Multi-Unit & HOA Painting in San Francisco
San Francisco has one of the highest densities of multi-unit housing in the country, and most of those buildings are decades into deferred maintenance. We work with apartment owners, condo associations, HOA boards, rental property owners, and property management companies on common-area refresh, unit-turnover painting, full-building exteriors, and capital improvement projects. The key to multi-unit work is sequencing: minimizing tenant disruption, posting 48-hour notices, working floor-by-floor or building-by-building, and routing everything through one project lead so the property manager isn't getting calls from six crew members.
Why it matters
What changes a multi-unit / hoa job in SF
SF's multi-unit density is unusual
Most blocks in the eastern half of the city are dominated by 4-, 6-, and 12-unit buildings, plus larger apartment buildings. Painting them requires sequencing skills most single-family painters never develop.
Deferred maintenance is the norm
Most multi-unit exteriors haven't seen paint in 10+ years. We assess substrate condition realistically and tell you when full restoration is needed before paint will hold.
The wrong contractor on a 12-unit building is expensive
Botched lead-safe work, missed tenant notices, surprise charges mid-project — we've stepped in on several mid-project rescues. Pick a contractor experienced in multi-unit before signing.
Process
Our process for multi-unit / hoa
- 1
Building walkthrough
Property manager and project lead walk every common area, exterior elevation, and (if scope) sample units. Document and photograph.
- 2
Written scope & schedule
Per-area and per-unit pricing, phased schedule, tenant notice requirements, COI and bonding documentation if needed.
- 3
Tenant notices
Posted 48h ahead of work in each area. Coordinated with property manager.
- 4
Phased execution
Floor-by-floor, side-by-side, or building-by-building. Crews work scheduled hours; common areas restored to use at end of each day.
- 5
Close-out & lien releases
Per-phase sign-off with property manager, lien releases at scheduled milestones, warranty package on final completion.
Materials
What we put on your home
- Sherwin-Williams ProMar 200 (institutional)
- Benjamin Moore Ultra Spec (multi-unit)
- Low-VOC throughout for tenant comfort
- Mildewcide-additive systems for fog-belt buildings
Pricing
What it typically costs
Multi-unit projects bid by building. Range from $20,000 for small Victorians converted to flats up to $250,000+ for larger apartment buildings.
Related
Other services we offer
FAQ
Common multi-unit / hoa questions
Yes — bonded and insured with $2M general liability. We provide bond and COI documentation on request, same-day for most cases.
Through the property manager. Tenant notices are posted 48h ahead of work in each unit or area, with our project lead's contact for questions.
Yes — unit-turnover painting is straightforward; occupied-unit work requires more notice and tenant coordination but we handle it regularly.
Yes. We can structure quotes for board presentations, with phasing options to spread cost across multiple fiscal years.
Ready for multi-unit / hoa?
Free on-site estimate within a week. Fixed written quote within 2 business days.