Commercial Painting
Offices, storefronts and common areas painted on nights and weekends so tenants and customers are not disrupted.
DetailsCommercial & multi-unit
Condo and HOA painting in Park Ridge, IL and nearby suburbs
We paint condo hallways, lobbies, stairwells and townhome exterior trim for associations in Park Ridge, Des Plaines, Wheeling, Buffalo Grove, Palatine and nearby towns, posting notices ahead of time and keeping every entrance open while we work.
- Notices posted before each phase
- Entrances and stairs kept open
- Approved colors kept on file
Short answer
Condo and HOA painting is the repainting of an association's common areas, such as hallways, lobbies, stairwells and doors, plus exterior trim, garage doors and front doors on townhome rows. Around Park Ridge and the nearby suburbs a condo hallway typically runs $1,850 to $4,360 per floor and townhome exterior trim $1,240 to $2,860 per unit. Wall damage, door count, rot repair and approved color changes move the price.
Paint lines we use most, matched to the surface: Benjamin Moore, Sherwin-Williams and PPG for walls and trim, Romabio for limewash, Cabot and Sikkens for wood stain.
Benjamin MooreSherwin-WilliamsPPGBehrValsparFarrow & BallFine Paints of EuropeRomabioCabotSikkensZinsserRust-Oleum
Painting common areas while residents come and go
Common-area work is painting in someone's front hallway. Residents leave for work, walk dogs, carry groceries and get deliveries while we paint, so the schedule matters as much as the paint. We agree on a floor-by-floor or building-by-building plan with the board or the management company, then post notices in the lobby and on each affected floor several days before we start.
In hallways we work one side at a time and keep a clear walking lane with drop cloths taped flat. Wet doors and frames get a small sign, and we finish unit entry doors early in the day so they are dry enough to close by evening. Elevators get padded covers when we bring materials up, and stairwells are never closed at both ends at once.
Each evening the floor is swept, ladders are out of sight and the hallway can be used normally. Residents with questions get a direct answer from the painters on the floor or from our office at (312) 579-0481.
What associations paint, and in what order
Most condo boards plan painting in cycles. Hallways and lobbies usually come up every five to eight years, stairwells less often, and exterior trim, railings and townhome garage doors on a shorter cycle because sun and salt wear them faster. We can price the whole building at once so the board can budget, then split the work into phases over one or more seasons.
Inside, a hallway repaint usually covers walls, ceilings, baseboards, door frames and the hallway side of unit doors. Lobbies may add accent walls, columns and mailbox areas. Townhome exteriors cover fascia, soffits, window trim, front doors, garage doors and porch railings, with any soft wood cut out and repaired before paint.
Who pays for what depends on your declaration. Some associations treat the hallway face of each unit door as common property and some leave it to the owner. We price it either way and follow the board's decision.
- Hallway walls, ceilings, baseboards and door frames
- Lobby accent walls, columns and mailbox areas
- Stairwell walls, railings and fire doors
- Townhome fascia, soffits, trim and garage doors
- Exterior railings and front doors
Townhome exteriors and HOA color rules
Townhome communities in the northwest suburbs often have a short list of approved trim, door and garage door colors. We work from that list, confirm each color against the board's records before ordering and keep the same formulas on file for the next cycle, so a building painted this year matches one painted in three years.
Exterior trim in these communities is usually wood or composite fascia and window trim set against vinyl or aluminum siding, with steel garage doors facing the street. Salt spray from plowed drives and sun on south-facing walls wear the lower trim and garage doors first, so we check those closely for rot and rust before we paint.
Exterior work is scheduled building by building from late spring into early fall, when temperatures stay inside the range on the can. Residents get notice before their building is started so they can move cars and patio furniture.
Signs your association's buildings are due for paint
Boards usually get resident complaints about these before anything else.
Scuffed hallway walls
Marks from moving dollies, strollers and luggage line the corridors and no longer wash off.
Chipped unit door frames
Door frames and the hallway faces of unit doors chip at latch height and along the bottom.
Peeling fascia and trim
Lifting paint on townhome fascia and window trim often hides soft wood underneath.
Faded garage doors
Street-facing garage doors fade and chalk unevenly, so one row of townhomes stops matching the next.
Rusty railings
Steel stair and balcony railings rust where salt and water collect at the base posts.
Water stains on stairwell ceilings
Old leak stains in stairwells and top-floor hallways bleed through until they are sealed with stain-blocking primer.
How an association painting project runs
Walk the property with the board
We walk every floor or building with a board member or manager, note damage and rot, and confirm approved colors and the scope.
