How much does it cost to repaint a condominium or commercial building in South Florida?
Building-scale repainting in South Florida is priced by gross exterior wall area, not floor area or unit count. Atrium's recent figures: an eleven-building, 264-unit community priced at $459,000, about $1,739 per unit; a six-story occupied mixed-use building in Delray Beach at $405,007; a nine-building tilt-up warehouse portfolio completed in 2024 at $987,342, about $109,700 per building; and seven warehouses with three monument signs priced at $1,034,190. Draws run 40% at signing, 30% at midpoint and 30% at completion, per building, with lien releases.
Typical project range: $50,000 – $1,034,190 from a single association or commercial building to a seven-warehouse portfolio; four real projects between $405,007 and $1,034,190 are itemized on this page.
Four real building-scale projects
| Project | Scale | Value | Per building | Status |
|---|---|---|---|---|
| Garden-style community | 11 buildings, 264 units | $459,000 | $41,727 · $1,739 per unit | Priced |
| Mixed-use building, Delray Beach | 6 stories, occupied, swing stage | $405,007 | — | Priced 2026 |
| Logistics center | 9 tilt-up warehouses | $987,342 | ~$109,700 | Completed 2024 |
| Industrial park | 7 warehouses, 3 monument signs | $1,034,190 | ~$147,700 | Priced 2026 |
What sets the price
| Driver | Effect |
|---|---|
| Gross wall area | The base quantity: painted perimeter × parapet or eave height, per building, openings not deducted |
| Height and access | Boom lifts to about three stories; swing stage above that — slower, and it needs roof anchorage and overhead pedestrian protection |
| Coating age and condition | An old chalking coating needs more cleaning and a conditioner primer; a failed one needs removal |
| Stucco, concrete and sealant | Repairs beyond ½ inch, spall repair and full sealant replacement are separate lines from a sounding survey |
| Metal | Overhead doors, railings, ladders and canopies by count and area, in Sher-Cryl enamel |
| Occupancy | Balcony access, resident notices, daily cleanup and overnight equipment storage on occupied buildings |
| Contract position | A direct contract with an owner or association carries supervision and general conditions that a bid to a general contractor does not |
| Specification | A named textured coating priced as an approved equal — on a seven-building portfolio, a $109,000 difference between two compliant Sherwin-Williams products |
Where the money goes on a warehouse portfolio
The lines on an Atrium commercial proposal, in the order they appear:
| Line | Unit |
|---|---|
| Wash, prep and repaint — labor | hours, from wall area |
| Sherwin-Williams materials including sundries | units, about one per 160 ft² of wall |
| Stucco or concrete panel repairs | hours |
| Sealant replacement, spot treatment | each |
| Repaint metal railings, doors, ladders, canopies | hours |
| Equipment: boom lifts, container, dumpster, sanitation | per building |
| Supervision and project management | about 10% of production hours |
| Daily cleanup and overnight storage | hours, occupied buildings |
Terms
| Term | Standard |
|---|---|
| Draws | 40% at signing or commencement · 30% at 50% · 30% at 100%, per building |
| Payment | Net 14 days |
| Lien releases | Conditional with each draw; final with final payment |
| Sequencing | Groups of three buildings; next group commences before the previous closes |
| Duration | Four to six weeks per warehouse; nine buildings April 17 to July 24 |
| Validity | 90 days, with a material escalation clause above a 5% Sherwin-Williams price movement |
| Warranty | 1 year workmanship from each certificate of completion; 7-year manufacturer warranty assigned |
Sources
- Atrium proposal, eleven buildings and 264 units — $459,000 exterior repaint
- Atrium proposal and basis of estimate, six-story occupied mixed-use building, Delray Beach, 2026 — $405,007, repricing a 2015 lump sum of $230,000
- Atrium contract records, nine tilt-up warehouses, 2024 — $987,341.96, April to July, groups of three
- Atrium proposal, seven warehouses and three monument signs, 2026 — $1,034,190, one proposal per building
Related questions
- How much per unit does a condominium repaint cost?
- The eleven-building, 264-unit community priced at $459,000 works out to $1,739 per unit or $41,727 per building. Per-unit is a useful number for a board's budgeting, but it is an output of the price, not the input: the price comes from wall area, height and access. Two communities with the same unit count can differ by half if one is two stories on lifts and the other is six on swing stages.
- Why do warehouse repaints cost more per building than condominium buildings?
- Wall area. A tilt-up distribution building has 30-foot parapets and a perimeter of a thousand feet or more, so a single warehouse can carry as much wall as several garden-style condominium buildings. Nine warehouses at $987,342 averaged about $109,700 each; eleven condominium buildings at $459,000 averaged $41,727.
- How is a building priced?
- Painted perimeter times parapet height gives gross wall area, openings not deducted. Labor is production work by the square foot; material is about one unit — a gallon of finish, half a gallon of primer and sundries — per 160 square feet of wall. Sealant spot treatment, stucco or concrete repairs beyond half an inch, metal railings and doors, and equipment (lifts or swing stage, container, dumpster) are their own lines. On a warehouse portfolio every 100 feet of perimeter error moves the price by roughly $16,000, which is why perimeter is measured, not assumed.
- What does the draw schedule look like?
- 40% at signing or at commencement of that building, 30% at 50% completion, 30% at 100% completion. Net 14 days. Each building is contracted, invoiced and closed out on its own, with a conditional lien release at every draw and a final release on final payment. On a portfolio, buildings start in groups of three so an invoice lands roughly every two weeks.
- What about a building that was painted ten years ago for much less?
- A six-story building painted in 2015 for a lump sum of $230,000 was repriced in 2026 at $405,007, and the basis-of-estimate document shows why: the area was measured this time, cost escalation since 2015 is about 1.44 times, the coating is ten years older and needs more prep, and the contract is now direct with the association rather than a subcontract to a general contractor. Every reprice gets that document, so the board does not have to reverse-engineer the arithmetic.