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Owner wants to over-spend on condo association painting project

Posted on Mon, Jun 13, 2011 @ 07:45 AM
  
  
  
  
  
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I am on the board of my condo association and can't seem to see eye to eye with one of the other members about painting the trim of our exterior windows and doors.  We have cedar siting and currently it is neutral in color in its entirety. The other member wants to paint the trim white thinking it will add value to the property and I just can't rationalize the excess cost of 5K adding any value especially when we are assessing unit owners 250 each to generally paint but then turning around to say the association can now suddenly afford to pay the extra 5k. So 2 issues. One does anyone agree painting the trim of cedar siting white will add value in excess of 5k to a property of 36 units? Does anyone see an ethical question in charging for the painting and then suggesting we can come up with 5k for trim? As a unit owner I would wonder why I am being assessed a fee to total 9k if we had an "extra" 5 and would want a refund for half. No?

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Comments

Welcome to my world. 
The only thing that adds value is more square feet or the value of other property around you going up.
Posted @ Monday, June 13, 2011 8:38 AM by Mike
IMO, this is a cosmetic update that will help to *maintain* the property value, but not increase it. 
 
 
 
As far as the appearance goes, I wouldn't see the change making any of the units more or less marketable. Where some folks may like the white paint, there is certain to be just as many who feel it was a disgrace to cover up natural wood with paint. 
 
 
 
In the end, if there is a less expensive option that offers the same protection, I think paying more for white paint would be a waste of money.
Posted @ Monday, June 13, 2011 9:32 AM by Troy
One board member does not have the authority to make any decisions. The painting project requires the vote of all the board members -- a majority wins. Make a motion to paint the trim the color of your choice and go from there.
Posted @ Monday, June 13, 2011 9:44 AM by mary
I agree with the others that it does not up the value and it take the majority vote on the board, however, I am wondering why you have to charge an assessment for routine painting. Shouldn't this be in your long-term budget? Assessments should only be for those unexpected expenses, not for routine maintenance of the property. 
 
Tiny
Posted @ Monday, June 13, 2011 10:44 AM by Tiny
Do your condo documents allow you to change the paint color without a vote of the membership, i.e the owners? You should check this out. 
 
Why is the cost of periodic, essential paint maintenance not part of your reserves budget instaead of a making special assessment?  
 
You really would be doing better for your ownwers if you try to ensure you are using the paint quality that gives you the longest life. Cosmetics are secondary to good maintenance and sensible reserves budgetting, I'm afraid.
Posted @ Monday, June 13, 2011 1:59 PM by John C
We have these sort of issue all the time. I am also on our board. We are trying to do work with limited funds. There is always someone that wants to spend money we do not have for cosmetic things. No, it does not increase value. As long as the units are well maintained and things do not look in disarray, the value will be there.
Posted @ Tuesday, June 14, 2011 9:12 AM by Gracie
I've been working on what started as a paint project and is now siding replacement for our 7 unit Condo complex. ( Another nightmare scenario due to a few bad owners) 
 
I have a friend in a bigger Condo Complex a few blocks away - very similiar to ours, same materials , built same year etc - only bigger 120 units. They recently had to replace all their cedar siding because at one point they painted over the cedar siding - this was disasterous for the cedar. They tried painting over again, but eventually had to replace since the shingles were now ruined. I was told the same - paint will ruin the cedar shakes- when I had paint contractors out - our owners also felt it would be cheaper to paint over our cedar shakes. The most honest contractors refused to paint the building.  
 
On a side note - I've noticed when a building does a trendy trim etc - it eventually dates the building. A nice neutral cedar never goes out of style.
Posted @ Saturday, June 25, 2011 6:46 PM by Sue
Sue, 
 
 
 
The owners don't always know what's best for the assn. That's why there's a BOD. They do the research and hopefully make a decision as to what is best for the assn. I know that in a condo complex the members may want to have a say in the color, if the buildings are to be painted. But in your case; deciding whether to paint over cedar siding or not, it would be wisest to let the BOD make the decision.
Posted @ Saturday, June 25, 2011 8:12 PM by mary
I'm painting contractor based in Chicago. 5K for trim painting, even in big building seems very, very high. I just estimated job: 3 hallways (50ft long),front foyer - trims and doors painting, ceiling and walls with ZeroVOC paint. The total cost of service including paint is around 5K. 
Management company usually hire their friends with "under the table" overheads.  
5K is equal to 12 labor days with materials: Labor 280 - 300 and 100 - 120 materials= $400.  
12 days to paint the trims....a lot...
Posted @ Tuesday, February 14, 2012 1:21 PM by Chicago painting contractor
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