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Bidding exterior painting and pressure cleaning

How to scope a repaint so bids are comparable, separate paint from repairs, and plan around residents.

General information for Florida associations. This isn't legal advice. Check your governing documents and ask your association's attorney about your situation. Last reviewed October 2026.

A repaint is a big reserve item, and bids vary widely because contractors scope it differently. A clear scope fixes most of that.

Scope items

  • Surfaces: body, trim, doors, railings, stairwells, garage areas, entry features, perimeter walls.
  • Products: manufacturer and product line, primer, number of finish coats, color schedule.
  • Prep: pressure cleaning, mildew treatment, caulking and sealant replacement at windows and joints.
  • Repairs priced separately: stucco crack repair and concrete repair as unit prices (per linear foot or per square foot), so the board can see what's paint and what's restoration.
  • Phasing: building-by-building schedule and written resident notices before each phase.
  • Warranty: what's covered, for how long, and by whom (contractor and manufacturer).

Licensing and insurance

Ask what license applies to the work. Painting alone may be licensed locally, while structural or concrete repairs may need a state-licensed contractor. Check on MyFloridaLicense.com and with your county. Get insurance certificates before work starts.

Pressure cleaning contracts

For recurring cleaning (sidewalks, curbs, walls, roofs), state the frequency, the areas on a map, the cleaning method (soft wash or high pressure for each surface), water source, and runoff control.

Competitive bids

For HOAs, large contracts can trigger the competitive-bid rule in section 720.3055. Condos follow section 718.3026.

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