HOA & Community Painting in Fort Worth, TX

Board members are volunteers, and most of them aren't painters. When three bids arrive in three different formats, the cheapest one often wins by default, and the scope differences show up later as change orders. We write HOA bids by building or by unit, with separate lines for washing, wood replacement allowances, caulking, primer, body color, trim color, doors and common elements. Each line notes the product category, sheen and number of coats, which makes side-by-side comparison much easier.

We also state the unit prices for extra wood replacement, so the board knows what happens if we open a fascia board and find more rot than expected. If your management company has a bid template or reserve-study line items, we'll fill those in exactly. We're glad to attend a board meeting or a walk with the architectural committee to answer questions in person, and we'll provide product data sheets for the board's records.

Most Fort Worth area HOAs, especially in established communities like Summerfields, Park Glen and Heritage and the newer master-planned neighborhoods north and south of the city, have an approved color palette. Sometimes that palette is two decades old and the original paint line has been discontinued. In that case, we color-match the existing palette at the paint store, paint sample boards and large wall patches, and let the committee approve the matches before any building is painted.

If the board wants to refresh the palette, we can help with that process too. We'll suggest three or four coordinated schemes that suit the brick and roof colors already on the buildings, paint sample sections on a real building in full sun and shade, and leave them up long enough for residents to see them at different times of day. The committee picks, and we document the final codes and sheens for future touch-ups.

• Color-match legacy palettes when the original line is discontinued
• Large sample patches on south and north elevations
• Written color schedule by surface for the management file
• Leftover paint labeled by building and color for maintenance

Nobody likes a surprise ladder outside their bedroom window. We phase HOA repaints by building cluster or street, usually eight to twenty units at a time, and provide the management company a notice for each phase that covers dates, sprinkler shutoffs, moving patio furniture and potted plants, pet precautions and garage door scheduling. Homeowners get a reminder the day before their building starts and a short heads-up the day garage doors are painted.

Each phase moves through the same order: wash, dry, wood repair, caulk, prime, body, trim, doors and cleanup. That routine helps homeowners plan, and it helps the board inspect. At the end of each phase, our crew lead walks with the property manager or a board representative, and the punch list is finished before the crew moves to the next cluster. Residents can call our office 24/7 with a question about their unit.

Common elements are often what make a community look tired, even when the homes are fine. Perimeter wood fences along busy roads turn gray and splotchy within a couple of summers. We clean them, replace broken pickets as an allowance, and apply a semi-transparent or solid stain chosen to match the community's look. Steel pool fencing and entry gates get scraped, rust-primed and finished in a direct-to-metal enamel. Fence posts are checked for wobble too.

Amenity buildings, clubhouses and pool restrooms get their own scope, including interior walls in scrubbable satin and exterior trim in the community's trim color. Mailbox kiosks, entry monuments, light poles and signs with painted surfaces round out the list. We usually recommend scheduling common areas at the start or end of the overall project so residents see a clear improvement at the community entrance early on. Monument lettering is masked off by hand.

Reserve studies in Texas often assume an exterior repaint every seven to ten years, but sun exposure and maintenance history change that. We can walk the community with the management company before a reserve-study update and note which buildings or elevations are aging faster, where wood rot is spreading, and which fences or metal elements need attention sooner. That gives the board real conditions to plan with, not just a schedule on paper.

Some HOAs split the repaint across two or three fiscal years to avoid a special assessment. We can phase the bid to match your budget years, prioritizing the buildings in the worst shape or the most visible streets first. Pricing for later phases is written with a clear basis so the board can budget, and we'll recheck conditions before each phase so the scope stays accurate. The board sees each phase price before it votes.