HOA and Condo Painting in Charleston, SC
HOA painting in Charleston, SC is a different job from painting one house: several buildings, residents at home the whole time, a board that votes on colors and a manager who fields every question. VMS Home Painting has repainted condominium communities from Folly Beach to Wild Dunes, Daniel Island and Mount Pleasant.
5.0 stars from 21 Google reviews (checked October 2026), and six condominium projects published on this site.
Condominium communities we have repainted
- Summer House, Wild Dunes: oceanfront mid-rise buildings with hundreds of units, one color scheme across the complex, and several crews working at once.
- Marines Cay, Folly Beach: two- and three-story buildings in coordinated yellows, blues and grays, plus newer mid-rise buildings with glass balcony systems, painted building by building.
- Pelican Point, Folly Beach: multi-story buildings in coastal white, balconies and railings, and the pool deck and common areas.
- Daniel Island condominiums: full exterior cleaning and prep, siding, balconies and trim on several buildings in a fully occupied community.
- South Hampton, Mount Pleasant: three-story buildings in greens, yellows, grays and coral, painted during construction on the builder's schedule.
- One Bell Hall, Mount Pleasant: a condominium project with its own photo page.
How a repaint runs in an occupied community
- Scope by building: siding, trim, balconies, railings, stairs, doors and common areas, the same elements listed on our condominium project pages.
- Approved colors in the scope. The association's own approval comes first; a coordinated scheme across the whole complex is part of the job, as at Summer House, Marines Cay and South Hampton.
- Phased schedule around resident activity, one building or section at a time.
- Cleaning and surface prep on every elevation, so the coating bonds.
- Protection of landscaping and walkways, with ladders and access equipment for the upper floors.
- Coordination with property management and the HOA's requirements, to keep disruption to residents and guests low.
Notes for board members
A full repaint is often one of the largest line items a community plans for.
In South Carolina, an association covered by the Homeowners Association Act must post notice at least 48 hours before the meeting where it votes to raise the annual budget (§27-30-140, read October 9, 2026). That section does not apply to associations incorporated under the state's Nonprofit Corporation Act.
Bids are easier to compare when each one lists the same scope by building, the prep, the coating system and the number of coats.
What shapes the bid for a community
We do not publish prices. A community bid depends on:
- number of buildings, stories and units, and how the buildings are reached;
- balconies, railings, stairs and other detail work;
- wood, stucco or siding repairs found during prep;
- how many colors the scheme uses;
- phasing, resident notices and the timeline the board needs;
- exposure: oceanfront buildings face salt air and sun on every side.
Communities we serve
Folly Beach, Isle of Palms and Wild Dunes, Daniel Island, Kiawah, James Island, Charleston and North Charleston, Mount Pleasant, Summerville and Goose Creek. For offices, schools and other buildings, see commercial painting.
Questions owners and boards ask
Can an HOA tell you what color to paint your house?
If the community's recorded covenants or architectural guidelines give the association review over exterior changes, yes. Read your governing documents and get the approval in writing before you hire a painter.
Can you paint a condo you own?
Inside your unit, usually yes. The exterior of a condominium building is normally a common element managed by the association, so exterior work goes through the board.
Do you work with property managers?
Yes. Our condominium and resort projects were coordinated with property management and HOA requirements.
Guides for HOA Boards and Managers
Color approvals, repaint planning and what a paint warranty covers.
Get a bid for your community
Send the community name, the number of buildings and when the board wants the work done. We will set up a walk-through.