Multifamily & HOA Painting in Colorado Springs, CO

Why the repair scope is the whole ballgame

On a multifamily exterior, the difference between a bid that holds and a bid that doubles is what was found before the crew arrived rather than after. Colorado properties built through the 1980s, 90s and 2000s carry a predictable set of failures, and every one of them costs more as a change order than as a line item:

• Stucco cracking at window corners and control joints, and soft patches where water has tracked behind it.
• Failed sealant at every dissimilar-material joint - the most common single source of water entry.
• Split or rotten trim at fascia, balcony framing and stair stringers.
• Siding gone soft at the bottom course, under downspouts and behind planting.
• Hail bruising on the elevations that took the last storm, which often reads as fine until it is washed.

Painting, drywall, stucco and trim in one scope

Happy Painting does the repairs as well as the coating - drywall, stucco, siding and trim - which on a multifamily property means one contractor, one schedule and one point of accountability rather than a painter waiting on a carpenter who is waiting on a stucco crew. For a property manager that is the difference between a project that lands on its date and one that slips a month at every handoff.

What a property manager or board should ask for

Whoever is bidding your property should be able to give you a per-building sequence with dates, a written repair allowance and how overage is handled, the resident notification plan, how access to entries and parking is maintained, and what happens if weather takes a week out of the schedule. Ask what the plan is for the elevations that cannot be reached from a ladder, too - that is where a bid quietly assumes something it has not priced.