HOA and Multifamily Painting in the Bay Area: Your Complete Guide

When it comes to painting for HOAs and multifamily properties, the stakes are high. You're managing budgets that require board approval, minimizing disruption to residents' daily lives, and making decisions that affect property values and community satisfaction. This means you need a partner who delivers while understanding the importance of schedules, communication, and treating every resident like a client.

At MB Jessee Painting, we've helped maintain and restore some of the Bay Area's most recognizable neighborhoods, from modern builds to the historic Park Hill condominiums. Our in-house crews understand what it takes to provide an exceptional paint job while keeping residents happy and projects on track.

This guide covers what HOA boards and property managers need to know about planning, budgeting, and executing successful painting projects across the Bay Area.

Planning Your HOA or Multifamily Painting Project

When it's time to paint:

Bay Area multifamily buildings typically need repainting every 5-10 years, depending on several factors. Coastal exposure accelerates wear - buildings near the ocean or bay face harsher conditions than inland properties. Sun exposure matters too. South and west-facing surfaces fade faster in California's intense sunlight.

Look for these signs it's time:

• Fading or chalking paint (especially visible on darker colors)

• Peeling or cracking (indicates moisture intrusion)

• Wood rot on trim, siding, or railings (common in older Bay Area buildings)

• Dated appearance affecting property values

Don't wait for obvious failure. Proactive painting protects the underlying structure and costs less than emergency repairs.

Defining your scope:

What exactly gets painted? This seems simple, but isn’t always as straightforward as you might think.

Common scope decisions include:

• Exterior siding and trim only, or balconies and railings too?

• Common area hallways and stairwells?

• Individual unit interiors (during turnover)?

• Parking structures or garages?

Larger projects often benefit from phasing: painting one building or section at a time rather than everything simultaneously. This spreads cost over multiple budget cycles and minimizes disruption. Smaller properties (4-12 units) usually complete everything at once for efficiency.

Color selection and approval:

This is where HOA projects can get complicated. Unlike single owners making quick decisions, you need board approval and sometimes homeowner votes.

Start early. Provide sample boards showing proposed colors in actual daylight on the building exterior. What looks good on a small chip often looks different at scale. Test multiple areas if your building has varying sun exposure.

Document everything. Take photos of approved samples. Get board votes in writing. Clear records are your best friend.

Budgeting and Cost Factors for Multifamily Painting

Bay Area multifamily painting projects vary widely in cost based on several factors.

What drives pricing:

• Building size and complexity form the foundation. More units, more square footage, more cost. But complexity matters as much as size. A 10-unit Victorian with detailed trim costs more per square foot than a 20-unit stucco building with simple lines.
• Surface condition and prep requirements significantly impact cost. Buildings needing extensive wood repair, rot replacement, or lead-safe practices require more labor and specialized work.
• Access challenges add costs. Does the project require scaffolding for three-story buildings? Are parking areas limited, requiring special scheduling? Do you have narrow access points making equipment delivery difficult? These logistics affect pricing.
• Timing and scheduling matter too. Projects requiring work only during specific hours or days (to minimize resident disruption) take longer and cost more than flexible schedules.

Planning for your budget:

Get a detailed written estimate from your prospective painting contractor. Vague bids create problems - you need scope clarity right out of the gate, whether you’re still deciding on your painting company or are ready to move forward.

Also, understand what's included versus extra. Does the estimate cover minor wood repairs up to a certain dollar amount? What happens if contractors discover hidden rot once they start? Clear terms prevent disputes.

At MB Jessee, we provide detailed estimates specifying exactly what's included. Plus, our 30 years of Bay Area multifamily experience means we spot potential issues during initial inspection, giving you realistic numbers upfront.

Minimizing Disruption to Residents During Your HOA Repaint

This is often the biggest concern for property managers and boards. How do you maintain quality of life during weeks of construction activity?

