We hired the team to paint several units in our rental property. The walls, doors, and trim were finished neatly, and each space looked fresh and ready for new tenants. The results made a noticeable difference.
Apartment Complex Painting in Long Beach, CA
Long Beach Expert Painting is Los Angeles County's trusted expert in apartment complex painting, working with property managers, ownership groups and asset managers on full-property exterior repaints, corridor and breezeway coatings, and stairwell and railing systems. We handle projects from a single 24 unit walk-up to garden communities past 400 units.
Our crews work garden-style walk-ups, three-story stucco courtyard buildings and mid-rise elevator properties, phasing exterior and common area work building by building so units stay rentable and the leasing office keeps touring. Fully licensed, insured and bonded, with COI, W-9 and references available on request.
From a field takeoff that counts every entry door, every linear foot of railing and every breezeway soffit to a written closeout package with the colour schedule and attic stock logged by building, our team handles the parts of a multifamily repaint that decide whether it finishes on schedule.
Serving Long Beach and the surrounding Los Angeles County market, we hold the date you committed to ownership, work weekends where a property requires it, and turn each building over ready for walk and punch.
Request a FREE Quote!
Or call (562) 269-1108. Calls only, we do not receive text messages.
Thank you. Your request is in. We reply the same business day, and you can always call (562) 269-1108.
- Bid by building, phased by elevation
- 72 hour resident notice supplied
- Punched and signed off per building
- Licensed, insured and bonded
Reviews
What Customers Say About Our Apartment Complex Painting Work
Long Beach Expert Painting did a beautiful job repainting the interior of our home. The rooms look brighter, cleaner, and completely refreshed.
Excellent painting and careful preparation. Our house looks amazing!
We hired Long Beach Expert Painting to repaint our living room, kitchen, and hallway. The lines around the trim and ceilings came out incredibly clean, and the new colors transformed the entire space. Everything was left neat when the work was finished.
Our home’s exterior looks brand new again. The finish is smooth, even, and professionally done.
The team painted our kitchen cabinets, and we couldn’t believe the difference. The doors and drawers have a smooth, factory-like finish, and the new color made our entire kitchen feel more modern.
Friendly service, beautiful results, and great attention to detail.
Long Beach Expert Painting repaired several damaged areas of drywall before repainting our bedroom. The repaired sections blend perfectly with the surrounding walls, and the finished room looks clean and polished.
01
Scope and project size
Multifamily repaints get scoped off counts. Before a number goes on paper we log building count, unit count, story count, wall square footage by elevation, linear feet of corridor and breezeway, stairwell count, railing footage, carport bays, trash enclosures and door counts. You get that takeoff back with the bid, so you can compare our scope against anyone else's line for line.
| Property scope | Typical measures we count |
|---|---|
| Single two-story building, 12 to 24 units | 18,000 to 30,000 sq ft of wall area, 2 stairwells, 400 to 700 linear ft of corridor and breezeway |
| Small community, 3 to 5 buildings, 40 to 90 units | 8 to 12 stairwells, 20 to 40 carport bays, 2 trash enclosures, 1 leasing office |
| Mid-size community, 6 to 12 buildings, 100 to 200 units | 60,000 to 140,000 sq ft of wall area, 1,500 to 3,000 linear ft of corridor, 800 to 1,600 linear ft of railing |
| Large garden community, 200 to 400 units | 12 or more buildings, three stories, clubhouse, pool enclosure, 400 or more entry doors |
| Common areas and corridors only | Corridor walls and ceilings, stairwells, breezeways, doors, handrails |
The cycle, and why it varies inside one property
Most Long Beach communities land on a five to eight year exterior cycle. On the water side of the city that compresses. Salt off San Pedro Bay settles on the film and holds moisture against it, the marine layer keeps it there through the morning, and 12.02 inches of annual rain means long UV-loaded stretches with nothing washing the surface. South and west elevations chalk first. A building in Alamitos Beach can need its west face done a cycle ahead of its north face, which is why we bid elevations separately when an owner wants to stage capital spending.
