access: Ensure contractors use proper scaffolding, swing stages, and OSHA-compliant systems.

• Engineer Oversight: For older buildings, engineers may need to inspect surfaces before painting.

Compliance and HOA Responsibilities

HOAs have both legal and financial responsibilities for exterior painting. Failure to maintain building exteriors can:

• Result in code violations and fines

• Jeopardize insurance coverage

• Lead to failing 40-year recertification inspections

Proactive painting is an investment in compliance and safety, not just aesthetics.

How to Select the Right Painting Contractor in Miami

HOAs should ask these questions before hiring:

• Does the contractor have multi-family and high-rise experience?

• Are they licensed and insured in Florida?

• Do they provide detailed proposals including surface preparation, paint system, and warranty?

• Can they coordinate with engineers if repairs are needed before painting?

Conclusion & Call to Action

Exterior painting is one of the most important responsibilities for condo associations. Done right, it protects the building envelope, ensures compliance, and enhances property values for every resident.

👉 Ready to schedule your condo’s next exterior painting project? Contact Mersco Miami today at 305-363-4682 for a consultation.