Repainting the outside of a condominium tower or office building is one of the largest exterior projects a South Florida property will take on. Sun, salt air and heavy rain wear coatings down faster here than in most of the country, so boards and property managers end up budgeting for it more often than they'd like.
Use the estimator below to get a typical range for your building, then read on for what moves the price up or down and how to plan the project.
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A drop is one trip down the building on ropes: a technician starts at the roof and cleans a vertical strip of windows on the way to the ground. Each drop usually covers one or two columns of windows. Your roof anchor plan or last contract usually lists your drop count. Don't know the exact number? Just estimate.
Don't know it? Multiply the distance around your building by its height (about 10 ft per floor). An estimate is fine.
Engineer's reports and past bids usually list it.
Don't know the exact number? Just estimate.
Don't know the exact number? Just estimate.
Budgeting for your structural integrity reserve study (SIRS)? Waterproofing, exterior painting and windows are reserve items, so this range is a reasonable starting number for the board.
Typical range for South Florida commercial buildings, based on our typical prices. Not a quote. Your exact price comes after a walk-through. Prices updated November 2026.
Example costs for South Florida buildings
What typical buildings in Miami-Dade, Broward and Palm Beach pay, using the same typical prices as the estimator. Painting includes prep and two coats.
| Building | Exterior painting |
|---|---|
| 8-story office building, 28,000 sq ft of exterior wall Adjust | $35,000–$84,000 |
| 20-story condominium, 80,000 sq ft of exterior wall Adjust | $100,000–$240,000 |
| 45-story tower, 180,000 sq ft of exterior wall Adjust | $225,000–$540,000 |
How exterior painting is priced
Commercial exterior painting is usually priced by the square foot of wall, not the square footage of the building. These are typical ranges, not quotes:
- Exterior walls with prep and two coats: about $1.25 to $3 per square foot of wall.
- Railings and metal surfaces: about $6 to $15 per linear foot.
- Window frames, sliding doors and storefronts are often priced separately. See Window Frame & Door Refinishing.
What drives the cost
- Height and access. Swing stages, rope access and lifts each need different crews, setup time and equipment. Taller buildings take longer to rig and move between drops.
- Surface prep. Pressure washing, scraping loose paint and repairing stucco cracks are often a large share of the labor. Skipping prep is the most common reason a paint job fails early.
- Repairs found along the way. Spalling concrete, failed sealant and active leaks need to be fixed before painting. Structural repairs need a licensed restoration contractor and your engineer.
- Coating system. Elastomeric coatings that bridge hairline cracks cost more than standard acrylic paint but protect better against wind-driven rain. See Commercial Waterproofing.
- Color change. Going from a dark color to a light one, or the other way around, can mean an extra coat.
- Oceanfront exposure. Salt and wind mean more prep and often a higher-grade coating.
- Occupied buildings. Resident notices, balcony access, work hours and protecting cars and landscaping all add time.
How often to repaint in South Florida
Many South Florida buildings repaint roughly every 7 to 10 years, and oceanfront buildings often sooner. Fading, chalking (a powdery residue when you rub the wall), peeling and hairline cracks are signs the coating is no longer protecting the surface.
For condominiums three stories and taller, exterior painting is one of the components in Florida's structural integrity reserve study (SIRS), so the timing and cost of the next repaint belong in your reserve plan. See Florida Milestone Inspections: What They Mean for Your Building's Exterior for more on how inspections and reserve studies affect the exterior.
How to lower the cost
- Combine work that shares access. Painting, caulking and waterproofing can use the same swing stages and setup. See Commercial Caulking & Joint Sealing.
- Fix leaks first. Paint over active water intrusion will blister and fail, and you'll pay twice. See Window Leak Repair.
- Plan around the weather. South Florida's rainy season runs roughly from May through October, and afternoon storms slow exterior work. Drier months usually mean fewer weather delays.
- Keep up with cleaning. Regular facade cleaning removes mildew and salt that break coatings down. See Pressure Washing & Facade Cleaning.
What a good painting quote should include
- The surfaces included: walls, railings, balconies, ceilings, doors and trim.
- The prep work, in detail: cleaning, crack repair, sealant work and primer.
- The coating product, number of coats and the manufacturer's recommended film thickness.
- The access method, schedule and how residents or tenants will be notified.
- A certificate of insurance naming your association or owner, and what happens with weather delays.
Get a price for your building
See our pricing page for typical ranges on all of our services, or learn more about our Commercial Exterior Painting service. For an exact price, request a quote with your building address and number of floors and we'll schedule a walk-through.