Condominium and HOA exterior repainting in South Florida
Atrium repaints condominium and HOA buildings across Palm Beach, Broward and Miami-Dade counties, from a two-story garden community to an occupied six-story building on swing stages. An eleven-building, 264-unit repaint is priced at $459,000 — about $1,739 per unit. A six-story occupied mixed-use building in Delray Beach is priced at $405,007. Pricing is by gross wall area, each building is contracted and closed out separately, draws are 40/30/30 with lien releases, and the warranty is one year on workmanship plus Sherwin-Williams' seven-year material warranty.
Typical project range: $50,000 – $459,000 from a single association building to an eleven-building, 264-unit community priced at $459,000.
Two real association-scale projects
| Project | Scale | Value | Per unit / building |
|---|---|---|---|
| Garden-style community | 11 buildings, 264 units | $459,000 (priced) | $1,739 per unit · $41,727 per building |
| Mixed-use building, Delray Beach | 6 stories, occupied, swing stage | $405,007 (priced 2026) | Repriced from a 2015 contract of $230,000 |
What the contract covers
Every Atrium association proposal carries the same scope statement, so two bids can be compared line by line:
- Pressure cleaning of all surfaces to be painted
- Removal of loose or flaking paint
- Elastomeric sealant for gaps and cracks; caulking of windows, metal to stucco
- Stucco repairs — cracks and damage no larger than ½ inch in diameter
- Masonry primer on all walls; finish coating on all walls and trim
- Finish coat on metal railings, doors, ladders and canopies
- Protection of walkways, landscaping and vehicles; daily cleanup and overnight storage of equipment on occupied buildings
- Supervision and a superintendent in contact with management and residents
What decides the price
| Factor | Effect |
|---|---|
| Gross wall area | The base quantity — perimeter times height per building, openings not deducted |
| Height and access | Lifts on two and three stories; swing stage above that, which is slower and needs roof anchorage |
| Coating age | An old, chalking coating needs more cleaning and a conditioner primer to bond |
| Stucco and sealant condition | Repairs beyond ½ inch and full sealant replacement are separate lines, quantified on the walkthrough |
| Occupancy | Balcony access, screen removal and resident notices add sequencing time on occupied buildings |
| Prime vs. subcontract | A direct contract with the association carries supervision and general conditions that a bid to a GC does not |
Terms an association should expect
| Term | Atrium’s standard |
|---|---|
| Draws | 40% at signing · 30% at 50% completion · 30% at 100%, per building |
| Payment | Net 14 days |
| Lien releases | Conditional with each draw; final release with final payment |
| Closeout | Certificate of completion per building; management invited to walk each one |
| Insurance | Certificate naming the association as additional insured before mobilization |
| Warranty | 1 year workmanship from certificate of completion; 7-year Sherwin-Williams material warranty assigned to the association |
Concrete restoration first, when the inspection says so
Florida’s milestone-inspection law (2022) requires structural inspections of condominium buildings three stories and taller at thirty years, or twenty-five within three miles of the coast. Where the report finds spalling or exposed reinforcement, that concrete is restored before the building is painted. Atrium does both under one building contractor license, so the restoration and the repaint are one contract, one schedule and one point of responsibility. See concrete and stucco restoration.
License and insurance
Atrium Painting and Restoration Inc., Florida Certified Building Contractor CBC1264505. General liability $1,000,000 per occurrence, $2,000,000 aggregate. Certificates naming the association are issued before work starts.
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 by measured area, escalation and contract position
- Atrium contract records, nine-building portfolio, 2024 — draw schedule and lien-release terms as executed
Related questions
- How much does it cost to repaint a condominium community?
- An eleven-building, 264-unit community is priced at $459,000, which is $41,727 per building or $1,739 per unit. A six-story occupied mixed-use building is priced at $405,007. The number is set by wall area, height and access — a mid-rise on swing stages costs more per square foot than a garden building reachable from lifts — and by how much stucco and sealant work is found.
- Why did a building that cost $230,000 to paint in 2015 come in at $405,007 now?
- Three things, each shown in the basis-of-estimate document that accompanies a reprice: cost escalation since 2015 of roughly 1.44 times; the age of the existing coating, which means more prep; and the shift from subcontract to prime contractor, so supervision and general conditions are carried by Atrium rather than a general contractor.
- What does the association have to provide?
- Water and electricity at no cost, a decision on colors, and unit-owner notices about balcony access and screen removal. Atrium provides the certificate of insurance naming the association, the schedule, lien releases with each draw, and a superintendent who communicates with management and residents through the job.
- Does a milestone inspection change the scope?
- Often. Florida's 2022 condominium safety law requires structural milestone inspections of buildings three stories and taller, and a report that finds spalling or exposed reinforcement means concrete restoration comes before paint — painting over a spall hides it for a season. Atrium does both under one license, so the restoration and the repaint are one contract and one schedule.
- What is the warranty?
- One year on workmanship on every surface fully repainted, from the building's certificate of completion, plus Sherwin-Williams' seven-year manufacturer warranty on SuperPaint Exterior, assigned to the association at closeout. Sealants, surfaces not repainted, structural movement, water intrusion from the roof, impact and vandalism, and soiling that needs cleaning rather than recoating are excluded — in writing, so there is no argument later.