HOA & Multi‑Unit Painting – Brentwood, CA

Brentwood has some of the most structured HOA environments in the East Bay — Trilogy (an active 55+ community), Summerset, Brentwood Hills, and other master-planned developments with detailed CC&Rs, ARC review committees, and specific approved-color palettes. Getting a project approved in these communities requires documentation and process, not just a bid number.

We work with Brentwood's major master-planned communities: Trilogy Brentwood (55+ Del Webb), Summerset, and Brentwood Hills, as well as smaller HOA developments across the city. Each of these communities has its own CC&R structure, approved color list, and ARC review timeline. Trilogy and Summerset, for example, typically require sample boards in approved colors and a formal ARC submission before any exterior painting begins. Older downtown Brentwood has fewer formal HOA structures but some property management arrangements on Victorian-era multi-unit buildings. We work across all of these and know the paperwork each one requires.

We start by reading the CC&Rs in full — not just the color section. Scope restrictions, surface exclusions, paint brand requirements, and notice obligations vary by community. Once we understand the rules, we do a pre-bid walk with the board contact or property manager, document all surfaces in scope, and prepare a written scope package. Sample boards go out in the CC&R-approved colors for board and ARC review. We don't schedule work until written ARC approval is confirmed — that protects both us and the HOA from doing work that gets rejected.

In active 55+ communities like Trilogy, residents are home during the day and need clear, advance communication. Door-hanger notices go out 7–10 days before work starts in each phase, specifying dates, what to move or cover, and a contact number. For communities with formal communication channels — community newsletters, bulletin boards, online portals — we provide the board with text they can distribute through those channels in advance. Signage goes up at active work zones each day. We rotate through the property in phases so no section is disrupted for more than a few days at a time.

Our crews are lift-certified for all elevated exterior work. Gated communities that require contractor badge check-in get that handled before the first day on-site — we don't send crews to a gate without credentials. Active work zones are barricaded and signed. In occupied communities we do not block entryways, walkways, or emergency vehicle paths without advance coordination. Scheduling in large Brentwood master-planned communities typically runs in phases tied to building clusters or street sections to minimize overall disruption across the property.

Unit count, building count, and total exterior surface area are the primary variables. Master-planned communities with dozens of buildings run larger contracts than smaller HOA developments. Surface condition matters: Brentwood's hot, dry summers accelerate paint failure on south- and west-facing exposures, so those surfaces often need more prep. CC&R-specified paint brands (some Brentwood HOAs require specific Sherwin-Williams Duration or Dunn-Edwards Evershield products) affect material cost. Scaffolding requirements on two-story buildings, gate-access coordination, and phasing across a large property all contribute to scheduling cost.