02
Who this is for, and how the process runs
Property managers and regional managers running one asset or a portfolio. Owners and asset managers timing an exterior against a refinance, a sale or a cycle already in the capital plan. Receivers, REITs and third-party management companies who need COI, W-9, references and a signed contract before a crew touches the property.
| Stage | What happens | What you receive |
|---|---|---|
| Site walk | We walk every building, elevation and common area with your manager, test adhesion, check for chalking and failed film, and flag stucco cracking and dry rot | Field notes and a punch of substrate conditions |
| Takeoff | Wall square footage by elevation, door and railing counts, corridor and breezeway linear feet, stairwell count, carport and enclosure count | The measured takeoff, shared with the bid |
| Written bid | Scope by building, prep level, coating system, coats, exclusions, unit pricing for adds | Line-item bid, lump sum plus unit rates |
| Submittals and samples | Product data sheets, VOC data, safety data sheets, draw-downs and on-wall mock-ups for body, trim, door and railing colours | Submittal package and approved mock-up on site |
| Scheduling and phasing | Building sequence, resident notice dates, elevation-by-elevation calendar, parking and carport rotation plan | Phased schedule keyed to building numbers |
| Execution | Pressure wash, scrape and sand, stucco crack repair, caulk and seal, spot or full prime, spray and back-roll body, brush and roll trim and doors | Daily progress by building |
| Punch list | Walk with your manager per building rather than once at the end | Signed punch per building |
| Closeout | Colour schedule by surface and building, product data, attic stock, warranty letter, final lien releases | Closeout binder, digital and paper |
Two lines in that table matter more than the rest. Bidding by building lets you phase spend across fiscal years without rebidding. Punching by building releases a finished structure while crews are still working elsewhere, instead of holding retention against the last stairwell.
03
Working in occupied buildings
An apartment community does not close for a repaint. Everything below is scope, not courtesy.
Phasing and notice
Phasing. We work one building at a time, and inside a building one elevation at a time, so residents lose access to a patio or a walkway for days rather than weeks. Breezeways and stairwells get split so every unit keeps a route in and out.
Notice. We supply door-hanger and email notice text keyed to the schedule, typically 72 hours before a building starts and again the day before an elevation, with patio clear-off dates. Your office approves the language first.
Resident access. Stairwells are coated in halves or on a night cycle so no unit is ever cut off. Entry doors are pulled, coated and rehung the same day, never left open overnight.
Parking, dust and off-hours
Parking and carports. Carport bays run in rotation with posted dates and temporary assignments so you are not fielding tow calls.
Dust and odour. Sanding on pre-1978 stock runs under lead-safe RRP work practices with containment and HEPA collection, and corridor interiors get low-VOC waterborne products so the smell is gone before evening.
Weekends and off-hours. Leasing tours, pool season and resident events move work windows. We schedule around them, including Saturday and night work on stairwells, and price it in the bid rather than as a change order.
04
Materials and systems at multifamily scale
Substrate drives the system, and on a community there are seven of them on one property.
| Surface | System we specify | Why |
|---|---|---|
| Cement stucco body | Crack repair, bonding primer, elastomeric or high-build acrylic, two coats | Portland cement stucco is hard and brittle and separates when the base moves, so an elastomeric film bridges hairline cracking instead of telegraphing it |
| Older lime stucco and masonry | Breathable mineral or lime-based system | A permeable wall sealed under a modern acrylic traps vapour and blisters off in sheets, the failure that shows up three years after a cheap repaint |
| Wood trim, fascia and siding | Scrape, sand, wood repair, alkyd or bonding primer, acrylic finish | Oxidative-curing primers hold on weathered wood where a waterborne primer will not |
| Corridor and stairwell walls | Waterborne acrylic, eggshell or satin | Satin holds up to moisture and cleaning, which matters in an open breezeway |
| Entry, utility and stair doors | Bonding primer, waterborne enamel, semi-gloss | Enamel gives a hard glossy film, and semi-gloss emphasises the detail on a panelled door |
| Steel railings, gates and stair stringers | Rust removal, DTM or epoxy primer, urethane or acrylic topcoat | Salt loading on the water side of the city attacks steel first |
| Carports, trash enclosures, utility rooms | Acrylic over prepped concrete masonry, semi-gloss on metal | Semi-gloss cleans and takes graffiti removal better than flat |
Application
Airless spray with back-rolling on textured stucco so the film seats into the profile, thicker nap rollers where a sprayer cannot reach, and brush work on doors and railings. Sheen is written into the colour schedule so the next repaint matches without guesswork.
Scheduling, lead time and capacity
Lead time from signed contract to mobilisation runs three to six weeks on a full community, faster on common areas only. A 100 to 200 unit community usually runs six to twelve weeks of field time. We staff by crew count against your date rather than promising a date we cannot resource, and the approved schedule names the crew size assigned to each building.
