What Is the True Cost of the Lowest Bid?

ASK THE EXPERT:

Q: When budgeting for a large-scale painting project, why is the lowest bid often the most expensive option in the long run?

A: The “true cost” of a project is rarely found on the bottom line of an initial estimate. Contractors offering the lowest bids often rely on “short-cuts” that mask underlying issues rather than fixing them. For example, replacing only a small section of trim where rot is present, rather than the entire length, leaves compromised material in place. This invites further water intrusion and accelerates wood rot, forcing the property to pay for the same repairs repeatedly. Kelly’s always recommends full length PVC boards for permanent repairs that stand the test of time.

FAILURE: "SHORT CUTS"

Replacing only a small section of trim rather than the entire length leaves compromised material in place.

Q: Why is it important to replace compromised materials before painting?

A: Painting is a cosmetic finish, not a structural repair. Applying high-quality paint over rotted wood or poorly integrated trim is a recipe for premature failure. By replacing compromised siding and trim first, we ensure that our finish work is applied to a sound, stable surface, which is the only way to guarantee a long-lasting, professional result.

Why the "Low Bid" is a Budget Trap

When comparing property proposals, the 80/20 rule is your best evaluation tool.

• The Low Bidder flips the rule. They spend 20% of their time on prep (a quick power wash and some caulk) and 80% on making it look good quickly. It looks great for 12-18 months, but the underlying rot remains.

• The Strategic Bid reflects the reality of construction. Investing in labor-intensive scraping, sanding, and  carpentry repairs extends your community's overall "paint cycle."

The Bottom Line

Moving your property from a 4-year paint cycle to an 8-year cycle through proper prep and carpentry saves your association tens of thousands of dollars over time. Don’t settle for a contractor who just wants to change the color—partner with a team that protects your equity.

Adams Farms Condominiums, Shrewsbury

We’re Here to Listen

Are you currently reviewing competing painting proposals and trying to spot the hidden shortcuts? We can help you break down the technical details and find a long-term strategy that protects your property equity. Call us at 888-KELLY-11.

Schedule a Comprehensive Exterior Assessment for your property today.

We believe in doing the job correctly the first time to avoid the cycle of recurring maintenance. Our in-house professional carpenters follow a rigorous standard for every repair:

1: Rust Prevention: Our team exclusively utilizes stainless steel nails to prevent the unsightly "bleeding" of rusty nails through your new paint

2: Weather-Proof Materials: We utilize weather-proof PVC material, which is inherently resistant to the moisture that causes traditional wood to rot.

3: Advanced Fastener Systems: We upgrade to the "Cortex Plug System" for fasteners, ensuring a clean finish and superior holding power.

4: Eliminate Seams: We avoid unnecessary seams by using one solid piece of trim, explicitly rejecting the "short-cut" of patching together smaller, rotted segments.

5: Moisture Management: We install proper flashing (such as Vycor) and drip caps above all doors and windows to direct water away from the structure.

6: Total Remediation: We replace all compromised siding and trim prior to painting, ensuring we never paint over rot.

7: Meticulous Preparation: Our skilled staff provides meticulous surface preparation and properly primes the backside of surfaces, ensuring the highest quality application of materials.

• Off-Hours Services Available  •  Coordination with Multiple Trade Contractors

• Aerial Work/Atriums specialists  •   Professional, Uniformed Staff

When you partner with Kelly’s you can expect:

• UNPARALLELED RESPONSIVENESS

• ATTENTION TO EVERY DETAIL

• METHODICAL PROCESS

• EXCELLENT COMMUNICATION

Serving property managers across Massachusetts/Rhode Island/Southern New Hampshire and Northeastern Connecticut with engineered building solutions.

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