Condominium Exterior Painting Process: A Step-by-Step Guide for New England Property Managers

Bryan Kelly
Dec 15, 2025
3 min read

Updated: Dec 19, 2025

As a property manager in New England, your knowledge is key to the success of your community. While you are a master of operations, navigating the complexities of exterior painting and carpentry projects can be a challenge when communicating with your condo board. This guide is designed to give you the expert insight you need to confidently lead the conversation throughout the painting process, from project planning to completion.

This proactive approach to the Exterior Painting Process not only simplifies your job as a Property Manager in New England, but also positions you as a strategic partner in the eyes of your board and residents.

Inspection and Detection

A great paint job begins with a thorough inspection. It's not just about looking at the paint; it's about assessing the entire building envelope. Our professional team will identify critical issues like rotted wood, failing caulk, and areas with perpetual peeling paint, which often signal deeper adhesion or moisture problems. This proactive step prevents unexpected and costly surprises later.

Comprehensive Proposal

The proposal is your project's blueprint. It is transparent and easy to understand with no hidden costs and clearly outlines the following:

Scope of Work: A detailed list of every task, from surface preparation to final application.
Material Specifications: A clear description of the specific paint/stain and carpentry materials (e.g., weatherproof PVC, stainless steel nails) to be used, including brand names.
Dimensions & Quantities: Specific measurements and parameters of materials for each area, such as linear feet of trim or square footage of siding.

Strategic Planning

This is where you minimize disruption and maximize satisfaction. Our strategic planning includes:

Realistic Scheduling: A timeline that accounts for weather, material delivery, and on-site conditions in New England.
Communication Plan: A clear strategy for notifying residents about work schedules, parking changes, and contact information for project updates. This consistent, transparent communication is key to a smooth process and a successful project.
Color Selection and Approval of all Submitted Products: Professional guidance on selecting the right materials, colors and sheens to enhance the building's aesthetic and durability.
Financing: A mutually agreed upon payment plan with monies in place to properly fund the project.

Meticulous Preparation

PREP IS EVERYTHING! A great paint job is only as good as the surface underneath it. In New England, the elements are harsh. This makes preparation the most critical phase—it’s 90% of a quality paint job. Proper prep work ensures a long-lasting finish and includes:

Surface Cleaning: Thoroughly washing and cleaning all surfaces to remove dirt, mold, and mildew.
Carpentry Repairs: Replacing rotted or damaged wood with durable, long-lasting materials.
Paint Preparation: Scraping and sanding away all peeling or failing paint to create a smooth surface for new coatings.

Precise Execution

This is the application phase, where meticulous prep work pays off. High-quality primers, paints, and stains must be applied according to manufacturer specifications to ensure maximum adhesion and durability. This step protects the building envelope from moisture and UV damage, extending the life of the siding and trim.

Final Client Walk-Through

The project isn't complete until you say it is. A final inspection with the project manager ensures every detail meets your expectations and the association's standards. This final check is an opportunity to confirm the project's success and document all completed work.

By leveraging this knowledge, you can lead your board with confidence. You'll move from simply presenting a cost to explaining a long-term investment in the community's value, safety, and longevity. Call 888-KELLY-11 today for a no-obligation consultation.