Apartment & Property Management Painting
Unit turnovers on a deadline, common areas that stay presentable, and one crew that already knows your building's spec.
For a property manager, a repaint isn't a home improvement project — it's a line item on a turnover clock. A unit that sits empty an extra four days because a painter overran costs more than the paint did. The metrics that matter are turnaround time, consistency between units, and whether you have to inspect every single job.
We work with landlords, HOAs, condo boards and management companies across Orange County on exactly that basis: a documented spec, a reliable schedule, and one point of contact.
Unit turnovers
Turnover painting is its own discipline. We standardize on your spec — the same wall color, ceiling white, trim finish and product line across every unit — so touch-ups years from now still match and you're not maintaining a spreadsheet of what went where.
Standard turnover scope covers walls, ceilings, trim, doors, closets and any tenant damage repair: nail holes, wall anchors, gouges, scuffed corners and the inevitable patch behind where a TV was mounted. Nicotine, water stains and marker get stain-blocked rather than coated over and left to bleed back through.
We can hold a standing schedule for portfolios with predictable turnover, which usually means we're in the unit the day after the keys come back rather than the following week.
Common areas and building interiors
Corridors, lobbies, stairwells, elevator vestibules, laundry and mail rooms, community rooms, fitness rooms and parking garages. These are the surfaces a prospective tenant sees before they see the unit, and they take constant abuse from furniture moves.
Common area work gets phased so residents always have access, with wet areas signed and one stairwell or corridor kept open at all times. High-traffic corridors get scrubbable commercial-grade coatings, not residential eggshell — the extra cost per gallon is trivial against repainting a year early.
Building exteriors and HOA work
Full building exteriors, entry doors, unit doors, railings, balconies, stairs, trim, soffits and fascia, plus fence and pergola staining across a community. Exterior scheduling gets planned around the season and around resident notice requirements.
For HOA and condo boards we can provide a written multi-year exterior maintenance plan — which buildings and elevations get done in which year, so the association can budget the reserve properly instead of facing the whole property at once.
Also see power washing: an annual soft wash of building exteriors and walkways materially extends the life of the coating and is a fraction of the cost of repainting early.
What's included
- Documented per-property spec so every unit matches, year after year
- Fast turnover scheduling — often next-day from key return
- Tenant damage repair, patching and stain blocking included
- Common areas phased so residents always have access
- Commercial-grade scrubbable coatings in corridors and stairwells
- Building exteriors, unit doors, railings, balconies and stairs
- Multi-year exterior maintenance plans for HOA and condo budgeting
- One point of contact, consolidated invoicing, COIs on file
Portfolios and buildings we serve
Rental and association work is concentrated in the denser parts of the county. Middletown and Newburgh have the most multi-family and two-family buildings, and their older stock means stain-blocking, plaster patching and lead-safe prep on many turnovers. Garden apartments and condo communities in New Windsor, Monroe and Central Valley run on a standard spec unit after unit. HOA and condo exteriors in Washingtonville, Chester and Goshen are scheduled building by building. Two-families and small rentals in Walden, Harriman, Montgomery, Warwick, Florida, Cornwall and Greenwood Lake — including former summer cottages now rented year-round — make up the rest. Owners with units in Highland Mills or anywhere in Woodbury are closest to our shop for a next-day start.
Recent commercial-grade work
Property management painting — questions
A standard one- or two-bedroom turnover is usually a one- to two-day job. For portfolios with predictable turnover we hold a standing schedule so we're in the unit the day after keys come back rather than the following week.
Yes. Multiple units, whole buildings and ongoing portfolio work are priced differently to one-off jobs. We'll put a rate schedule in writing so you can budget rather than requoting every unit.
Yes, and we recommend it. We keep your wall, ceiling and trim colors, sheens and product lines documented per property so units stay consistent and touch-ups still match in three years.
Yes. Common areas get phased so residents always have access, wet areas are signed, and at least one stairwell or corridor stays open. We coordinate notices with your management team.
Yes — building exteriors, unit doors, railings, balconies, common areas and fencing. We can also provide a written multi-year exterior plan so the association can budget the reserve properly.
Yes. Our coverage includes commercial general liability plus workers' comp for the crew. Tell us whether the owner, the management company or the association has to be named, and our carrier issues the certificate before our first day in the building.