15+ years experienceEPA Lead-Safe Certified
HOA and Community Association Painting in St. Louis County
Community association exteriors and common areas with board-ready proposals.
15+
Years experience
10
Cities served
EPA Lead-Safe Certified (RRP)
Required on pre-1978 homes — most of Ballwin and Kirkwood.
Free written estimates
- Monday – Friday
- 8:00 AM – 6:00 PM
- Saturday
- 8:00 AM – 3:00 PM
- Sunday
- Closed
An HOA repaint isn't a painting decision, it's a governance one. Before a brush touches a building there's a reserve line item, a bid comparison, an architectural review, and often a resident vote — and a contractor who doesn't understand that sequence will waste a board's time. ValuePro Painting works with St. Louis County associations and property managers on the terms boards actually operate on: documented scope, documented color, and a phasing plan that residents can live with.
How the approval process usually runs
Most associations route exterior changes through an architectural review committee, which makes a recommendation to the board. Review windows commonly run 30 to 60 days, though some fast-tracking communities respond in about 14. Many sets of CC&Rs contain an auto-approval clause — if the committee misses its own stated window, the request can be deemed approved. Boards that know their own timelines get projects done in a season; boards that don't lose a year.
Where a project exceeds a budget threshold or requires a special assessment, homeowner approval often comes into play as well. That means the proposal a board takes to its membership has to be legible to non-contractors, which is a document problem as much as a painting one.
What a board-ready proposal contains
Boards compare bids, and the cheapest one is usually cheap for a reason — the gap is almost always prep. A proposal a board can actually evaluate includes:
A one-page executive summary
Total price, timeline, warranty, qualifications. This is the page that gets forwarded to the whole board.
Scope broken out by building and substrate
Not "paint the buildings" — the actual prep sequence, wash pressure, what gets scraped, what gets spot-primed, and where caulk is being replaced.
Named materials
Exact product, sheen, and number of coats, rather than "premium paint."
The color approval path
Which schemes, documented with names and codes, and how the ARC signs off.
The phasing and notification plan
Which buildings when, how residents are told, and what access is needed.
Insurance and warranty in writing
Reserve cycles and timing
Exterior repaints are one of the most predictable line items in a reserve study, which is why they get flagged in reserve audits. Repaint cycles for community exteriors commonly land in the seven-to-twelve-year range depending on climate and substrate; interior common areas typically need attention more often. In eastern Missouri, freeze-thaw movement and summer humidity push toward the shorter end of any range built for a mild climate — see exterior painting for what that climate does to a coating.
The practical implication for a board: inspections should be finding the need before the deterioration is visible from the parking lot, because a coating that has already failed costs more to prepare than one caught on schedule.
What we handle for associations
Building exteriors, common area interiors, clubhouses and amenity spaces, corridors and stairwells, mailbox structures and railings, fencing and gates, and unit-side trim work where the association is responsible. Work is phased building by building with resident notification built into the schedule.
Boards aren't buying paint, they're buying the absence of a problem — no special assessment surprise, no resident complaints, no explaining to the membership why the job needs redoing in four years. That's a documentation and scheduling standard as much as a craftsmanship one, and it's the standard we bid to.
[CLIENT FACT REQUIRED — WARRANTY TERMS]
[CLIENT FACT REQUIRED — CREW SIZE]
[CLIENT FACT REQUIRED — HOA/COMMERCIAL REFERENCES]
HOA and Community Association Painting FAQs
Architectural review committees commonly take 30 to 60 days, though some communities fast-track in about two weeks. Check your CC&Rs for an auto-approval clause — many state that if the committee doesn't respond within its stated window, the request is deemed approved. Building that timeline into the project schedule up front prevents losing an entire painting season.
Related pages
Bring us in before the bid deadline, not after.
We'll walk the property and put together a proposal your board can actually compare — scope, products, phasing, and warranty in writing.
15+ years of painting experience · Mon–Fri 8am–6pm · Sat 8am–3pm · Sun closed