HOA Services · Metro Atlanta
HOA Painting and Coatings, Held to Spec
Paint is where corners get cut invisibly. The color looks right on day one; the skipped prep, thinned product, and missed second coat show up in year two, after the warranty conversation has gotten complicated.
AHS manages exterior painting and coating projects against a written specification: surface preparation verified before paint goes on, products checked against the contract, and progress payments tied to completed, verified phases.
We work for your board, and no one else.
What boards deal with
- Bids differ by tens of thousands because each painter is quietly quoting different prep and different product.
- Pressure washing and scraping get skipped, and the community pays for a finish that fails early.
- The final invoice arrives before the punch list is complete, and leverage disappears with the payment.
How CAP covers it
- We source and bid the painting and coating contract: qualified vendors, competitive bids, and a scope of work written to protect the community, not the vendor.
- We hold and direct the contract on your board's behalf, so the vendor answers to someone who checks.
- We are on site, on a schedule the vendor does not control, verifying the contracted work was actually performed.
- Prep verification before coating: washing, scraping, priming, and repairs confirmed and photographed before any finish coat is approved.
- Every visit is documented with photos and a written report to your board. Problems get flagged with severity and escalated the same day.
- Invoices are checked against verified work before your community pays.
Common questions
What kinds of painting projects do you manage?
Building exteriors, trim and siding cycles, clubhouses and amenity buildings, fences, and specialty coatings on decks and railings. Anything where the community pays for a finish that has to last.
Why do painting bids vary so much?
Because scope is where painters compete. One bid includes full prep and two coats of a specified product; another assumes power washing only and one coat of whatever is on the truck. We write one scope and make every bidder price the same job.
Can you enforce a paint warranty?
A warranty is only enforceable when the original scope, products, and prep were documented. Because we verify and photograph each phase, your community has the paper trail that makes a warranty claim stick.
Other services we oversee
Landscaping · Pest Control · Pool Maintenance · Tree Services · Security Cameras · Pressure Washing · All services