Price and phase
You get a price for the full scope and a phased plan the board can approve at once or spread across seasons.
Post notices
Notices go up several days before each floor or building is started, with dates, hours and what residents need to do.
Repair and prep
Holes are patched, stains are sealed, rot is cut out and replaced, and rust is wire brushed and primed.
Paint in phases
Each floor or building is painted and cleaned before we move on, with entrances kept open throughout.
Final walk and color record
We walk the finished work with the board, handle touch-ups and leave a record of every color and product used.
What condo and HOA painting costs near Park Ridge
Association work is priced per floor or per unit, then adjusted for damage, doors, repairs and phasing.
| What is priced | Typical range | Unit |
|---|---|---|
| Condo hallway, walls, doors and trim | $1,850 to $4,360 | per floor |
| Townhome exterior trim, fascia and doors | $1,240 to $2,860 | per unit |
| Townhome garage door, double | $465 to $960 | per door |
| Steel stair or balcony railing | $14 to $38 | per linear ft |
| Wood rot repair on trim or fascia | $235 to $860 | per spot |
These ranges are typical for association work in the area; the walk-through sets the real number for your property.
Full painting price guideWhat moves the price
- Number of floors, units and unit entry doors
- Wall damage and water stains in hallways
- Rot on exterior trim and fascia
- Rust on railings and steel doors
- Phasing across buildings or seasons
- Lead-safe setup in pre-1978 buildings
Condo buildings and townhome communities across the northwest suburbs
The northwest suburbs have a large share of association housing within a short drive of our Park Ridge headquarters. Wheeling and Des Plaines have many condo buildings from the 1960s to the 1980s with long interior corridors, and Prospect Heights, Schaumburg and Palatine have both mid-rise condos and townhome communities. Buffalo Grove, Carol Stream and Glenview's newer areas around The Glen have townhome rows where the association sets exterior colors and schedules trim and garage door painting building by building.
Older condo buildings built before 1978 may have lead-based paint on door frames, stairwell railings and window trim, so we follow EPA lead-safe work practices wherever the work disturbs those surfaces. For exterior phases, we plan around the O'Hare weather normals: average highs of about 70 degrees in May and 75 degrees in September make those the steadiest months, and October jobs are watched closely as lows drop toward 45.
Where we do condo & hoa painting
We take condo & hoa painting jobs in Park Ridge and the suburbs around it. A few of the places we work most:
Condo & HOA Painting: common questions
How do you notify condo residents before their hallway is painted?
We post notices in the lobby and on each affected floor several days ahead, listing dates, hours and anything residents need to do, such as keeping doormats inside. Management can also send the notice by their usual channel. We post again if the schedule shifts.
Can residents still use the condo hallway and stairs while they are being painted?
Yes. We paint one side of a hallway at a time and keep a clear walking lane, and we never close a stairwell at both ends. Unit doors are painted early in the day so they can close by evening.
Who pays for painting the hallway side of condo unit entry doors?
That depends on your association's declaration. Some treat the hallway face of the door as common property and some leave it to each owner. We price it either way and follow the board's decision.
Can you follow our townhome association's approved exterior color list?
Yes. We work from the approved list, confirm each color against the board's records before ordering, and keep the formulas on file. That way buildings painted in different years still match.
How should an HOA board budget for townhome exterior trim painting in phases?
We price the full community up front, then split it into phases by building or by season so the board can spread the cost. Many boards paint a third or half of the buildings each year. The walk-through also flags rot repair early so it does not surprise the budget.
Do older condo buildings in Des Plaines or Wheeling need lead-safe painting in common areas?
If the building was built before 1978 and the work disturbs more than the EPA thresholds of painted surface, lead-safe practices apply. We use containment, wet scraping and HEPA cleanup on those surfaces and price the setup at the walk-through.
Work that often goes with this job
Garage Door Painting
Steel and wood garage doors cleaned, scuffed, primed where needed and painted in a finish that handles sun and salt.
DetailsSoffit & Fascia Painting
Eaves, soffits, fascia boards and frieze trim painted from ladders and lifts, with soft spots flagged before coating.
DetailsWood Rot Repair
Soft sills, trim and porch parts cut back to sound wood, rebuilt with epoxy or new stock and primed before painting.
DetailsRental Turnover Painting
Fast repaints between tenants in houses, condos and apartments: patching, stain blocking and a full coat so the unit shows on schedule.
DetailsBook a walk-through for condo & hoa painting
Call any hour. Someone picks up, takes the details and books a time to walk the job with you.