HOA painting jobs are the holy grail for painting contractors. One contract can keep your crew busy for weeks or even months. We're talking ,000 to ,000+ jobs with steady, predictable work. But landing these contracts takes a different approach than bidding on single-family homes.
This guide breaks down exactly how to find HOA painting work, put together bids that win, and price these jobs so you actually make money.
Why HOA Painting Jobs Are Worth Chasing
Before we dive into the how, let's talk about why HOA work deserves a spot in your business strategy:
- Bigger tickets: A single HOA exterior painting contract can be worth ,000 to ,000+
- Repeat business: HOAs repaint on 5-7 year cycles. Win once and you're on the list forever.
- Volume efficiency: Painting 20 similar units is way more efficient than 20 different houses across town
- Less driving: One location, multiple units. Your crew isn't burning gas between jobs.
- Referral goldmine: Every homeowner in that HOA sees your work. That's 50-200+ potential customers.
The average HOA exterior repaint contract is worth ,000 to ,000. Even if you only land two or three per year, that's a game changer for a small painting company.
How to Find HOA Painting Contracts
Direct Outreach
Most HOAs are managed by property management companies. Find them and introduce yourself:
- Google search: property management companies [your city]
- HOA directories: Sites like HOA-USA.com list communities by state
- Drive around: Gated communities and townhome complexes all have HOA boards
- Chamber of Commerce: Network with property managers at local events
Send a professional introduction packet that includes your license, insurance certificates, references from past HOA work, and a brief company overview.
Bid Services and Websites
Many HOAs post bid requests on:
- Community association websites
- Property management company portals
- Local contractor bid boards
- Nextdoor and Facebook community groups
Set up Google Alerts for HOA painting bid [your city] to catch opportunities early.
Networking With Property Managers
Property managers are the gatekeepers. Build relationships with them:
- Attend CAI (Community Associations Institute) local chapter meetings
- Offer free paint inspections for their properties
- Be responsive and professional in every interaction
- Follow up consistently without being pushy
Pro tip: One good property management relationship can feed you 5-10 HOA contracts per year. They manage multiple communities and they want reliable contractors.
How to Put Together a Winning HOA Bid
HOA boards review bids differently than individual homeowners. They're comparing 3-5 contractors side by side, often with a checklist. Here's how to stand out:
Step 1: Do a Thorough Walkthrough
Don't just drive by and guess. Walk every building and document:
- Surface conditions: Peeling, chalking, fading, wood rot, caulk failures
- Substrate types: Wood siding, stucco, HardiePlank, trim, fascia, soffits
- Prep needs: Pressure washing, scraping, priming, wood replacement
- Access issues: Landscaping, tight spaces, height, balconies
- Unit count and square footage: Measure everything
Take photos. Lots of photos. Include them in your bid package.
Step 2: Create a Detailed Scope of Work
HOA boards love detail. Your scope should include:
- Exact prep procedures for each substrate
- Number of coats (primer + topcoat)
- Paint brand and product specifications
- Color scheme details
- Timeline with start and completion dates
- How you'll handle occupied units (noise, access, scheduling)
- Cleanup procedures
- Warranty terms
The more specific you are, the more confident the board feels about hiring you.
Step 3: Price It Right
HOA pricing typically works on a per-unit or per-building basis:
Exterior repaint (townhomes/condos):
- Per unit: - ,500 depending on size and condition
- Per building (4-8 units): ,000 - ,000
- Full community (20-50 units): ,000 - ,000+
Key factors that affect pricing:
- Current paint condition (good shape vs. heavy prep)
- Number of colors (2-color schemes are standard, 3+ costs more)
- Height and access (3-story buildings need more equipment and time)
- Wood replacement and repair scope
- Paint quality specified (contractor grade vs. premium)
Step 4: Include Value-Adds
Set yourself apart from competitors:
- Color consultation: Offer to help the board choose updated colors (many paint brands offer free architectural color consultations)
- Detailed project timeline: Show them week by week what gets done
- Communication plan: Weekly progress updates with photos
- Warranty: Offer a 3-5 year warranty on labor (the paint manufacturer covers the product)
- References: Include 3+ HOA-specific references with contact info
Pricing Your HOA Bid: The Numbers
Let's walk through a real example:
Scenario: 30-unit townhome community, 2-story units, wood siding and trim, moderate prep needed
Materials
- Paint: 150 gallons body color at /gal = ,750
- Paint: 40 gallons trim color at /gal = ,000
- Primer: 50 gallons at /gal = ,750
- Caulk, tape, plastic, supplies =
- Total materials: ,300
Labor
- Prep (pressure wash, scrape, prime, caulk): 400 hours
- Paint application: 350 hours
- Cleanup and touch-up: 50 hours
- Total labor: 800 hours at /hr burdened = ,000
Overhead and Profit
- Equipment rental (lifts, sprayers): ,500
- Insurance allocation: ,200
- Supervision/project management: ,000
- Subtotal costs: ,000
- Profit margin (25%): ,500
- Bid price: ,500 (about ,917 per unit)
That's a healthy job that keeps a 4-person crew busy for about 5 weeks.
