Commercial exterior repainting in South Florida — warehouses, offices and retail
Atrium repaints commercial buildings across Palm Beach, Broward and Miami-Dade counties, from a single office to a warehouse portfolio. A nine-building tilt-up logistics center was repainted in 2024 for $987,342, sequenced in groups of three from April to July. A 2026 proposal for seven warehouses and three monument signs is $1,034,190. Pricing is by gross wall area; the standard system is Sherwin-Williams Loxon primer and SuperPaint Exterior, with ConFlex textured coatings on tilt-up and precast. Warranty is one year on workmanship plus the seven-year manufacturer warranty.
Typical project range: $50,000 – $1,034,190 from a single commercial building to a seven-warehouse portfolio priced in 2026; a nine-warehouse portfolio completed in 2024 was $987,342.
Three real portfolio jobs
| Project | Scale | Value | Status |
|---|---|---|---|
| Logistics center | Nine tilt-up warehouses | $987,342 | Completed 2024 |
| Industrial park | Seven warehouses and three monument signs | $1,034,190 | Priced 2026 |
| Mixed-use building | Six stories, occupied, swing-stage access | $405,007 | Priced 2026 |
Nine buildings for $987,342 is an average of about $109,700 per warehouse. The per-building number moves with perimeter and parapet height, which is why every building in a portfolio gets its own proposal, its own contract sum and its own certificate of completion.
Scope of work — inclusions
This is the scope statement on every Atrium commercial exterior proposal:
- Pressure cleaning of all surfaces to be painted
- Removal of any loose or flaking paint
- Elastomeric sealant for gaps and cracks
- Caulk all windows, metal to stucco
- Stucco or concrete panel repairs — cracks and damage no larger than ½ inch in diameter
- Application of a masonry primer on all walls
- Application of finish coating on all walls and trim
- Finish coat on all overhead doors, personnel doors, metal railings, roof railings, access ladders and metal canopies
- Safety yellow and red on all bollards, standpipes and fire hydrants within 10 feet of the building
- Protection of adjacent surfaces, sidewalks and landscaping
- Cleanup and proper disposal of all project-related debris
Exclusions
Full sealant replacement (spot treatment only) · sealant of glass to metal around windows · expansion joints that are intact · repairs exceeding ½ inch, structural repair, panel replacement, spalling exposing reinforcement · interior of buildings · roof surfaces, roofing systems and roof-mounted equipment · parking lot striping · landscaping repair · electrical work · mechanical repair of doors and hardware · window glass and storefront · engineering, drawings and permit expediting · permit fees, billed at cost · lead, asbestos and mold abatement · night, weekend and holiday work · payment and performance bonds · sales tax · overhead pedestrian protection.
The coating systems
| Substrate | System | Notes |
|---|---|---|
| Stucco and CMU | Sherwin-Williams Loxon Acrylic Conditioner primer, SuperPaint Exterior Acrylic Latex finish | House standard; seven-year manufacturer warranty |
| Tilt-up and precast, textured | ConFlex UltraCrete Acrylic Texture, or ConFlex XL Textured High Build | Closest Sherwin-Williams equal to TEX-COTE XL-70 |
| Smooth parapets and bands | ConFlex Acrylic Coating | Where a smooth finish is specified |
| Overhead doors, railings, ladders, canopies | Sher-Cryl HPA | High-performance acrylic enamel |
| Longer warranty tiers | Resilience, Emerald Rain Refresh | 10- and 15-year manufacturer warranties |
How a portfolio runs
| Term | Atrium’s standard |
|---|---|
| Sequencing | Buildings in groups of three; next group starts before the previous closes |
| Duration | Four to six weeks per warehouse; nine buildings, April 17 to July 24 |
| Draws | 40% at signing or commencement · 30% at 50% · 30% at 100%, per building |
| Payment | Net 14 days; conditional lien release with each draw, final release on final payment |
| Closeout | Certificate of completion signed per building; property management invited to tour each one |
| Site | Water and electricity by owner; containers, lifts and vehicles staged clear of tenant operations |
| Validity | 90 days; material escalation clause if Sherwin-Williams pricing moves more than 5% before mobilization |
Warranty
One year on workmanship on all surfaces fully repainted, from the date of each building’s certificate of completion. Sherwin-Williams SuperPaint Exterior carries a seven-year manufacturer warranty, assigned to the owner at closeout. On the nine-building 2024 project the entire warranty punch list was twelve small touch-ups across all nine buildings.
License and insurance
Atrium Painting and Restoration Inc., Florida Certified Building Contractor CBC1264505. General liability $1,000,000 per occurrence and $2,000,000 aggregate; workers’ compensation carried; a certificate naming the owner and property manager as additional insured is issued before mobilization.
Sources
- Atrium contract records, nine-building tilt-up logistics center, 2024 — $987,341.96, April 17 to July 24, groups of three, warranty punch list of twelve touch-ups across nine buildings
- Atrium proposal, seven warehouses and three monument signs, 2026 — $1,034,190, one proposal per building, 90-day validity with a material escalation clause
- Atrium proposal, six-story occupied mixed-use building, 2026 — $405,007, swing-stage access
Related questions
- How is a commercial repaint priced?
- By gross exterior wall area — painted perimeter times parapet height, openings not deducted — never by floor area. On a 2026 warehouse portfolio the 225,631 ft² building was 61% larger than the 140,351 ft² building by floor area but priced only 33% higher, because wall area follows perimeter, and perimeter grows far more slowly than area. Each building is priced, contracted and closed out on its own.
- What does a warehouse or office repaint include?
- Pressure cleaning; removal of loose paint; elastomeric sealant in gaps and cracks; caulking windows metal-to-stucco; stucco or concrete panel repairs up to half an inch; masonry primer on all walls; finish coating on all walls and trim; finish coat on overhead doors, personnel doors, metal railings, roof railings, access ladders and metal canopies; safety yellow and red on bollards, standpipes and hydrants within 10 feet of the building; protection of sidewalks and landscaping; and cleanup and disposal.
- How is a multi-building portfolio scheduled?
- Buildings start in groups of three, each group invoiced on one invoice, and the next group mobilises before the previous one closes. The nine-building 2024 project ran April 17 to July 24 with each building taking four to six weeks, and it produced an invoice roughly every two weeks. Tenant operations were never interrupted — containers, lifts and vehicles were staged out of loading paths.
- What are the payment terms?
- 40% at signing or commencement, 30% at 50% completion, 30% at 100% completion, per building. Net 14 days. A conditional lien release comes with each draw and a final lien release with final payment, and a certificate of completion is signed per building.
- What is the warranty?
- One year on workmanship on every surface fully repainted, running from that building's certificate of completion. Sherwin-Williams SuperPaint Exterior carries a seven-year manufacturer warranty, assigned to the owner at closeout. Excluded: sealants, surfaces not repainted, structural movement, water intrusion from the roof or below grade, impact and vandalism, and surface soiling that needs cleaning rather than recoating.
- Can you match a specified coating like TEX-COTE XL-70?
- Yes, and the specification is checked against the building it was written for before it is priced. Where a spec allows an approved equal, Sherwin-Williams ConFlex UltraCrete Acrylic Texture or ConFlex XL Textured High Build are proposed — on a seven-building portfolio the choice between those two was a $109,000 difference with the same compliance.