For HOA boards · 7-minute read
Short answer: an HOA painting bid specification is one document every painter prices. It lists each surface, the prep, the repairs, the products, the coats, the colors, the phasing and the warranty, so the board compares the same job three times instead of three different jobs.
Why boards end up with bids they cannot compare
A board asks three painters to "bid the exterior." One prices two coats with full caulking and an allowance for rotted trim. Another prices one coat and leaves repairs out. A third prices a premium product but skips the fences. The cheapest number wins the vote, and the community finds out in year two what was missing. The fix is not more bids. It is a better request.
The sections of a good spec
1. Surfaces
List them all: siding by type, trim, fascia, soffits, garage doors, entry doors, railings, decks, fences, mailbox stands, light poles. Say which are in and which are out.
2. Prep
Pressure washing, scraping loose paint, sanding glossy areas, caulking joints, spot-priming bare wood and metal. Prep is where cheap bids save money and where repaints fail early.
3. Repairs
Ask for a unit price for wood replacement, such as per linear foot of trim or per sheet of siding, plus an allowance. That keeps repair costs visible instead of buried.
4. Products and coats
Name the brand and product line, or "equal as approved by the board," plus sheen and number of coats for each surface. On the Front Range, sun exposure is heavy; UV rises roughly 2% per 1,000 feet of elevation, so product choice matters more here than at sea level.
5. Color schedule
Body, trim, accent and door colors by building style, with brand, name and code.
6. Phasing and hours
Building order, working hours, weekend rules, parking, owner notice lead times and who sends them.
7. Close-out and warranty
Punch walk with the manager, touch-up window, written warranty terms, and the certificate of insurance the association requires.
Voice answer: how many bids should an HOA get for painting?
Many boards ask for three. The number matters less than the spec: three bids on one written scope tell you more than six bids on a verbal request.
When your scope is ready, our HOA painting page has a free timeline planner that works backward from your start month.