Communication strategies:

• Advance notice and detailed planning set the foundation. We provide community-wide notifications at least two weeks before work begins, explaining the timeline, which buildings get painted when, and what residents should expect.
• Individual door postings go up ahead of each phase with specific dates, instructions, and contact information for questions. Residents aren't left guessing; they know exactly when their building is scheduled and what they need to do to prepare.
• Weekly progress updates and job site photos through our online portal keep property managers and boards informed throughout the project. You can see where we are, what's been completed, and what's coming next without making site visits.
• Provide residents with a clear point of contact for questions and concerns. Whether that's the property manager, board member, or our project manager directly, make sure everyone knows who to reach.

Managing the practicalities:

• Clean, respectful job sites make a difference in shared community spaces. Professional contractors protect resident property, maintain organized work areas, and clean up daily. This isn't just courtesy; it's essential for maintaining community goodwill during projects lasting several weeks.
• Parking and access require careful planning. Painting equipment, scaffolding, and contractor vehicles need space. In dense Bay Area neighborhoods where parking is already tight, this gets complicated.
• Work with your contractor to minimize impact. Can equipment be positioned to preserve resident parking? Can work schedules avoid peak arrival and departure times? Our in-house crews coordinate these logistics as part of our detailed production planning.
• Noise happens during business hours. Scraping, power washing, and equipment create sound. Most Bay Area cities restrict construction noise to daytime hours (typically 8 AM to 6 PM on weekdays). That helps, but residents working from home may still experience disruption.
• Set expectations upfront. A few weeks of daytime noise is the reality. Most residents accept this when they understand it's temporary and necessary.
• Balconies, patios, and common areas will be temporarily inaccessible. Residents may need to remove items from balconies, avoid certain stairwells, or use alternate entrances during specific work phases.

Good contractors minimize access restrictions by coordinating work efficiently. At MB Jessee, we use employee painters (not subcontractors), which gives us better control over scheduling and coordination. This consistency helps projects move smoothly with less disruption.

Selecting the Right Painting Contractor

Your contractor choice determines project success more than any other factor.

Essential qualifications:

• A reputation for professionalism and multifamily experience matters enormously. Small painting contractors often lack the project management skills, insurance coverage, and coordination abilities needed for HOA and multifamily work. Look for contractors with a proven track record of on-time, on-budget projects. Ask for references from other property managers or HOA boards.
• Proper licensing and insurance protect your association from liability. Verify the contractor holds a valid California contractor's license. Confirm they carry both general liability insurance and workers' compensation coverage. Don't accept verbal assurances; request certificates of insurance.
• Employee painters versus subcontractors affects quality consistency and accountability. Contractors using employee crews provide more reliable scheduling, better quality control, and clearer accountability. Subcontractor models introduce variability and coordination challenges.
• Clear communication and detailed proposals are a must-have, with written scope, timeline, product specifications, and payment terms.

Important questions to ask:

• How many similar buildings have you painted?

• Can you provide references from property managers or HOA boards?

• What's your approach to resident communication during projects?

• How do you handle unexpected repairs or scope changes?

• What warranty do you provide on workmanship?

• Are you lead-safe certified for pre-1978 buildings?

Red flags to watch for:

• Won't provide detailed written estimates

• Can't supply proof of insurance

• No multifamily references available

• Pressure tactics or rushing decisions

• Unusually low bids (likely cutting corners somewhere)

Why property managers and HOA boards choose MB Jessee:

We bring over 30 years of Bay Area multifamily experience to every project. We've painted everything from small HOA townhome developments to large apartment complexes throughout Oakland, Berkeley, and San Francisco.

Our large, uniformed, in-house crews (never subcontractors) are fully trained and background checked. This ensures consistency and quality control throughout your project. If any issues arise, you work with us directly, not a rotating cast of subcontractors.

We also provide clear, consistent communication from estimate to final walkthrough. Our detailed production plans break projects into manageable phases, building by building or floor by floor. Weekly progress updates and job site photos through our online portal keep you informed every step of the way.

