Community repaints

Common questions

Budget cycles, warranty terms, timing, prep specifications, and how color approval actually works — answered straight.

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Questions

Community Repaints — common questions

Straight answers from the counter. If yours isn't here, call us and ask.

Do you work directly with HOA boards or only with contractors?

Both. Boards and property managers come to us for the color scheme, the specification, and the product warranty; contractors come to us for the material and the pricing. Often we are working with all three on the same building.

How far ahead should a community start planning a repaint?

A few months is the minimum, but many communities plan one to two years out. That lead time lets the repaint be written into the association's annual budget or reserve study, and it leaves room for any structural, concrete, roofing, or waterproofing work that has to be completed before painting begins. Condominiums often prefer to schedule the work in the off season, when fewer residents are in the building. Whatever timeline suits your community, we can plan the specification, bidding, and material deliveries around it.

Can you help write the paint specification for bidding?

Yes — that is one of the most valuable things we do. A written system by substrate means every contractor bids the same work and you can compare numbers honestly.

What coatings hold up on the South Florida coast?

Salt air, UV, and driving rain punish a building. We spec by exposure — the ocean-facing elevation is not the same job as the courtyard — and involve our Benjamin Moore representative on the system.

Do you deliver to the property?

Yes. We stage phased deliveries building by building so crews are never waiting on material and the property is not storing pallets it does not need yet.

We do not have a contractor yet — can you help?

Yes. We can bring in reputable painting contractors we work with to walk the property and bid it against our written specification, so the board gets comparable bids on identical scope.

Is the specification warrantied?

The product specification, including surface preparation, is created by us with our Benjamin Moore representative and is backed by a Benjamin Moore warranty. Many Benjamin Moore products offer a 10 year warranty. Inquire with your dedicate Hessler representative about the warranty on the products lines you are considering.

Do you get a kickback or referral fee from the contractors you recommend?

No. We take no referral fees, commissions, kickbacks, or side arrangements from any painting contractor, and no contractor pays for a spot on our list. As a family owned and operated small business, ethics and transparency are part of our DNA. Our only job is to match the right products and preparation to your building and let you choose the company that gives you the best work at the best price. Every contractor we bring in bids the same written spec, so the numbers in front of you are honest and comparable. We recommend companies based on the quality of their work and how they treat a community — nothing else. Your satisfaction and experience through the process is our biggest concern.

How do we know the specification is not written to sell us more paint than we need?

The spec is written by substrate and exposure and reviewed with our Benjamin Moore representative. It calls for the system that will actually last on your building — no more coats, no fancier product than the exposure requires. We will tell you when a less expensive line is the right answer.

How does the board compare bids fairly?

Every contractor bids the identical written specification — same preparation, same primer, same topcoat, same number of coats. When the scope is locked, the difference between bids is labor and schedule, which is the only honest way to compare price.

Should the board just take the lowest bid?

Look at what is being skipped. On a repaint, labor and preparation are most of the cost, and the cheapest bid usually got there by cutting pressure cleaning, patching, caulking, or a coat. When all bids price the same spec, a low number is easier to read for what it is.

Who stands behind the job if something fails?

The product performance is covered by the Benjamin Moore warranty on the specified system; the workmanship is covered by your contractor's warranty. We keep the spec, the color record, and the documentation on file for the property so there is no question about what was applied.

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