Common Mistakes When Bidding HOA Work
Underbidding to win the contract. This is the biggest trap. HOA boards often pick the lowest bid, but if you can't deliver quality at that price, you'll lose money AND your reputation. It's better to lose a bid than lose your shirt.
Skipping the walkthrough. Never bid an HOA job from photos alone. You need to see every building, every surface, every problem area. Hidden issues on 30 units add up fast.
Vague scope of work. A one-page bid with exterior repaint - ,000 will lose to a detailed 10-page proposal every time. HOA boards want to know exactly what they're paying for.
Ignoring the politics. HOA boards have 5-7 members with different opinions. Your bid presentation needs to address concerns about noise, parking, timeline, and disruption. Be prepared for questions.
Not following up. HOA decisions take time, often 30-60 days. Follow up professionally every 2 weeks. Many contracts go to the contractor who stayed top of mind.
Using Technology to Win More HOA Bids
Speed matters in HOA bidding. The faster you can deliver a professional estimate after a walkthrough, the better your chances.
SnapBid lets you snap photos of buildings and generate professional estimates in 60 seconds using AI. Instead of spending 3 days putting together a bid after your walkthrough, you can have preliminary numbers ready the same day.
Pair that with our paint calculator to dial in your material quantities, and you've got a bid package that's both fast and accurate.
Try SnapBid free - your first 3 estimates are on us.
How to Present Your Bid to the Board
Most HOA boards meet monthly. Here's how to make your presentation count:
- Dress professionally - Business casual minimum. You're bidding a + contract.
- Bring a physical bid package - Printed, bound, with photos. One for each board member.
- Start with your experience - Show similar projects you've completed
- Walk through the scope - Building by building, explain what needs to be done
- Address concerns proactively - Noise, parking, timeline, resident communication
- Close with your warranty and references - Make them feel safe choosing you
Keep it under 15 minutes. Board members have short attention spans and long agendas.
FAQ
How do I find out when an HOA is planning to repaint?
Drive communities regularly and look for signs of paint failure - peeling, chalking, fading. Contact the property manager and offer a free paint inspection report. This positions you as the expert before they even start collecting bids. You can also check community meeting minutes, which are often posted online.
Should I offer financing for HOA painting contracts?
Most HOAs have reserve funds set aside for maintenance like painting. However, offering payment terms (1/3 deposit, 1/3 at midpoint, 1/3 at completion) is standard and expected. Some larger communities may request net-30 terms, which is fine if you can float the cash flow.
What insurance do I need for HOA work?
At minimum, you'll need general liability (-), workers compensation, and commercial auto insurance. Many HOAs require you to name them as an additional insured on your policy. Get this set up with your insurance agent before you start bidding - it's a dealbreaker if you can't provide it.
How long does an HOA painting job typically take?
Plan for 1-2 days per unit for exterior repaints, depending on size and condition. A 30-unit community usually takes 4-8 weeks with a 3-4 person crew. Always build in weather buffer days - outdoor painting is at the mercy of Mother Nature.
What profit margin should I target on HOA jobs?
Target 20-30% net profit margin. HOA jobs have lower profit margins per unit compared to residential work, but the volume and efficiency make up for it. A 25% margin on a ,000 job is ,500 in profit - not bad for 5-6 weeks of work.