Commercial Naperville, IL
HOA, condo and multi-unit painting in Naperville
Corridors, stairwells, clubhouses, building exteriors and unit turnovers, quoted per building and scheduled so residents are not living in a job site.
- Calls answered 24/7
- Common areas, exteriors and units
- One contact for the board
Quick answer
Multi-unit painting in Naperville is scheduled and quoted differently from a single house: we price per building or per corridor, post notices before each phase, and keep one contact for the board or manager so nothing is decided by a resident in the hallway. Exteriors run April through October; interiors year round. Call to set up a site walk.
What the job involves
Painting an association means managing residents as much as paint
The paint on a condo corridor is simple. The logistics are not: elevator bookings, weekday-only hours, residents who need access, mail rooms that cannot close, and a board that needs a paper trail. We plan the job in phases by floor or by building, post the schedule in advance, and keep the same lead on site from the first corridor to the last.
For exteriors we quote by elevation and building type, note every rotted trim board and failed caulk joint in the proposal, and stage the work so no building is fully masked over a weekend. For unit interiors we work from the association's color standard so every turnover matches.
Updated September 2026
Types of work on this page
The 3 versions of this job we get asked for
Common areas and corridors
Corridors, stairwells, lobbies, fitness rooms and clubhouses take the most traffic in the building, so the spec is a scrubbable eggshell or satin on the walls and a hard enamel on doors and frames. We work one floor at a time, keep egress open, and sign every wet-paint zone. Ceilings and any drywall repair from moved furniture or luggage carts go in the same pass. Most Naperville corridors are on a five to seven year cycle; an association can stretch that by choosing a darker door color and a washable wall finish.
Building exteriors
Townhome and condo exteriors in the western suburbs are mostly cedar or fiber cement siding with painted trim, and the trim is where the money goes. We wash, scrape, replace rot, caulk and prime bare wood before two finish coats, and we photograph each elevation before and after for the board's records. Work is sequenced building by building with notices posted so residents can move cars and plants. The exterior season is limited by temperature, so a multi-building association is best booked in winter for a spring start.
Unit interiors
Turnover units and owner-occupied units both get the association's color standard, applied consistently so a future buyer sees one building rather than twenty opinions. For a vacant unit we typically paint walls, ceilings, trim and doors in two to three days and coordinate the dates with the flooring and cleaning contractors so nobody is waiting on anyone. For an occupied unit we work room by room and cover everything that stays. Managers get a one-page report per unit with the products used so touch-ups match later.
What moves the price
What decides the cost of this job
Chicago-area cost guides put a full 3-flat exterior at $9,000 to $18,000 and up; larger associations are priced per building at the site walk. Those are market planning ranges, not our quote.
- Number of buildings and floors. Pricing is per building or corridor, with stair towers counted separately.
- Exterior substrate. Cedar needs more scraping and priming than fiber cement; stucco needs crack fill.
- Trim and rot repair. Replaced boards and re-caulked joints are itemized per elevation.
- Access rules. Elevator bookings, weekday hours and occupied-unit scheduling add days.
- Color changes. A new standard color needs more coats than a like-for-like repaint.
- Doors and frames. Unit entry doors in enamel are a separate count.
Local conditions
HOA, Condo & Multi-Unit Painting around Naperville
Naperville's multi-family stock is concentrated along the Route 59 corridor and in the townhome clusters of south Naperville on the Will County side, most of it built in the 1980s and 1990s, so the exteriors are on their second or third coating and the trim has usually been caulked over rather than replaced. Chicago-area quotes for buildings also account for elevator scheduling and weekday-only work rules, which we build into the phase plan rather than into a change order.
What is included
Everything the estimate covers
- Per-building scope with photos
- Phase plan and resident notice schedule
- Egress and signage plan for every floor
- Drywall and trim repair itemized
- Products and sheens listed per surface
- Two finish coats on walls and doors
- Daily clean-up of common areas
- Close-out report with touch-up paint
Step by step
How the job runs from the first call to the last coat
Site walk with the board or manager
We walk every building or corridor and photograph the conditions.
Written proposal
Scope per building, products, phase plan and notice schedule.
Board approval and calendar
Exterior work is booked for the spring season; interiors any time.
Resident notices
Posted and emailed before each phase with dates and what to move.
Phased work
One floor or building at a time, egress always open.
Inspection per phase
The manager signs off each building before the next starts.
Close-out report
Photos, product list and touch-up paint labeled per building.
Timeline
How long an association job runs
A single corridor floor is typically two to three days. A four-story building's common areas run two to three weeks. Exteriors depend on weather: allow one to two weeks per townhome building, sequenced so the whole association finishes before November.
Want a real date for hoa, condo & multi-unit painting?
Call (630) 389-8505 any hour. Tell us the rooms or the elevation and we will book the walkthrough.
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FAQ
Questions about hoa, condo & multi-unit painting in Naperville
Yes. Most of our association work comes through a manager who handles the board vote and resident communication; we supply the proposal and the schedule.
That is the normal case. Corridors are done a floor at a time with egress open, and occupied units are scheduled room by room with the resident.
Send us the existing spec or a door and we will match it. If there is no standard, we can help the board set one and document it.
Ask us at the site walk and we will tell you what paperwork we can supply for the board's file.
For a multi-building exterior, book over the winter for an April or May start so the whole association finishes inside the season.
Yes. Cart damage, cracked corner bead and water stains are repaired in the same pass before painting.
Related work
Other commercial jobs we do
Book hoa, condo & multi-unit painting in Naperville
One number, both offices, answered around the clock. The estimate is a walkthrough, not a guess.
Call (630) 389-8505Calls answered 24 hours a day, 7 days a week.