Painter in Kendall, FL - Vinicio Painting Since 1999

Often, yes. If the tile is structurally sound and the underlayment is holding, a high-build acrylic roof coating extends visual life 8-12 years at roughly 20% of replacement cost. The walk-through tells us whether your roof is paint-ready or replace-ready - and we'll tell you straight. We're not roofers; we don't have a financial incentive to push replacement.

Yes. Country Walk, The Crossings, Devon-Aire, Continental Park, Kendall Lakes, Three Lakes, and other HOA-controlled Kendall communities all require pre-approval. We file the color and exterior-change package on your behalf, track approval status, and won't start exterior work until the letter is in your file.

If your home is in East Kendall, Kendallwood, the original Continental Park blocks, or Snapper Creek, and it was built before 1978 - yes, probably on the trim, casings, doors, and exterior wood. Lead-based paint was federally banned for residential use in 1978. We use lead-safe work practices on every pre-1978 surface we touch.

Sometimes. Post-Andrew rebuild blocks (West Kendall, parts of The Crossings, Country Walk, Devon-Aire) have newer substrate behind the stucco than pre-Andrew survivors. We pressure-wash and chalk-test before quoting; substrate questions get flagged before paint goes on. Doesn't usually change the price much - it just changes the prep cycle.

Yes - this is one of our common Kendall scopes. We bid HOA multi-unit jobs as batch repaints with uniform brand spec, coordinated scheduling, and real savings vs unit-by-unit pricing. The HOA approves color once for the whole batch.

Yes. East Kendall, West Kendall, Kendall Drive corridor, Continental Park, Country Walk, The Crossings, Devon-Aire, Kendall Lakes, Three Lakes, Kendallwood, Killian Pines, Sunset Park, Tropical Estates, Heritage Park, plus dozens of smaller subdivisions. If your block isn't on the list, call - we probably still serve it.