5 Non-Negotiable Questions to Ask Before Choosing a Painting Contractor for Your Large-Scale Condominium Project

Are you a property manager or board member in charge of an interior or exterior painting project?

As a property manager, you are the final checkpoint before a condo board commits to a significant capital investment. However, vague proposals and hidden costs can turn a necessary painting project into a year-long headache.

To ensure your condo association receives a premium finish that lasts and avoids budget overruns, you must ask the right questions up front.

These five questions will help you separate the simple painters from the specialized, capital-improvement partners.

1. What is your experience with this type of project?

Kelly’s Property Services has extensive experience handling large-scale painting projects for multi-building properties. We specialize in working within occupied spaces and coordinating with residents and unit owners daily. Our goal is to minimize disruption while keeping projects strictly on schedule, with the highest level of quality control, to ensure your community remains functional and satisfied throughout the process.

2. What is your process for project planning and management?

The process begins with a full scope review and on-site walkthrough. This is followed by establishing a clear communication plan—the key to a smooth process. A dedicated Project Manager oversees all logistics:

• Scheduling and Phasing: Breaking the project into manageable, minimally disruptive stages.

• Resident Notifications: Proactively informing residents of work areas, parking restrictions, and access needs.

• Daily Updates: Providing continuous feedback to you and the site contact on progress and potential issues.

• Quality Checks: Ensuring the work meets Kelly’s and manufacturer standards every day.

3. Can you provide a detailed cost estimate and timeline?

Kelly’s delivers a line-by-line estimate that covers all labor, specific materials (e.g., brand and product lines), and optional items. This detailed approach provides maximum transparency, which is essential for board approval. Our timelines are realistic and guaranteed, including:

• Specific start and completion dates.

• Detailed phases of the project.

• Clear resident expectations to avoid costly change orders and timeline surprises.

4. Do you have the necessary contractor licenses and insurance?

Yes, Kelly’s holds all required local and state licenses and carries full insurance, including general liability and comprehensive workers’ compensation. We ensure updated certificates are immediately available for property managers to guarantee compliance and protect the association from unnecessary risk. This due diligence is a non-negotiable part of our partnership. We also carry our CSL, to ensure structural repairs to rotted wood are meticulously performed without any delays to the project timeline.

5. How do you ensure quality and customer satisfaction?

Quality control is integrated at every stage, not just the last one. We focus on:

• Durable Materials: Using only the highest-quality primers and coatings proven for New England's climate.

• Meticulous Preparation: This is 90% of the job—proper scraping, sanding, priming and carpentry repairs are mandatory before paint application.

• Routine Inspections: Our Project Manager conducts daily checks to ensure preparation and application standards are met.

• Final Walkthrough: The project is completed only after a joint final inspection with the property manager to ensure the finish meets or exceeds both expectations and association standards. Any issues are addressed immediately.

By asking these five essential questions before selecting a contractor for your large-scale capital improvement project, you can make an informed decision and ensure a successful and satisfactory outcome. Taking the time to vet potential contractors thoroughly will help you find a reliable partner who can deliver high-quality results for your condominium project.

Contact Kelly's Property Services at 888-KELLY-11 to learn more about our services and how we can bring your condo revitalization vision to life.

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