Compliance and curb appeal before the storms—plus tips for apartments
Fall is the last, best window to get exterior work done before Pacific Northwest rains move in. For HOA boards, condo associations, and apartment property managers, a focused painting plan now can prevent costly moisture damage, reduce liability, and keep your community looking cared for through winter. Here’s a practical, high-impact checklist to guide your fall priorities.
1) Siding: Seal out moisture and stop small problems early
Exterior paint isn’t just cosmetic—it’s your first line of defense against water intrusion. Prioritize:
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Wash & inspect: Soft-wash siding to remove mildew, salt, and grime, then document hairline cracks, peeling, failed joints, and exposed fasteners.
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Re-caulk critical joints: Use high-quality, paintable elastomeric caulk at vertical seams, window/door trim, penetrations, and horizontal trim caps. Pay extra attention to south- and west-facing elevations that get more UV.
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Prime bare spots: Spot prime chalky or sanded areas with bonding primer; treat stained patches or tannin bleed with stain-blocking primer.
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Choose the right coating: In the PNW, look for mildew-resistant, low-temp curing exterior paints so you can work in cooler shoulder-season temps while maintaining adhesion and durability.
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Phase by exposure: Start with weather-beaten elevations and windward corners; you’ll gain the most risk reduction fastest.
For apartments and townhome clusters, coordinate access stacks (balconies, breezeways) so crews can move floor by floor with minimal disruption to residents.
2) Railings, stairs, and guardrails: Prevent rust and rot where safety matters
Handrails and guardrails are high-touch, high-visibility elements—and a common source of corrosion.
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Metal railings: Degrease, mechanically abrade or needle-scale rust, then apply a rust-inhibitive or zinc-rich primer before topcoating. This stops underfilm corrosion that leads to bubbling and early failure.
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Wood rails and posts: Probe for soft spots, replace compromised sections, and back-prime end grains. Use durable exterior trim paint; consider a darker tone to hide hand marks.
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Stair systems: Check stringers and treads for coating failure. Where slips are a concern, add a non-skid aggregate to landing and tread coatings.
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Color contrast for visibility: A contrasting color on handrails and stair edges improves visibility in low light and rainy conditions—great for both aesthetics and wayfinding.
In apartment communities, schedule rail and stair work by building stack, post detours clearly, and maintain egress at all times.
3) Safety markings: Clear, compliant, and rain-ready
Fresh, high-contrast markings help you meet requirements and reduce incidents as days get darker. Prioritize:
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Fire lanes & curbs: Re-stripe “NO PARKING—FIRE LANE” and curb edges with durable traffic coatings; consider reflective beads for night visibility.
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ADA stalls & routes: Renew symbols, access aisles, directional arrows, and ramp edges. Ensure required contrast and dimensions; verify signage is legible.
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Stair nosings & thresholds: Add bright, slip-resistant stripes to stair noses and transitions—especially in covered breezeways and garage stairs.
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Bollards & hazards: Recoat bollards, loading edges, and utility enclosures (yellow/black) so hazards stand out in wet weather.
Coordinate with your local fire marshal or property insurer on any specifics; a quick walkthrough can prevent rework.
4) Resident communication and phasing (HOAs & apartments)
Great planning is half the battle.
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Notice & timing: Provide 7–10 day notices, plus 48-hour reminders. Paint common areas mid-day to avoid commute peaks; rotate parking for striping at night or early morning.
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Low-odor products: Use low-VOC coatings in breezeways and near entrances.
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Access logistics: Stagger balcony and stair access to keep emergency egress open; use temporary handrails where required.
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Clean, courteous sites: Daily tidy-ups, protective sheeting, and clear signage reduce complaints and keep projects on schedule.
5) Document, warranty, maintain
Protect your investment with simple documentation.
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Specs & colors: Record products, sheens, and color codes for consistent future touch-ups.
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Photo logs: Before/after photos help with board approvals and insurance.
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Maintenance calendar: Plan spring touch-ups, gutter cleaning, and annual inspections; spot-paint nicks and high-traffic rails to extend full repaint cycles.
Get winter-ready now
A targeted fall painting plan—siding sealed, railings protected, and safety markings refreshed—keeps water out, people safe, and your community looking its best all winter.
Hate to Paint? specializes in HOA and apartment repaints, from siding and railings to curb and stair markings. We use PNW-proven coatings, precision prep, and resident-friendly scheduling to deliver durable results with minimal disruption.
Need a quick, no-pressure fall assessment?
Contact Hate to Paint? today to schedule a walkthrough and prioritized scope—so you’re compliant, protected, and ready before the first big storm.
