Condo Painting in Phuket for Units and Common Areas

Who is the condo painting service for?

Condo painting in Phuket by Phuket Pro Painters serves two groups with different needs. The first is unit owners who want the inside of their own unit painted. The second is juristic persons and building managers who look after the common areas. A juristic person is the legal body that manages a Thai condominium on behalf of its co-owners, usually through a management office and an elected committee. Condo painting is part of our commercial painting work in Phuket, because every job runs under building rules and with other residents around the work area.

How is a condo unit painted?

Painting a condo unit differs from painting a house because the painters have no space outside the unit to put things, and every material has to be carried through common areas. The painters at Phuket Pro Painters therefore work in a unit in this order.

1. Survey the unit and collect the building rules. The painter measures the walls and ceilings, checks the old paint, and reads the rules on working hours, the goods lift and waste disposal.
2. Issue a written quotation for the owner to check and agree.
3. Notify the juristic person in the way the building requires. The owner submits the form, or registers the painters' names, as the building specifies.
4. Protect the common areas and the unit. Floor protection is laid from the front door, and furniture, appliances and floors are covered.
5. Prepare the surface. Stains are washed off, flaking paint is scraped, nail holes and hairline surface marks are filled, and the walls are sanded smooth.
6. Prime, paint the ceilings and paint the walls in the number of coats agreed, with as much ventilation as the unit allows.
7. Inspect the work, clean the unit and the corridor outside it, then hand over.

How should a juristic person plan common-area painting?

Painting the common areas of a condominium affects every resident, so planning matters as much as painting skill. These are the points a building manager should settle with the painters.

• Order of zones. One floor or one wing at a time, so residents always have a corridor to use.
• Lift lobbies and the main lobby. People pass through all day. Choose the quietest hours and cordon the area clearly.
• Fire stairs and escape routes. These must stay usable at all times. No materials may block them.
• Car park. Ask owners to move cars out of the zone being painted, and cover any car that cannot be moved.
• Advance notices. Post the dates, hours and a warning about paint smell in the lifts and on the building's message channels.
• Exterior walls. A low building can be scaffolded. A building taller than scaffolding can serve needs rope-access painting for high-rise walls, which is priced only after a site survey.

For surfaces that are touched and scuffed constantly, such as corridors and lift lobbies, a washable interior paint makes cleaning easier for the housekeeping staff and lengthens the time between repaints.

How does Phuket's climate affect paint in a condo?

Many condos in Phuket are holiday homes or rental units that stand closed for part of the year. A unit left with the air conditioning off and the windows shut in humid weather often smells musty and grows mould in ceiling corners, behind wardrobes and on bathroom walls. Interior painting in a condo unit therefore has to include washing surface mould off completely before priming. For bathrooms and stuffy rooms, choose an interior paint that the manufacturer states is mould resistant.

Sea-facing balconies take afternoon sun, driving rain and salt all together, so steel balcony railings and balcony walls wear out before the other parts of the building. Exterior walls of condos in beach areas such as Patong, Karon, Kata or Bang Tao chalk and streak sooner than those of buildings in town.

Work inside a unit can be done all year. Exterior work on the building suits the dry season, roughly November to April. A juristic person that needs a resolution and budget approval first should start asking for quotations several months ahead.

A water stain on the ceiling from the unit above, or a wall that is damp from water entering around a window frame, is not something a coat of paint settles. Phuket Pro Painters does not take on waterproofing, structural crack repair or leak repair. The unit owner should report the problem to the juristic person and have a specialist fix the cause, then book the painting.

What should unit owners and juristic persons prepare before condo painting?

What should a unit owner prepare?

1. Ask the juristic person office for the contractor rules and submit whatever documents the building requires.
2. Put valuables, documents and fragile items in a cupboard or take them out of the unit.
3. Take down pictures, curtains and wall decorations.
4. Choose the colours, and say which wall should be a different colour.
5. If you are not in Phuket, leave the key or key card with someone you trust. The team speaks English, which helps owners based overseas.

What should a juristic person prepare?

1. A list of the common areas to be painted, with plans or approximate dimensions.
2. The building's existing colour codes.
3. The hours when painters may work, the storage point for materials, and the water and power points.
4. A building contact who inspects and accepts each zone.

How is condo painting hired and priced?

Condo painting can be hired in two ways: labour only, where the client buys the paint and we work out the quantity, or labour and paint together. Labour only is a common arrangement in Thailand. Unit owners who live abroad usually find the combined option easier, while a juristic person with an existing paint specification for the building can choose either. Every job starts with a free survey and measurement and has a written quotation before work starts. Surface preparation and scaffolding or work at height are shown as separate lines, and the period and terms of the workmanship warranty after handover are stated in the quotation.

Estimated prices are on the room and building painting prices page. A unit owner can enter the room sizes in the room painting cost calculator to see a price range for interior work in advance.

Is condo painting the right service, or does another one fit better?

Condo painting suits residential condominiums with a juristic person and many residents. If your building is a serviced apartment, or sells rooms by the night, the occupancy-based planning on the hotel and resort painting page will fit better. For a commercial block with shops on the ground floor and rooms above, see the main commercial painting page.

A unit owner who only wants to read about the technique for walls and ceilings can find it on the interior painting service page.

How do I book a survey for condo painting?

Call 063-004-0115, or send the building name, the unit size and photos by WhatsApp, to arrange a free site survey. All contact channels are on the request a condo painting quotation page.