Condominium and association repaints · Monroe County
Condominium and association repaints in the Florida Keys
A condominium repaint is decided in a boardroom before it is built on a wall. Boards compare scopes, owners ask what the assessment covers, and a vote sets the start. We write quotes that can be read by people who never see a building plan, with every surface listed.
Florida law puts exterior painting into the budget. Under section 718.112, a condominium's budget must reserve for building painting, and the structural integrity reserve study for qualifying buildings lists waterproofing and exterior painting among the items it must cover. A repaint often follows the study and the repairs it triggers.
Age triggers inspections too. Section 553.899 sets a milestone inspection for condominium and cooperative buildings of three stories or more, due in the year they reach 30. A local agency can pull that forward to 25 where salt water is near. We ask whether an inspection report exists, because its findings often decide what is painted and what is repaired first.
Owners live in the building while it is painted. Balcony rails, doors and walkways are touched, parking is moved, and notices have to reach owners who are away part of the year. We provide a schedule the board can post and update as the work moves. Send the building, the floor count and any reserve or inspection report.
Order of work
- Meet the manager or board and gather reports, drawings and rules.
- Walk the building and mark access, balconies and shared areas.
- Issue a written scope the board can compare and vote on.
- Place color samples on the building for the board to approve.
- Send notices, set parking and closures, and begin prep.
- Coat elevation by elevation, then walk the building and close the punch list.
Where it goes wrong
What tends to go wrong, and how it is held in check
Owners who cannot be reached
Notices go out by mail and email with dates, and each phase lists which walkways and balconies are closed when. The board gets a posted schedule to share.
Balcony rails and slabs that need repair first
Rust and concrete spalls are repaired by the right trade before coating. The quote separates repair from painting so the board sees both.
A color that fails the vote
Color samples are put on the building and shown to the board before approval, so no one votes from a paper chip alone.
Wet weather in a short window
Elevations are scheduled in sequence with forecast margins, and wet surfaces are not coated.
The limits
Engineering, concrete restoration and milestone inspections are performed by licensed professionals. Board votes, owner assessments and permit decisions are the association's and the city's, not ours.
Questions
About condominium and association repaints
Does a condo board have to plan for repainting?
Florida's condominium law requires budgets to reserve for building painting, and the structural reserve study lists exterior painting among its items. Your documents say how your building does it.
Can you work with a board that wants several quotes?
Yes. Our scopes list each surface separately, which makes quotes easier to compare line by line.
What does a Keys commercial painting job cost?
There is no rate card. We build a quote either after walking the building or, when they show enough, from photos and drawings. It reflects the surfaces and how much repair they need, the coating system, how the crew reaches each wall, whether the place stays open, and what a delivery over US 1 involves. Two buildings that look alike seldom quote alike.
What size of painting job will you quote in the Keys?
Any size. A single storefront, one stairwell or a tenant suite is as welcome as a motel, a marina or a condominium. Tell us the building and the surfaces, and we scope the work as described.
Is Romco Builders licensed in Florida?
Yes. Romco Builders is a licensed Florida general contractor, founded in 2015 and headquartered in Fort Lauderdale. Ask for the license details when you request a quote.
How a job runs
Six steps, in this order
Send the address and the surfaces
Phone us or use the quote form, with photos or drawings if you have them. Say what is to be painted, who is inside and which dates matter.
We walk the building
We study the walls and their condition, how each side is reached, and what has to stay covered or out of the way.
Written scope and quote
The quote spells out prep, coating system, how each wall is reached, the phasing, and each step that waits on an approval.
Approvals and paperwork
Historic or color review, association or landlord sign-off, any permit the work triggers and airport or site clearances come first.
Prep and coating
Washing, repair, primer and finish follow the agreed order, with people, boats and vehicles below kept clear.
Punch list and handover
Together we go over the finished work, clear the punch list, and you keep the coating record for the building file.
Condominium and association repaints across Monroe, including Key West, Stock Island, Marathon, Islamorada, Key Largo, Ocean Reef, Tavernier, Duck Key and Conch Key, Key Colony Beach, Big Pine Key, and every other Monroe city.
Other painting work
More commercial painting we quote, including
- Interior commercial paintingShops, offices, lobbies and corridors, painted while the doors stay open.Interior commercial painting in Monroe →
- Exterior commercial paintingBlock, stucco and metal exteriors, prepared for salt spray, sun and wind.Exterior commercial painting in Monroe →
- Marina and waterfront building paintingMarina offices, boat sheds, dockside rails and waterfront metal, with runoff controlled.Marina and waterfront building painting in Monroe →
- Warehouse and industrial paintingMetal buildings, block shops, roll-up doors and floor markings, kept in operation.Warehouse and industrial painting in Monroe →
- Historic building paintingOlder wood and masonry buildings, painted after review and with lead-safe prep.Historic building painting in Monroe →
- Airport and transportation paintingTerminals, hangars and service buildings, quoted with badging and phasing planned.Airport and transportation painting in Monroe →
- Retail, restaurant and office paintingShopfronts, restaurants, offices and tenant spaces, on a short clock.Retail, restaurant and office painting in Monroe →
- Hotel, motel and resort paintingHotels, motels, guesthouses and resorts, painted around the stay calendar.Hotel, motel and resort painting in Monroe →
- Clinic, school and public building paintingClinics, schools and public buildings, phased around patients, students and the public.Clinic, school and public building painting in Monroe →
- Elastomeric and waterproofing coatingsBlock walls and low roofs sealed against wind-driven rain.Elastomeric and waterproofing coatings in Monroe →
- Pressure washing and prepSalt, mildew and chalk removed before any coat, with wash water kept out of drains.Pressure washing and prep in Monroe →
- Something else?Any commercial building and any size gets a quote from us. If yours is not listed, tell us about it.Call (239) 510-4206 →
Every key from Key Largo to Key West
Tell us what needs paint and where it stands. A written scope and a quote follow.
Romco Builders is a licensed Florida general contractor, headquartered in Fort Lauderdale. One storefront or a whole resort: every job gets a written scope and a quote.