[IMAGE PLACEHOLDER] Hero background — condo building exterior repaint, wide shot
Services · HOA & Condo
HOA & Condo Painting in Jacksonville, FL
Exterior repaints, corridors, breezeways, stairwells and clubhouses for condo associations and HOA communities across Northeast Florida. We work to your architectural guidelines, provide board-ready written proposals, and scope projects to align with your reserve study — because under Florida law, exterior painting is a funded reserve component.
Insured · COI naming your association · Board-ready proposals
Board-Ready Proposals
Written scope your board can review and vote on.
Reserve-Aligned
Scoped to match your SIRS funding plan.
Guideline Compliant
We paint to your architectural standards.
Phased Scheduling
Building by building, around resident access.
Florida Law
Exterior painting is one of the eight components Florida law requires you to fund
Since the post-Surfside reforms, Florida condominium and cooperative associations with buildings of three or more habitable stories must commission a Structural Integrity Reserve Study — a SIRS — every ten years.
A SIRS covers eight components. Most boards know about the roof, the structure, and the plumbing. Fewer realise the list explicitly includes waterproofing and exterior painting.
The eight SIRS components:
- Roof
- Load-bearing structure
- Fireproofing and fire protection systems
- Plumbing
- Electrical systems
- Waterproofing and exterior painting
- Windows and exterior doors
- Any other item above the annual threshold ($25,675 for 2026) affecting those systems
As of 1 January 2026, reserve funding for SIRS components is mandatory. Associations can no longer waive or reduce it by owner vote.
For a board, that changes the question. Exterior painting isn’t a discretionary line item to be deferred another year — it’s a reserve component with a statutory funding obligation and an assessed useful life behind it.
What that means practically: your reserve study already contains an estimated remaining useful life and a replacement cost for your exterior coating system. When that number was set, someone made an assumption about scope, prep and product. Painting to a lower spec than the study assumed shortens the cycle and quietly underfunds the next one.
That’s the conversation we’d rather have with a board than a price conversation.
This is general information, not legal or engineering advice. Fla. Stat. §718.112(2)(g) and §553.899 have been amended several times since 2022 and specifics vary by building. Confirm your association’s obligations with your attorney, CAM and reserve professional. Paintcoats does not perform structural integrity reserve studies or milestone inspections — those require a licensed architect, licensed engineer, or credentialed reserve specialist. We do the painting and coating work a reserve study budgets for.
Last reviewed: August 2026
Timing
When your building is due
Separate from the SIRS, Florida requires milestone inspections for condominium and cooperative buildings of three or more habitable stories:
| Location | First Inspection Due | Then |
|---|---|---|
| Within 3 miles of the coastline | 25 years after certificate of occupancy | Every 10 years |
| Everywhere else | 30 years | Every 10 years |
Why this matters in Jacksonville: the coastal threshold captures Jacksonville Beach, Neptune Beach, Atlantic Beach and Ponte Vedra — those buildings hit the requirement five years earlier than inland ones. Downtown, San Marco and the St. Johns River corridor fall under the 30-year rule.
Where painting fits: a milestone inspection frequently identifies coating failure, sealant deterioration and water intrusion at the building envelope. Those findings become scoped repair work — and painting and waterproofing are usually part of the remedy rather than a separate cosmetic project.
HB 913 also allows a board that’s completed a milestone inspection identifying necessary repairs to pause reserve contributions for up to two consecutive budget years to redirect funds into the repairs, subject to an owner vote. Worth knowing when you’re scoping timing.
Scope
What we handle for associations
Exterior
- Building envelope repaints — stucco, siding, trim
- Elastomeric and waterproofing coatings
- Balconies, railings and soffits
- Breezeways and exterior stairwells
- Sealant and caulking at joints and penetrations
- Garages, carports and outbuildings
- Pool enclosures and amenity structures
Interior Common Areas
- Corridors and lobbies
- Interior stairwells
- Clubhouse, leasing and amenity spaces
- Fitness rooms and community rooms
- Mail and package rooms
- Trash and utility rooms
- Unit doors and door frames
Individual unit interiors are usually the owner’s responsibility rather than the association’s — but if your association handles them, we do those too.
Proof, Not Promises
Recent association painting, before and after
Photos go here as jobs complete — every project gets documented, before and after.
[IMAGE PLACEHOLDER]
BEFORE — Building exterior
[IMAGE PLACEHOLDER]
AFTER — Building exterior
Building Exterior
[IMAGE PLACEHOLDER]
BEFORE — Corridor & common area
[IMAGE PLACEHOLDER]
AFTER — Corridor & common area
Corridor & Common Area
How We Work With Boards
Built around how associations actually decide
Board decisions move on a different timeline from a property manager’s. We plan for that rather than pushing against it.
