Painting a residential complex involves much more than settling on a colour that everyone could live with – a massive feat in itself when every member has a different opinion on “Coral” vs “Soft Fern” vs “Sandy White”.
A successful repaint entails planning every step, budgeting, professional execution, and maintenance.
Here is what trustees and property managers need to keep in mind when tackling a complex repaint.
1. Start with a thorough condition audit
1. Start with a thorough condition audit
Before you even think of colours, get an experienced contractor to conduct a full site inspection. Look specifically at:
- Surface condition (cracks, peeling, flaking)
- Repair needs (plaster, waterproofing, structural patches)
- Moisture or dampness issues
- Previous coatings (types of paint, number of layers)
This audit helps you understand the “true cost” of repainting. Repairs and preparation often consume a large portion of the budget, and could feel unforeseen if you did not consider these crucial components as part of a paint job.
2. Plan in phases
2. Plan in phases
Complexes rarely require a full repaint all at once. Divide the project into manageable zones (e.g. blocks) and schedule work in phases. The advantages of this approach are:
- Minimises disruption to residents
- Makes cashflow easier to manage
- Allows you to adjust plans based on earlier phases
Ensure each phase has a clear scope of work and defined start/finish points so everyone involved, like contractors and residents, knows what to expect.
3. Create a realistic and transparent budget
3. Create a realistic and transparent budget
When estimating costs, do not just count paint and labour. Include:
- Repairs, plastering, and crack treatment
- Waterproofing where needed
- Scaffolding or lifts
- Supervision and quality control
- Quality coatings and primers
- Contingency (10–15%)
It is easier to justify “extra” costs later if trustees and owners can see the line items clearly. When presenting a quote to stakeholders, ensure it is broken down logically.
4. Choose quality materials
4. Choose quality materials
Cutting corners will ultimately cost you. The cheapest paint may look fine for a few months, but in harsh climates like Cape Town’s coastal areas, low-quality finishes fade, chalk, or peel quickly. Using high-quality products ensures longevity and reduces maintenance headaches and expenses in the long run.
5. Communicate with residents early and often
5. Communicate with residents early and often
One of the biggest risks in complex painting is resident dissatisfaction. Mitigate this by:
- Sharing timelines and plans ahead of time
- Explaining benefits (improved aesthetics, protection, value)
- Scheduling work around hours that will suit most community members
- Providing regular updates
When people see that the work and funds are well-managed and that their comfort is taken into account, they are more willing to cooperate and patient with minor inconveniences.
6. Supervise quality and testing
6. Supervise quality and testing
Appoint members of the committee to periodically inspect workmanship: sample patches, adhesion tests, coverage checks. Also, insist on warranties and certificates for coatings and waterproofing systems used.
7. Maintain after completion
7. Maintain after completion
Once your repaint is done, treat it as the long-term investment it should be. Regular maintenance includes:
- Annual wash-downs
- Touch-ups to chips or scratches
- Monitoring for water intrusion or cracking
- Scheduling re-coats or reseals before total failure
A well-maintained exterior can last far longer than reactive repainting cycles.
With careful planning, transparent budgeting, and quality execution, trustees and property managers can turn a daunting project into a well-managed, high-impact upgrade.
Ready to tackle this “complex” project?
Ready to tackle this “complex” project?
Coastal Painting & Waterproofing is your best partner for the job. We bring decades of experience, use only the highest-quality products, and ensure the job is done timely, expertly, and beautifully. Contact us to talk about it or request a quote.
We look forward to wowing you and your residents with your complex’s new look.
