Commercial Painting
Commercial building | phased repaint
A commercial facade repainted in phases so the tenants could keep trading throughout the work.
Body corporates & sectional title, Durbanville & Northern Suburbs
Three quotes. Three different scopes. No way to compare them.
That is the real problem trustees have, not the price. One contractor quotes two coats, one quotes one and calls it two, and nobody wrote down what happens to the cracks. Here is how we scope a complex repaint so the meeting can actually make a decision.
- Based in Durbanville, working Durbanville, Aurora, Vierlanden, Eversdal, Welgemoed, Bellville, Brackenfell, Kraaifontein, Kuils River, Plattekloof, Sonstraal Heights, Panorama, Kenridge, Fisantekraal and surrounds
- WhatsApp us and we reply during office hours.
- Written scope, one fixed price for the job
Problem & approach
Where these projects go wrong, and how we handle them.
The usual problem
A complex repaint is the largest cheque most bodies corporate ever sign, and it is usually decided off three quotes that measure different things. One is priced on a walk-around from the parking bay. One skips the crack repair because nobody asked for it in writing. One is cheap because it is one coat, thinned, over unwashed walls, which looks perfect on handover day and starts chalking off the north elevation in the second summer. Then the levy has been spent, the reserve fund is empty, and the same walls need doing again years earlier than the budget assumed. Meanwhile the trustees who signed it off are the ones who get asked about it at the AGM.
Our approach
We measure the scheme properly and write the scope down before we price it: every elevation in square metres, every crack and every damp patch photographed and located, the preparation, the primer, the number of coats and the product. You get one fixed price for the whole job, and a programme that phases the work block by block so residents keep access, parking and washing lines. Where the leaks are the real story, and in Northern Suburbs schemes they usually are, waterproofing is quoted as its own line with Rubber Sealant Liquid Rubber, not smuggled into a paint rate.
What may be included
Scope you can actually read.
The exact line items on your quote depend on the site inspection. This is the shape of what a typical project of this type includes.
- Full site measure with an area schedule per block and per elevation
- Photographic condition report: cracks, damp, failed plaster, rusted balustrades, previous coating failures
- Written scope stating preparation, primer, product, number of coats and colours
- One fixed price for the whole job, with waterproofing itemised separately
- A phased programme by block so residents keep access and parking
- High pressure clean and full removal of loose, chalking and flaking coatings
- Crack repair, plaster patching and sealing of open joints before any paint goes on
- Two full coats of Plascon exterior over the specified primer
- Roof, gutter, downpipe, balustrade and steelwork attention where it forms part of the scope
- Notices for residents before each block starts, and a single site contact throughout
- Handover pack with photographs, product data sheets and guarantee documentation
Products we work with
The Systems Behind the Work.
Approved applicator and authorised reseller of Rubber Sealant® Liquid Rubber.
Our preferred paint on most projects.
We are not a Plascon approved applicator. Plascon is simply the paint we choose to specify for its quality and track record, and we will recommend a different system where a project calls for it.
Our process
9 steps from enquiry to handover.
- 1
Enquiry from a trustee, chairperson or managing agent
- 2
Site walk with whoever knows the scheme's history
- 3
Measure, condition survey and photographs of every problem area
- 4
Written scope and one fixed price for the whole job
- 5
Trustee or AGM decision, with us available to answer questions on the scope
- 6
Programme agreed, resident notices issued, first block set up
- 7
Preparation, repair, priming and two coats, block by block
- 8
Trustee walk-through per block, snag list closed before we move on
- 9
Final handover, photographs and guarantee documentation
Honest limits
What we will tell you up front.
A proper contractor should be honest about what a service can and cannot do. These are the things we will always flag.
- Structural work, balcony slab repairs, roof sheet replacement and electrical work fall outside a repaint and need the right trade. We say so at the survey rather than paint over it.
- Waterproofing and damp proofing is Rubber Sealant Liquid Rubber only. We do not sell or install torch-on, and we do not do injection damp courses.
- Rain, wind and the wet season affect the programme. We build weather days in rather than pretend they do not exist.
- Access to private balconies, courtyards and gardens depends on residents. Access we cannot get is quoted as a return visit, not billed as a surprise.
- Qualifying Rubber Sealant® systems may carry a 13-year manufacturer product guarantee, subject to manufacturer inspection, specification, application, certification and maintenance conditions.
Not sure what your body corporate & complex repainting needs? Send us a photo.
Take one photo on your phone, send it on WhatsApp, and we will tell you what we are looking at. We are in Durbanville most weeks, so a site visit is easy to arrange.
WhatsApp a photoFAQ
Body Corporate & Complex Repainting: questions we hear
Budgeting
What decides the scope of your quote?
Preparation, access, repairs and the specified coating all affect the job. We inspect first, then quote one fixed price for the agreed scope.
Related work
Completed commercial work.
Real Williams & Co commercial project photographs. More in the projects gallery.