Written proposals your board can actually review
Scope, product specification, surface preparation method, warranty terms and phasing — in plain language, formatted for a board packet. Not a one-line quote a treasurer has to defend at a meeting.
We work to your architectural guidelines
Color schemes, approved palettes and community standards. If your documents require architectural review committee approval before work starts, we build that into the timeline instead of discovering it halfway through.
Phased scheduling around residents
Building by building or elevation by elevation, with notice to residents about balcony access, window operation and parking. Owners live here — a schedule that ignores that generates complaints that land on the board, not on us.
Documentation for your records
Photos, product data sheets and warranty documentation, filed so it’s available for your next reserve study update. Your reserve professional will ask what was applied and when.
Meeting attendance if you want it
We’ll present a scope to the board or an owners’ meeting. Painting projects at association scale are usually the second-largest line item after roofing, and owners ask questions.
Northeast Florida Conditions
What the coast does to a coating system
Salt air accelerates everything
Buildings east of the Intracoastal see faster coating breakdown, particularly around window frames, railings and any exposed metal. Fasteners corrode, sealants fail earlier, and a coating cycle that would run ten years inland runs shorter here.
Wind-driven rain finds the joints
Northeast Florida’s storm exposure means water intrusion happens at joints and penetrations rather than through the field of the wall. Sealant condition matters as much as coating condition, and repainting over failed sealant traps water rather than excluding it.
Humidity and mildew on shaded elevations
North-facing elevations and anything under tree canopy hold moisture. Mildew and algae establish first there, and coating over untreated growth means it returns within a season or two.
UV load on south and west elevations
Around 220 sunny days a year. South and west elevations fade and chalk faster than north and east — which is why a building repainted uniformly can look uneven after four years if the product wasn’t specified for it.
HOA Communities
If you’re an HOA rather than a condo association
Most single-family HOAs and townhome communities, and buildings under three habitable stories, are generally exempt from SIRS and milestone inspection requirements. Different obligations, different planning.
What usually drives painting for HOAs instead:
- Traditional reserve study cycles — most communities still run them even where not statutorily required
- Architectural guideline enforcement — repainting to bring an owner back into compliance
- Common structures — clubhouses, gatehouses, mail kiosks, fencing, pool enclosures
- Curb appeal and property values — the reason boards actually get pushed by owners
We handle both. The compliance conversation just looks different.
Questions
Association painting questions
Is exterior painting really covered by Florida’s reserve requirements?
Yes. Fla. Stat. §718.112(2)(g) lists “waterproofing and exterior painting” among the components a Structural Integrity Reserve Study must cover, for condominium and cooperative buildings of three or more habitable stories. Confirm your association’s specific obligations with your attorney and reserve professional.
Can Paintcoats perform our SIRS?
No. A SIRS must be performed by a licensed architect, licensed engineer, or a credentialed reserve specialist (RS or PRA). We do the painting and coating work a reserve study budgets for — and we’ll scope to match what your study assumed.
When is our milestone inspection due?
Thirty years after certificate of occupancy, or twenty-five if the building is within three miles of the coastline — then every ten years. In Jacksonville that coastal threshold captures the Beaches and Ponte Vedra.
Our reserves are underfunded. What are the options?
That’s a board and reserve-professional conversation, not ours. HB 913 does permit loans, lines of credit and special assessments as funding sources, and a limited pause on reserve contributions after a milestone inspection identifies repairs. What we can do is scope work in phases so it aligns with what’s actually funded.
How long does a community repaint take?
Depends on building count, elevation area and access. We phase by building or elevation and give you a schedule up front. A single mid-size building is usually weeks; a full community can run months.
Do you work around residents?
Yes. Notice for balcony access, window operation and parking, scheduled so people aren’t sealed out of their own homes without warning.
Will you present to our board?
Yes. We’ll attend a board meeting or owners’ meeting and walk through scope, product and phasing.
Do you handle waterproofing and sealants, or just paint?
Both. On a building envelope they aren’t separable — repainting over failed sealant traps water instead of excluding it.
Can you match our existing color scheme?
Yes, including to your architectural guidelines. If there’s no record of the original specification we can have a sample scanned to match the coating as it currently reads.
Do you carry insurance naming the association?
Yes. COI naming your association, W-9 and lien waivers within 24 hours of request. If your management company has additional vendor requirements, send them and we’ll match them.
Get a board-ready proposal
Tell us the community, the building count and roughly where you are in your reserve cycle. We’ll walk it at no charge and come back with a written scope your board can review — including phasing options if the funding is staged.
Serving condo associations and HOA communities across Duval, Clay, St. Johns and Nassau counties.