HOA and multifamily repaints · Miami-Dade County
HOA and multifamily repaints in Miami-Dade
An association repaint answers to a board, a budget and every resident who parks under a stage. The work itself is familiar. The planning is what takes time.
Under Florida's condo statute, the reserve study for a building of three or more stories has to account for exterior painting and waterproofing. Boards in Miami-Dade often line up the repaint with that study and with the county recertification cycle.
Color often needs approval at two levels. The association's own rules come first, and then any city review, such as North Miami Beach's light reflectance rule for commercial districts or the Bal Harbour Architectural Review Board.
Romco phases the work building by building or elevation by elevation, with notices to residents ahead of each phase so balconies are cleared and cars moved in time.
Order of work
- Review the reserve study or inspection findings with the board
- Submit colors to the association and any city review
- Post resident notices for each phase
- Pressure wash and log repairs
- Coordinate repairs, then prime and coat each phase
- Walk each phase with management and close the punch list
What usually goes wrong
Where this kind of job slips in Miami-Dade, and the control
Board decisions stall the start
Colors and scope often need a board vote. Romco provides the written scope and color schedule the board needs to decide.
Residents not told
Missed notices mean blocked balconies and cars in the way. Each phase gets posted and emailed notices agreed with management.
Repairs uncovered
Cracks and rust stains appear once walls are washed. Romco logs them and reports to the board before coating.
Outside scope
Romco does not prepare reserve studies or recertification reports. Structural repair, balcony railings and roofing are coordinated with licensed firms. Single-family homes are not in scope.
Questions
About hoa and multifamily repaints
Does exterior painting belong in a condo reserve study?
Florida's condo statute lists waterproofing and exterior painting among the structural integrity reserve study items. Romco quotes the work; it does not prepare the study.
Who approves the colors for an HOA repaint?
The association's board under its own rules, and in some cities a city review as well. Romco submits to both when needed.
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.
HOA and multifamily 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 →
- High-rise and condo exterior repaintsCoastal condo towers on swing stages or rope descent, sequenced behind façade repairs.High-rise and condo exterior repaints 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 →
- 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.