Exteriors and garages
The part of the building that meets the weather
Railings, entrances and parking levels wear fastest and are seen by everyone. We plan them around the weather window and around the people who use them.
Access that fits the building
Lifts, swing stages or ladders, chosen for the height and the grounds, with fall protection on every lift and stage.
Owners told before we reach them
A notice goes to each balcony's owner before we get there, with the day and what to move.
Prep
What each exterior surface gets first
Balcony and walkway railings
Scrape loose paint, wire-brush and treat rust, prime bare metal, then two coats of enamel. Fasteners and glass are masked.
Garage walls, columns and stripes
Wash, patch, seal and paint. Parking is moved a level at a time, with notice, and stripes are laid out again from your plan.
Masonry and stucco
Wash, repair cracks, prime and apply a breathable masonry coating. Water problems are flagged for the board, not painted over.
Entrances, doors and awnings
Done in the quiet hours so the front door is open for deliveries and visitors, with wet-paint signs and a clear path.
Planning around the weather
When exterior work fits the year
The ranges are typical for the Washington area. Your schedule sets the real dates.
- 01April to May
Spring
Wash and prep as the cold ends
Book now for summer
Rain days are built into the schedule
- 02June to August
Summer
Early starts in the heat
Garages and shaded sides first
Storm days move the crew inside
- 03September to early November
Fall
The best window for railings
Cooler mornings for masonry
Finish before the first hard cold
Exterior questions
What do you need from us for a bid?
A walk-through with the manager or a board member, the list of spaces and floors, any past scope or paint schedule, and the building's rules for contractors: elevator reservations, quiet hours and parking. We send the written bid after the walk.
What does the bid not include?
Repairs found once the paint is off, such as plaster, water damage or rusted rails past surface treatment, extra colors beyond those on the approval sheet, and work outside the listed spaces. If we find something, we stop, photograph it and write a change order for the board before going on.
How are payments scheduled?
Most associations pay a deposit when the board signs, progress payments by floor or stage, and a final payment after the punch-list walk. The schedule is on the bid, and we invoice the management company if you ask us to.
Do you carry insurance, and who is named on it?
We carry general liability and workers' compensation. Your association and management company are named as certificate holders, and the certificate goes to your manager before the first day.
Planning next season's exterior?
Send the list and we will walk it with your manager before the board sets the budget.