The real scheduling constraint is not rain, it is the marine layer. A wall still damp at nine in the morning is not ready for coating, so coastal-side properties start later in the day, and that is built into the calendar rather than discovered in week two.
05
Long Beach multifamily we work on
A large share of Long Beach housing sits in buildings someone else manages. Each submarket asks a different question of a coating.
Alamitos Beach and Downtown
Alamitos Beach sits close enough to San Pedro Bay that salt and UV set the cycle, and steel railings and stair stringers there need a coating spec of their own. Downtown Long Beach runs to mid-rise and mixed-use, where access, tenant retail below and street closures drive the phasing.
North and West Long Beach
ZIP 90810 and the northern stock carry older two and three-story buildings where stucco crack repair and dry rot at fascia are usually the majority of the labour, not the finish coats.
Credentials and compliance
Fully licensed, insured and bonded, with additional insured, primary and non-contributory wording and waiver of subrogation available on your form. Workers compensation in force. Certificate of insurance issued before mobilisation, naming the ownership entity and the management company as your contract requires. Payment and performance bonds available on qualifying contracts, shown as a separate line rather than buried in the base bid.
Prevailing wage and certified payroll for public and subsidised work, including affordable and tax-credit properties where labour compliance applies. Lead-safe RRP work practices on any building built before 1978, which covers a large share of the older apartment inventory in Alamitos Beach, Downtown Long Beach and West Long Beach. Low-VOC products meeting Green Seal GS-11 in occupied interiors.
06
Frequently asked questions about apartment complex painting
What is the minimum and maximum project size you take?
On multifamily we start at a single building, roughly 12 units, and run to communities past 400 units. Common-area-only scopes start smaller.
Do you bid from plans and specs?
Yes. Send drawings, an elevation set, a paint schedule or an existing spec and we bid to it, with any clarifications and exclusions written into the proposal. Where no documents exist we produce the takeoff ourselves and share it with the bid.
Can you name us as additional insured?
Yes. We add the ownership entity and management company as additional insured with primary and non-contributory wording and waiver of subrogation where your contract requires it. The COI issues before mobilisation.
Are you bondable?
Yes, with payment and performance bonds available on qualifying contracts. Bond cost is shown as a separate line rather than buried in the base bid.
Do you handle prevailing wage or publicly funded properties?
Yes, with certified payroll on prevailing wage and subsidised work, including affordable and tax-credit properties.
How long from award to start?
Three to six weeks on a full community, largely driven by submittal and colour approval. Common areas only can mobilise sooner. Anything that needs a board or ownership sign-off on colour should assume the approval, not the crew, is the long pole.
Can a multi-building program run at night or over a weekend?
Yes. Stairwells, corridors, breezeways and leasing office interiors are routinely done on weekend or evening cycles so residents and tours are not disrupted. Off-hours labour is priced in the bid.
How do you phase an occupied community?
Building by building, then elevation by elevation, with 72 hour resident notice, patio clear-off instructions, carport rotation, and stairwells split so no unit loses access. Each building is punched and signed off on completion rather than all at the end.
Who supervises the work, and are your crews in-house?
A working foreman is on site every day the crew is, with a project manager assigned to the contract and reachable directly. Core painting and prep crews are in-house. Specialty scopes such as stucco patching at volume or high-access work may be subcontracted, and we identify that in the bid rather than after award.
What do I get at closeout, and what is warranted?
A closeout binder with the colour and sheen schedule by building and surface, product data sheets, attic stock, a workmanship warranty letter, and final unconditional lien releases from us and any tier below us. Manufacturer coating warranties apply separately.
07
Related commercial services
Portfolios rarely need only one scope.
- Apartment Turnover Painting
- HOA & Condo Association Painting
- Commercial Building Exterior Painting
- Office & Retail Interior Painting
- Industrial & Protective Coatings
- Commercial Painting Contractors
Painting service areas
Multifamily crews work Long Beach and the surrounding Gateway Cities.
Request a bid on your community
Send the property and we will schedule a site walk. Give us the building and unit count and whatever documents you have, and we will fill in the rest during the takeoff.
- Measured takeoff shared with the bid
- Phasing plan before mobilisation
- Licensed, insured and bonded
Request a FREE Quote!
Or call (562) 269-1108. Calls only, we do not receive text messages.
Thank you. Your request is in. We reply the same business day, and you can always call (562) 269-1108.