Commercial and HOA painting in the Indianapolis area covers a huge range, because no two buildings or communities are the same. As a planning starting point: a smaller exterior repaint might run around $10,000, while a larger HOA or condo community can reach $100,000 or more. Commercial exterior work often falls somewhere around $2 to $6 per paintable square foot. Below is what actually moves that number, from a contractor who prices these projects across Indianapolis and Hamilton County.
HOA & condo community repaints: roughly $10,000 to $100,000+
HOA and condo projects vary so much that a single number is misleading. A smaller community exterior might be around $10,000; a large, multi-building community can be $100,000 or more. The biggest cost drivers are:
- Current condition of the property and how long since the last repaint
- How much wood repair is needed
- Which substrates are being painted
- Number of buildings or units included
- Board expectations — repair only the worst areas, or a more complete repair approach
A community that has stayed on a consistent maintenance cycle is usually in better shape, easier to plan, and cheaper to repaint. A property that hasn't been painted in 10+ years typically has far more prep, failing paint, caulking, and substrate repair — which moves the price up substantially. Because "repair the worst areas" and "complete repair" can be very different numbers, that scope should be defined clearly before pricing.
Commercial buildings: about $2 to $6 per paintable square foot
As a rough planning range, commercial exterior painting often lands between $2 and $6 per paintable square foot — but that moves significantly with the building and scope. The biggest factors are surface condition, access and height, substrate, prep level, repair needs, and the coating system. A simple one-story building in good shape is a very different project from a multi-story building needing boom lifts, EIFS repairs, metal coatings, extensive masking, or a project-specific coating system. Use per-square-foot as a planning tool only — it shouldn't replace a site walk and a clearly defined scope.
What property managers and boards most often underestimate
Most people budget for the visible painting and underestimate everything that happens before paint goes on:
- Prep and logistics — pressure washing, scraping, sanding, caulking, masking, priming, surface protection, and wood repair are a major part of the project.
- Equipment — some projects require boom lifts, all-terrain scissor lifts, storage containers, pressure-washer trailers, or dumpsters.
- Color complexity — more colors mean more masking, sequencing, and detail work.
- Resident coordination on occupied communities — parking, pets, decks, balconies, garages, notices, and weekly communication all become part of the cost.
How to budget smarter (and avoid surprise change orders)
The most predictable projects come from detailed proposals built on a real site walk, clearly defined includes and excludes, and — on larger communities — using real production and repair data to price future phases. When hidden wood rot or damage turns up, there should be a clear process to document, price, and approve it (for example, a not-to-exceed repair allowance) rather than a string of surprise change orders. A contractor constantly hitting a board with change orders usually didn't scope the project well enough up front.
Get a real number for your property
Beacon Painting & Repairs prices commercial and HOA exterior programs across Indianapolis and Hamilton County with detailed, written scope — so the proposal reflects what your building actually needs. If your board or property is planning a repaint, we're glad to walk the property and put real numbers to it.