HOA & Multi‑Unit Painting – Antioch, CA

Antioch's HOA landscape is a mix of smaller condo developments and rental-heavy multi-unit properties, many built in the 1980s and 90s as the city expanded inland from the Delta. These communities don't always have the elaborate CC&R structures of larger master-planned HOAs, but they still have boards, budgets, and residents who need the work done without disruption to daily life.

We work with smaller condo HOA communities spread across Antioch's tract neighborhoods, as well as mixed owner-tenant buildings where the property manager handles coordination. Delta-edge communities on the north side of the city deal with more humidity exposure, which accelerates paint failure on north-facing exterior walls and stucco surfaces — those buildings typically need more frequent repaints than the drier inland communities. We also paint multi-unit rental buildings where the owner handles the HOA function directly. Whatever the management structure, the job gets the same pre-bid walk, scope documentation, and color-approval process.

We start with a pre-bid walk with the board contact or property manager to document every surface in scope — building exteriors, fences, carports, gates, mailbox structures, and common-area elements. We then produce a written scope with surface-by-surface detail. If the HOA has existing CC&R color requirements, we pull the specified colors and confirm them before preparing sample boards. Boards that need ARC review get our documentation package in whatever format the association requires. We don't start work until written approval is in hand.

Door-hanger notices go out 7–10 days before work starts in each area, identifying the dates, what residents need to move or cover, and a contact number for questions. For condo properties we also coordinate parking and access notices with the property manager so residents aren't blocked from their units during active work. Signage goes up at active work zones each day. We work to minimize the number of days any individual unit is directly impacted by rotating through the property in planned phases.

Our crews are lift-certified for elevated exterior work. Active work zones are barricaded and signed each day. We carry ID and can work within gated-entry communities that require badge check-in. Occupied-building work means we don't block entries or stairwells without advance coordination, and we restore safe passage at the end of each workday. Scheduling is phased so that the whole building isn't disrupted at once — we work section by section based on the property layout.

Building count, total lineal feet of exterior surface, and surface condition are the main variables. Properties with heavy weathering or failed prior paint need additional prep — pressure washing, scraping, and spot priming — before new paint can go on. North-facing Delta-edge buildings with accelerated paint failure may need more surface prep than inland units of similar age. Paint specification matters: Sherwin-Williams Duration, Benjamin Moore Aura Exterior, and Dunn-Edwards Evershield or Spartashield all price differently and carry different expected service intervals. Scaffolding versus lift access also affects cost depending on building height and site constraints.