High-rise and condo exterior repaints · Miami-Dade County
High-rise and condo exterior repaints in Miami-Dade
A tower repaint in Miami-Dade is mostly an access and sequencing problem. Swing stages, rope descent and lifts all carry federal rules, and the façade often needs repairs that must be finished before paint goes on.
The county requires a recertification inspection at 30 years and every 10 years after. Some coastal condo and co-op buildings of three or more stories are due earlier, at 25 years. The county says the façade is now part of that inspection. It does not say the building must be repainted.
Florida's condo law makes exterior painting and waterproofing a required line in the structural integrity reserve study. Many boards therefore plan the repaint alongside the repairs the inspection turns up, so the coating goes over sound concrete and stucco.
Rope descent waits on paperwork from the owner: OSHA wants a written statement that each roof anchor holds 5,000 pounds per person and has been tested and certified. Romco asks for that letter at the start.
County and city rules for towers are on the Miami-Dade permit guide
Order of work
- Review the recertification or reserve study findings with the board and engineer
- Obtain the owner's written anchorage confirmation and plan the drops
- Pressure wash each drop with runoff kept out of storm drains
- Sequence façade repairs ahead of coating on each drop
- Prime and apply the coating system drop by drop
- Inspect each elevation with management and close the punch list
What usually goes wrong
Where this kind of job slips in Miami-Dade, and the control
Anchorage paperwork missing
Without the owner's written anchorage confirmation, rope descent cannot start. Romco requests it with the scope so the drop schedule does not stall at the roofline.
Repairs found mid-drop
Spalls and cracks often appear only once a stage is on the wall. Repairs are logged per drop and sequenced with the engineer and repair contractor before coating that drop.
Hurricane season
June 1 to November 30 is hurricane season. Stages and rigging come down or are secured to a written plan when a storm is forecast.
Residents and balconies
Every drop passes balconies and windows. Notices, balcony clearing and window protection are scheduled drop by drop with management.
Outside scope
Recertification reports are signed by the building's engineer, not by Romco. Concrete restoration, structural design, and new windows or railings each go to a firm licensed for that trade, on Romco's schedule.
Questions
About high-rise and condo exterior repaints
Is a repaint required by the 30 or 25-year recertification?
Not on the county's recertification page, which does not mention paint. It does include the façade, and boards often schedule a repaint after the repairs the inspection brings out.
Can Romco use rope descent on a tall Miami-Dade tower?
Where it suits the building. OSHA limits rope descent to 300 feet above grade unless other access is shown not to be feasible, so taller elevations usually go to swing stages.
What does a commercial repaint cost?
It depends on surface area, height, access, the condition of the substrate and the rules at the address. A coastal tower on swing stages and a one-story strip center inland are different jobs. Romco walks the building, writes the scope down and quotes that scope. No figures appear on this site because a number given before the walk would not hold.
What size of building will Romco quote?
Any size. A single storefront bay, a full office floor, a Doral distribution warehouse or a coastal condo tower all get the same process: a site walk, a jurisdiction check and a written scope.
Is Romco licensed?
Romco Builders is a licensed Florida general contractor, headquartered in Fort Lauderdale. It manages painting as part of that work.
How Romco runs it
The same six stages, every job
Site walk and jurisdiction check
Romco walks the building, measures the surfaces and confirms whether the county or a city building official governs the folio.
Approvals and colors
Any color board, historic review, zoning permit or roof-coating permit the address needs is filed before materials are ordered.
Phasing and protection
Work is split around open tenants, residents and traffic. Floors, glazing, landscaping and storm drains are protected before prep starts.
Surface prep
Cleaning, scraping, patching and priming, with wash water kept out of storm drains as county and city rules require.
Coating application
Coats go on in the order the system calls for, with exterior work timed around rainy-season weather.
Punch list and turnover
Romco walks the finished work with the owner or manager, fixes the punch items and hands over the color and product schedule.
High-rise and condo exterior repaints throughout Miami-Dade, including Miami, Miami Beach, Hialeah, Coral Gables, Doral, Homestead, Miami Gardens, North Miami, North Miami Beach, Aventura, and every other Miami-Dade city.
Other painting work
More commercial painting Romco quotes
- Interior commercial paintingLobbies, corridors, offices and back-of-house, phased so the building keeps working.Interior commercial painting in Miami-Dade →
- Exterior commercial paintingStucco walls, trim and railings, with city color approvals filed before the first coat.Exterior commercial painting in Miami-Dade →
- Warehouse and industrial paintingTall walls, steel and docks in the MIA and Doral logistics belt, worked around trucks.Warehouse and industrial painting in Miami-Dade →
- Parking garage coatings and stripingDeck coatings, wall and column paint, and striping, phased level by level.Parking garage coatings and striping in Miami-Dade →
- Airport and transportation facility paintingQuotes for airport, seaport and transit buildings, with badging and escorts planned in.Airport and transportation facility painting in Miami-Dade →
- Office, retail and tenant improvement paintingSuites, storefronts and tenant fit-outs painted to the lease date, not the painter's.Office, retail and tenant improvement painting in Miami-Dade →
- HOA and multifamily repaintsAssociation and apartment repaints planned with the board, reserve study and residents.HOA and multifamily repaints in Miami-Dade →
- Hotel and hospitality paintingGuest floors, façades and public areas, with historic color rules and guests in mind.Hotel and hospitality painting in Miami-Dade →
- Hospital, clinic and school building paintingWards, clinics and classrooms repainted one zone at a time while the building stays open.Hospital, clinic and school building painting in Miami-Dade →
- Elastomeric and waterproofing coatingsElastomeric wall systems and waterproofing coats, with roof-coating permits handled first.Elastomeric and waterproofing coatings in Miami-Dade →
- Pressure washing and surface prepWashing, scraping and patching that set up the coating, with runoff kept out of drains.Pressure washing and surface prep in Miami-Dade →
- Something else?Planning a repaint around a recertification or a reserve study? Say so in the message and Romco will plan the painting around that work.Call (305) 760-9827 →
Commercial painting anywhere in Miami-Dade
Tell us about the building and Romco will set up a site walk
Romco Builders is a licensed Florida general contractor, headquartered in Fort Lauderdale. Include the address and how the building is used. Romco replies Monday to Friday, 10 to 6.