HOA and Condo Painting Columbus Ohio
Licensed General Contractor | HOA & Condo Specialists | Fully Insured
Board Approved
HOA and condo communities in Columbus, Dublin, Westerville, New Albany, Powell, Polaris, Easton and across Central Ohio do not stop for paint. Residents come and go all day. Buildings weather differently, so one elevation needs more than the next. The budget was approved long before the bids came in.
PaintWerks is a licensed Ohio general contractor and commercial painting company painting HOA neighborhoods, condo associations, townhome communities, clubhouses and building exteriors without putting a building offline. We walk every building before we bid, phase the work and self-perform the carpentry so rotted trim and siding get repaired inside the same contract. BBB A+ rated, family-owned since 2016, fully insured, COIs in your inbox within 24 hours. HOA and condo work is one piece of what we do. PaintWerks runs commercial painting across Columbus, including commercial exterior painting, office building painting and senior living communities.
Licensed Ohio General Contractor
PaintWerks is a licensed Ohio general contractor, not a paint-only crew. When prep uncovers rotted fascia, soft siding or a railing that fails a push test, we fix it on the spot. No stopping the job to call another trade, no change order sitting until the next board meeting. One contractor owns the building from wash to final coat.
Built for Boards and Property Managers
You get one point of contact from the first walkthrough to the final punch list. We build the schedule around resident routines, phase the work building by building and send COIs within 24 hours to the management company and the board. You approve the scope and we own the outcome.
From the Curb to the Clubhouse
Building Exteriors and Siding
Siding, trim, fascia, soffits and entry doors across every building. We wash, scrape, prime the bare spots and lay two coats built for Ohio winters. A full-community commercial exterior painting program keeps the property sharp from the street.
Common Areas, Lobbies and Corridors
Corridors, lobbies, mailrooms and elevator landings take daily cart traffic and hand contact. We spec Benjamin Moore Scuff-X on high-contact walls and phase the work so residents keep moving. Same standard as our commercial interior painting.
Breezeways, Stairwells and Walkways
Breezeways and stairwells catch weather on one side, foot traffic on the other. Ceilings, soffits, walls, treads and stair undersides. We coat them in low-traffic windows so nobody works around a ladder to reach their unit.
Clubhouses and Amenity Buildings
Clubhouses, fitness rooms, pool houses and leasing offices are what a buyer tours first. Interior repaints, trim, doors and built-in millwork, scheduled around events so the amenity stays open.
Fencing, Railings and Site Structures
Perimeter fencing, mailbox kiosks, pergolas and trash enclosures, plus the handrails and guardrails an inspection always flags. Metal gets a direct-to-metal system, wood gets scraped and sealed.
Built for Multi-Building Work
Exterior Coatings and Surface Prep
Power wash, scrape, sand and spot-prime before any topcoat. Bare wood gets primed, failed caulk cut out, nail pops filled. Two coats of acrylic built for Ohio freeze-thaw. Prep separates an eight-year exterior repaint from one the board rebids in three.
Breezeway and Corridor Walls
High-traffic corridor walls get Benjamin Moore Scuff-X so cart hits and scuffs wipe clean instead of burnishing. Ceilings sprayed flat. We work in sections so residents always keep a clear path. The same crew runs our commercial interior painting.
Railings, Stairwells and Metal
Handrails, guardrails, stringers and metal doors get cleaned, de-rusted and coated with a direct-to-metal system. We push-test railings on the walkthrough, and a loose or rotted post gets fixed by our own general contractor crew before any coating.
HOA Color Standards and Architectural Guidelines
Most communities run an approved palette and architectural guidelines. We paint to the standard and put up sample boards for board sign-off before buying bulk paint. Updating the palette? We coat mockups so the board votes on what they can actually see. Painting to an approved standard is part of how we run commercial painting in Columbus.
Phased Multi-Building Scheduling
A 14-building community does not get painted in a week. We phase it building by building, post resident notices ahead of each phase and work around the weather. The board gets a written schedule for the monthly meeting. It is the same occupied-building approach behind our senior living communities.