Commercial Painting
Commercial facade | preparation and cleaning
A commercial facade and paved area prepared, cleaned and made ready for coating as part of a planned repaint programme.
Keep reading
The pages our Durbanville clients read before they phone us.
Start here
- Painters in DurbanvilleWhat we charge, how we scope it, and why the cheap quote was never cheaper.
- Commercial painting in DurbanvilleOffices, warehouses, complexes and shops, scoped in writing and painted around your trading hours.
Durbanville, service by service
- Roof waterproofing in Durbanville
- Damp proofing in Durbanville
- Exterior painting in Durbanville
- Interior painting in Durbanville
- Asbestos roofs explained in Durbanville
- Complex and body corporate repaints in Durbanville
Where we work
- Painters & waterproofing in DurbanvilleWhat the housing stock here needs, and what it costs.
- Painters & waterproofing in AuroraWhat the housing stock here needs, and what it costs.
- Painters & waterproofing in VierlandenWhat the housing stock here needs, and what it costs.
- Painters & waterproofing in EversdalWhat the housing stock here needs, and what it costs.
- Painters & waterproofing in WelgemoedWhat the housing stock here needs, and what it costs.
- Painters & waterproofing in BellvilleWhat the housing stock here needs, and what it costs.
- Painters & waterproofing in BrackenfellWhat the housing stock here needs, and what it costs.
- Painters & waterproofing in KraaifonteinWhat the housing stock here needs, and what it costs.
- Painters & waterproofing in Kuils RiverWhat the housing stock here needs, and what it costs.
- Painters & waterproofing in PlattekloofWhat the housing stock here needs, and what it costs.
- Painters & waterproofing in Sonstraal HeightsWhat the housing stock here needs, and what it costs.
- Painters & waterproofing in PanoramaWhat the housing stock here needs, and what it costs.
- Painters & waterproofing in KenridgeWhat the housing stock here needs, and what it costs.
- Painters & waterproofing in FisantekraalWhat the housing stock here needs, and what it costs.
Complexes, commercial & managed buildings
- Body corporate & complex repaintingA scope trustees can compare, phased block by block.
- Commercial & retail paintingShops and offices painted after hours, never closed.
- Retail & shopping centre paintingMalls and shopfronts painted around trading hours.
- Office interior paintingOccupied offices repainted floor by floor, after hours.
- White boxing & make-good paintingGet a commercial unit lettable again, fast.
- Warehouse & industrial coatingRusted metal roofs sealed, hot workshops cooled.
- For property managers & agentsWritten scopes, fixed prices, photographs for the file.
- Painting maintenance programmesScheduled cycles for portfolios and property companies.
- Wine farm & estate paintingOld lime plaster, gables and cellars, handled properly.
Sectors we work in
- Wine cellar paintingWashdown, condensation and taint risk, specified properly.
- Schools, churches & clinicsProgrammed into holidays, services and quiet clinic days.
- Guest houses & restaurantsRoom by room, overnight, never a lost sitting.
- Dealerships & showroomsBrand colour standards, after hours, open in the morning.
- Self-storage, gyms & logisticsMetal roofs and big elevations, water and rust first.
- Planned maintenance cyclesBudget once, inspect yearly, never repaint in a panic.
Business parks & work at height
- Painting in Atlas GardensWarehouses and offices done around your trading hours.
- Painting in Durbanville HillsExposed, wind driven buildings need their own specification.
- Factory & industrial paintingWater first, then steel, then walls. In that order.
- Office park & multi-tenant repaintsFloor by floor, out of hours, nobody loses a day.
- Exterior crack & plaster repairWhy the crack came back, and how it is properly fixed.
- Working at heights paintingThe compliance to demand before anyone leaves the ground.
- Scaffolding & access paintingAccess is priced per erection. Plan around that and save.
- Painting tender checklistOne page, so three quotes describe the same job.
Specialist systems
- Rubber Sealant® Liquid RubberApproved applicator and reseller: prices, coverage, colours and guarantee terms.
- Buy liquid rubber in DurbanvilleThe same drums we use, collected by arrangement.
- Liquid rubber prices, per litre and per m²Every price published, with the coverage behind it.
- Asbestos roofs explainedSealing in place versus stripping, and who may do the work.
- Waterproofing & damp proofingLiquid rubber on roofs, walls and rising damp.
Durbanville and surrounds
Get a fixed price for your body corporate & complex repainting.
Three ways to start, all of them quick. Send a WhatsApp, tap to call, or leave your details and we come back with a written scope and one fixed price for the whole job.
WhatsApp Leroy now Call 079 435 6308
Monday–Friday 08:00–17:00
What happens after you send it
We reply, ask the few questions that matter, then book a proper look at the property. You get a written scope, one fixed price for the whole job, and a straight answer on what we will not do.
One-year workmanship guarantee on qualifying Williams & Co work.
Takes about 20 seconds