Painting for an owners' association: how it works

What counts as owners' association painting?

In an apartment complex or a divided Amsterdam building, the exterior window frames, the entrance door, the exterior woodwork and the stairwell are usually shared. The owners' association is then responsible for maintaining them. Exactly what is shared is set out in the deed of division and the accompanying regulations. Window frames are sometimes classed as shared and sometimes as private, so check this before you ask for quotes.

From inspection to decision

• Inspection: a painter assesses the condition of the paint, the woodwork and the sealant joints.
• Quote: an itemised quote listing the work per component.
• Decision: the members' meeting agrees and decides how it is paid for, often from the reserve fund.
• Execution: one point of contact on behalf of the association coordinates with the painter.

Many owners' associations work with a long-term maintenance plan. Based on an inspection, a painter can indicate whether the planned paint job should be brought forward or can wait a little longer. That way you avoid wood rot quietly spreading because the plan had not reached that item yet. Also read a good maintenance schedule for paintwork.

Points to watch for a small owners' association

Amsterdam and Zaandam have many small owners' associations with only a handful of flats. Often there is no professional managing agent and the residents arrange everything themselves. That is exactly when a clear written quote matters, so everyone knows what they are paying for. As a member of De Betere Schilder, Oranje Kwast works with a clear quote and filed terms of delivery, which makes the discussion at the meeting easier. If you are comparing several painters, use the tips on comparing quotes from painters.

Also agree who will carry out the handover on behalf of the association. Then there is one person who checks the result with the painter and passes on any points.

Keeping disruption for residents to a minimum

With owners' association work, people simply carry on living there. So let residents know in advance when each side of the building is due, so they can close windows or take plants off the balcony. Painting a stairwell is done in sections, so everyone can get in and out. For the VAT rate on painting residential buildings, see VAT on painting work. More about the approach to window frames, doors and woodwork is on exterior painting.