Reserve-Study and Bid-Package Support
We write bids the way a board and a management company read them, broken out by building so they line up with the reserve study. Maintenance and capital-improvement repaints both get scoped clearly. You get a bid that drops straight into a board packet.
Our Process
Every HOA and condo project runs the same four steps no matter how many buildings are in scope. We walk the property with the board or manager, prep and protect, paint in phases and walk the finished work before final payment.
Property Walkthrough and Bid
We walk the whole community with the board or property manager. Every building, common area, railing and fence run gets documented. Substrate type, surface condition, building heights and access all get noted. You get a written bid broken out by building and area so it lines up with the reserve study and drops straight into a board packet.
Scheduling and Resident Notice
We build the phasing plan around resident routines and weather windows. Each building gets a start date, residents get posted notice ahead of their phase and the management company gets COIs within 24 hours. The board gets a written schedule it can report on at the monthly meeting.
Prep and Paint
Wash, scrape, sand, caulk, prime and protect before any finish coat. Exteriors get two coats of an Ohio-rated acrylic, common-area walls get Scuff-X, railings get a direct-to-metal system. We work building by building, keep paths clear for residents and clean the site every day.
Board Walkthrough and Signoff
We walk the finished work with the board or manager building by building. Every surface gets checked against the bid. Touch-ups, cleanup and punch list items get handled before we leave. The job is done when you sign off. Every project carries a 2-year workmanship warranty.
Related Services
An HOA or condo repaint rarely stands alone. The same crews and the same Ohio contractor license cover the related work a community needs, so the exteriors, the common-area interiors and the substrate repairs all run on one schedule with one point of contact.
Commercial Interior Painting
Corridors, lobbies, mailrooms and clubhouse interiors take daily traffic and hand contact. We paint occupied common areas with low-odor coatings and phase the work so residents keep moving through.
Commercial Exterior Painting
Siding, trim, fascia and entry doors across every building in the community. Washed, prepped and given two coats built to hold through Ohio summers and winters.
Commercial Drywall and Framing
Corridor corners, clubhouse walls and breezeway ceilings take cart hits and water damage. We hang, patch and finish drywall in-house, so the repair and the paint run under one contract.
Commercial Flooring and Tile
Clubhouse floors, leasing office tile and amenity-space flooring wear faster than anything else in a community. We handle the flooring and tile under the same Ohio contractor license.
What Our Clients Say
We have built our business on referrals and repeat clients. Property managers, HOA and condo board members and community managers who have worked with us talk. Our reviews reflect how we treat residents, how we run an occupied property and how we finish.
HOA and Condo Painting FAQs
How much does HOA and condo painting cost in Columbus?
HOA and condo painting in Columbus is priced by the type of work in the community, building exteriors, common-area interiors, the clubhouse, fencing and railings. These are 2026 ranges based on real project bids we have completed across Columbus and Central Ohio.
| Type | Cost Range | Typical Scope |
|---|---|---|
| Townhome / Low-Rise Building Exterior | $1.50 - $3.50 per sq ft of wall | Pressure wash, scrape, prime, two coats on community building exteriors reached from ladders or ground |
| Mid-Rise / Multi-Story Condo Exterior | $2.50 - $5.00 per sq ft of wall | Full prep, prime, two coats on taller buildings requiring boom lift or scaffolding access |
| Common-Area Interiors | $2.00 - $6.00 per floor sq ft | Lobbies, hallways and stairwells, walls only at the low end up to walls and ceilings at the high end |
| Clubhouse Interior | $5.00 - $8.00 per floor sq ft | Full repaint, all surfaces including walls, ceilings, trim, doors and baseboards |
| Fencing and Railings | $4.00 - $12.00 per linear foot | Community fencing, handrails and guardrails, scrape and seal on wood, direct-to-metal system on metal |
| After-Hours / Phased Scheduling | Add 10% - 20% | Premium for work phased around residents in occupied buildings |
Factors that move a community bid up: tall buildings that need lift or staging access, heavy wood rot and siding repair found during prep, long runs of railing and fencing, tight phasing around residents and weekend or after-hours work. Factors that move it down: single-story buildings, siding in good condition, simple color schemes and weekday daytime access. We coordinate scope and phasing with the board so the number fits the reserve budget the same way we scope every commercial painting project in Columbus. Call 614-582-4227 or request a free estimate above for a bid broken out building by building.