We're lead-safe certified for older Bay Area buildings and offer in-house carpentry services for wood rot repairs and surface restoration. Rather than coordinating separate contractors for painting and structural repairs, we handle both, streamlining your project and accountability.

Our 3-year workmanship warranty backs up our commitment to quality. We focus on proper surface prep, quality materials, and lasting results, not just making things look good temporarily.

What to Expect During Your Painting Project

Understanding the process helps set realistic expectations for boards and residents.

Typical timelines:

Project length depends primarily on building size and complexity:

• Small buildings (4-8 units): 1-2 weeks

• Medium buildings (10-20 units): 2-4 weeks

• Large complexes (20+ units): 4-8 weeks, often completed in phases

The MB Jessee HOA painting process:

We've refined our approach over nearly 30 years to minimize disruption while maximizing results.

Step 1: Detailed Production Planning
We create a building-by-building, floor-by-floor, or phase-by-phase roadmap tailored to your community's needs and approved by the board. Everyone knows what's happening and when.

Step 2: Resident Communication
We send community-wide notifications and individual door postings ahead of each phase. Residents get dates, instructions, and contact info - no surprises.

Step 3: Prep and Paint, One Phase at a Time
We fully complete each phase before moving on. Our crews work efficiently, keep sites clean, and follow all safety and compliance protocols.

Surface preparation takes 40-60% of total project time. We power wash to remove dirt and chalking, scrape loose paint, sand rough areas, and repair damaged wood.

Paint application involves two coats for proper coverage and durability. We use low-VOC products that are odor-free, allowing painted areas to be ready for use right away.

Step 4: Walkthrough and Sign-Off
At the end of each phase, we walk the property with the property manager or board representative to ensure complete satisfaction before moving on.

Step 5: Progress Updates
We provide regular updates and job site photos via our online portal. You're never in the dark about where we are or what's next.

Living through the project:

Residents should expect:

• Daytime noise during business hours (scraping, equipment, conversation)

• Temporary parking restrictions in work areas

• Limited access to balconies, patios, or specific stairwells during painting

• Minimal paint smell—we use low-VOC, odor-free products that allow painted areas to be ready for use right away

• Professional crew presence on property throughout work hours

Most residents adapt well when they understand the temporary nature and importance of the work. Clear communication and clean, respectful job sites go a long way toward maintaining community satisfaction.

Q. How often should we repaint our multifamily building?

Most Bay Area multifamily buildings need repainting every 5-10 years. Coastal properties or those with intense sun exposure may need more frequent painting. Regular maintenance extends the interval - addressing small issues prevents larger problems.

Q. Can we paint just part of the building or do we need to do everything?

You can phase projects by building, section, or even by street-facing versus rear areas. However, be aware that paint fades over time. New paint next to five-year-old paint will show color difference initially. Matching existing colors perfectly is difficult once paint has weathered.

Q. How do we choose colors that satisfy everyone?

Perfect consensus is rare, unfortunately. Focus on options that maintain or enhance property values while respecting the building's architectural style. Sample boards installed on the actual building help people visualize results. Consider forming a small color committee rather than surveying all residents since too many opinions create gridlock.

Q. Do you handle lead paint issues in older Bay Area buildings?

Yes. We're EPA lead-safe certified and follow all required protocols for pre-1978 buildings. This includes containment, specialized removal techniques, proper disposal, and documentation. Lead-safe practices add time and cost but are legally required and protect residents' health.

Q. What does your warranty cover?

Our 3-year workmanship warranty covers any paint failure due to application issues—peeling, cracking, or improper adhesion resulting from our work. It doesn't cover damage from building defects, weather events, or normal wear. We return to address any warranted issues at no charge.

Ready To Discuss Your HOA or Multifamily Painting Project?

Contact MB Jessee Painting for a detailed consultation and estimate. We'll walk your property, understand your specific needs and constraints, and provide a comprehensive proposal that gives your board the information needed to make confident decisions.

It would be our pleasure to help protect and enhance your Bay Area community.