HOA & Multifamily Repaint in Miami, FL
Miami HOA and multifamily repaint scope is more varied than almost anywhere else in Miami-Dade. From Brickell condo towers and Edgewater mid-rises to Little Havana, Allapattah, and Flagami landlord stock, we handle every category under one Florida license with board approval, resident notice, and Net-30 per-building billing.
What HOA Multifamily Repaint Looks Like in Miami
Miami's HOA and multifamily stock covers an unusually wide range of building types within a compact geography. A Brickell tower association coordinates swing-stage access, management-company COI requirements, and resident notices for hundreds of occupied units. An Edgewater mid-rise board works around short-term rental turnover and freight-elevator booking. A Little Havana duplex landlord may need three buildings stripped, patched, and coated in one mobilization. The common thread is the same: substrate assessment before color decisions, approval before work starts, and completion records that close out the scope properly.
Initial inquiry callback
Yohan answers Monday through Sunday, 8 a.m. to 9 p.m. Spanish-first if you prefer. For larger scopes, we ask for the association's management contact and any existing engineer or inspection report before quoting.
Free site walk-through and scope assessment
We walk every elevation, probe the substrate, photograph spalling and crack patterns, and map the work. On Brickell and Edgewater tower scope, we review management's COI requirements before the estimate.
Itemized written estimate within one business day
Scope is broken down by building, phase, and trade. Brand spec is named by surface. No verbal quotes.
Board or owner approval
We prepare the color submission for the association's architectural committee or board. For small multifamily and duplex landlord stock without a board structure, owner sign-off on the estimate is sufficient.
Resident notice and mobilization
Occupied buildings get bilingual two-week and one-week notices before work starts on their building. For Brickell and Edgewater towers, we coordinate freight elevator booking, COI language, dock timing, and management access rules.
Roll building by building
Each building is completed before billing. The manager or owner signs off on that building before it is invoiced. The project does not advance faster than completion records allow.
Multifamily Repaint Scope Across Miami Buildings
A community repaint in Miami reaches further than wall color. The working catalog below covers what we handle on Miami HOA and multifamily buildings as one coordinated program.
Exterior building envelope
Full-elevation exterior stucco repaint on all buildings. Elastomeric two-coat systems on bay-facing and coastal-adjacent buildings in Brickell and Edgewater. Standard acrylic two-coat systems on inland stock in Little Havana, Allapattah, and West Flagler. Trim, soffit, fascia, breezeway ceilings, balcony railings, ceilings, soffits, stairwell exteriors, landings, and parking structure facades can be included.
Substrate repair included
Stucco crack repair, settlement crack filling, and texture match before any coating. Spalling patch and rebar treatment on buildings with active corrosion, common on pre-1980 Miami-Dade CBS multifamily. Water stain treatment and stain-blocking primer where needed.
Access
Ground-level and low-rise work by ladder and conventional scaffold. Mid-rise and high-rise tower scope by swing stage or articulating boom per building geometry. Brickell Key and gated-island buildings are coordinated with security and bridge-access teams.
Documentation
COI cut to the management company's exact additional-insured language. Per-building completion records for association files. Bilingual resident notice by door hanger, email, or WhatsApp per board preference.
Miami-Specific Conditions That Drive HOA and Multifamily Repaints
Brickell condo tower associations
Brickell's 1980s and 1990s residential towers are entering the 25-year coastal milestone inspection window under SB 4-D. Engineer reports are identifying concrete spalling, balcony repair, waterproofing, and exterior repaint as a coordinated recertification scope. We handle the substrate and paint package tied to the engineer's specification, including COI and documentation requirements for management companies such as KW, FirstService, and Castle.
Edgewater mid-rise condo boards
Edgewater's 1990s and 2000s mid-rise condo stock sits on the Biscayne Bay waterfront with direct bay-side salt exposure on west elevations. Many buildings also operate short-term rental inventory, so the repaint schedule has to account for turnover windows, guest-access restrictions, and freight-elevator booking calendars.
Little Havana, Allapattah, and West Flagler small multifamily
Pre-1978 duplex, triplex, and small apartment stock presents a different scope than towers: original single-coat stucco on CBS block, settlement cracks above lintels and window openings, lead paint on trim and exterior wood, and rebar bleed on low-cover sections. Landlord-owned stock is often managed directly by the owner, and we work in English and Spanish on the walk-through and quote.
No HPB historic review on most Miami buildings
Unlike Miami Beach, most mainland Miami residential and commercial buildings do not fall under HPB historic district review for exterior color. Coconut Grove and designated historic blocks in Morningside, Spring Garden, and Buena Vista are exceptions. If a building sits in a City of Miami HEPB-designated district, exterior color requires a Certificate of Appropriateness; we confirm overlay status at the walk-through and handle the submittal where required.
Bay and inland salt exposure
Brickell and Edgewater buildings on Biscayne Bay face consistent bay-side chloride. It is lower than direct-Atlantic exposure on Miami Beach, but still often requires an elastomeric spec and the neutralize-before-primer step. Inland Little Havana and Allapattah stock is usually better served by standard acrylic. We specify based on building location, not habit.
Bilingual project coordination
Three out of every four inbound calls come in Spanish. Board presentations, resident notices, COI documentation, and engineer coordination are available in Spanish. For Haitian Creole-speaking boards or tenants in the Liberty City and Little Haiti adjacent areas, we coordinate translation through community partners.
Common Questions About HOA Multifamily Repaint in Miami
Will you handle the board approval process for our Brickell or Edgewater association?
Can residents and tenants stay in their units during the project?
Do you handle the management company's COI requirements?
Our building has cracking stucco and some rebar bleed. Can you handle that scope?
How are large community contracts billed?
HOA Multifamily Repaint in Miami, FL
One call. Yohan answers. Free walk-through, written estimate within one business day. English or Spanish.