How do you paint a condo community without disrupting residents?
The schedule is built around residents, not around the crew. We post notice on each building two to three days before its phase starts, keep at least one clear path to every unit, stage tools and ladders inside the work zone and never block an entry or a stairwell people depend on. Common areas get painted in low-traffic windows, usually weekday mornings before residents head out. Exteriors get sequenced so resident parking and walkways stay usable, with crews packed up by dinner. It is the same occupied-building playbook we bring to senior living painting and our office building painting work.
How do you work with our HOA board and property manager?
You get one point of contact from the first walkthrough to the final signoff, not a chain of supervisors who hand the project off. We send the board and the property management company a written schedule before crews mobilize, post resident notices for each phase and check in on the cadence the board wants, whether that is a weekly email, a monthly meeting update or both. COIs go to the management company within 24 hours and we name the association and the management company as additional insured when the contract calls for it. The board approves the scope and the colors before we buy paint, same as every commercial painting project we run.
Can you match our community's approved color standards?
Yes. Most communities run an approved color palette and architectural guidelines, and we paint to that standard. We match existing approved colors, document the manufacturer and color codes for the association records and put up sample boards or paint test sections for board sign-off before bulk paint is ordered. If the community is updating its palette we coat mockup sections on a real building so the board can vote on colors it can actually see in Ohio daylight, not a fan deck under fluorescent lights. The same color-standard discipline runs through our commercial exterior painting and commercial interior painting work across Columbus.
Do you paint multi-building communities in phases?
Yes. Multi-building communities get painted in phases, building by building. We sequence exteriors around weather windows and resident routines, post notice ahead of each phase and keep parking and walkways usable through the work. A large condo community can run across several months or split across budget years if the reserve plan calls for it. The board gets a written phasing schedule up front so every resident knows when their building is up. Phased multi-building scheduling is core to how we run every commercial painting contract, including multifamily and apartment communities with the same building-by-building approach.
What exterior coatings hold up best on HOA buildings?
It depends on the substrate. Wood siding and trim get scraped, spot-primed and finished with two coats of an exterior-grade acrylic rated for Ohio freeze-thaw. Fiber cement and stucco get a masonry-appropriate coating that breathes without trapping moisture. Metal railings, doors and stair stringers get cleaned, de-rusted and coated with a direct-to-metal system that grabs without peeling. Failed caulk gets cut out and replaced before paint. The right product on the right surface is what gets a community eight years out of a repaint instead of three, the same coating logic we apply to every commercial exterior painting project we run.
Can you provide a bid that works with our reserve study?
Yes. We write bids the way a board and a management company need to read them, broken out by building and by area so the line items match the reserve study categories. Scheduled-maintenance painting and capital-improvement repaints are scoped separately and clearly. You get a bid you can drop into a board packet and compare against other vendors line for line, with no vague allowances buried in the total. Reserve-study-ready bidding is part of how we run every commercial painting contract across Columbus, including the general contractor work that often gets pulled into the same scope.
What happens if your crew finds rotted wood or siding damage?
A paint-only crew stops the job and tells the board to find a carpenter. We are a licensed Ohio general contractor, so we handle it. Rotted fascia, soft siding, failed trim and loose railing posts get found during prep, documented with photos and priced as a clear line item. You approve the repair, we do it and the painting keeps moving. No second contractor, no stalled phase waiting on the next board meeting. The same crew runs our commercial drywall and framing work, so corridor patches, soffit repairs and breezeway ceiling damage all close out under one contract.
Do you carry insurance and provide COIs for HOA and condo work?
Yes. PaintWerks carries commercial general liability and workers compensation, and we are a licensed Ohio general contractor. COIs go to the management company and the board within 24 hours of request, with the association and the management company named as additional insured when the contract requires it. We are BBB A+ rated, family-owned since 2016 and we do not ask for a deposit. You can hand our paperwork straight to the board packet and it will pass review. The same insurance and licensing apply to every commercial services contract we run, including property manager and realtor accounts across Central Ohio.