Painting an apartment building in Mallorca is not just about improving the appearance of the property. On a communal façade, paint also plays a protective role against the sun, humidity, salt air and the passage of time.
That is why, before approving a quote, it is important to properly assess the real condition of the façade, the permits required, the most suitable access system and the expected execution times. Painting a small building with just a few residents is not the same as working on a tall apartment block, a property close to the sea, or a façade with cracks, flaking paint or areas affected by damp.
In homeowners’ associations, planning is especially important. Residents, access points, machinery, permits and safety all need to be coordinated, avoiding improvisation that could delay the work or cause unnecessary disruption.
When should a homeowners’ association building in Mallorca be painted?
Many communities wait until the façade is already badly deteriorated before considering repainting it. However, acting before the problem progresses is usually more cost-effective and helps preserve the building in better condition.
Loss of colour, flaking paint, cracks, damp stains or uneven wear are clear signs that the façade needs to be inspected. In Mallorca, these symptoms can appear sooner in buildings exposed to sun, wind or the marine environment.
In coastal areas, salt air accelerates the deterioration of paint, railings, woodwork, shutters and other exterior elements. In older buildings, there may also be uneven substrates or areas where the existing paint is no longer properly adhered.
For this reason, before painting a communal building, the first step should always be to inspect the substrate rather than simply choosing a colour.
Permits for painting a communal façade
One of the most common questions is whether a permit is required to paint a communal façade.
The answer depends on the type of work. If the community is only repainting the façade in the same colour and without occupying public space, the process is usually simpler. However, if the colour is changed, the building is located in a protected area, or scaffolding, a platform or a lift needs to be placed on the street, specific authorisations may be required.
Occupation of public space and protected areas
When the work requires part of the street to be occupied, it is important to plan the administrative process in advance. This is especially relevant for buildings located on narrow streets, in urban areas or in communities without sufficient interior access.
Special care must also be taken in old town areas or buildings with some level of urban protection, where there may be restrictions on colours, finishes or permitted materials.
At Pintures i Lacats Toni Planas, when the intervention requires it, the necessary administrative procedures are managed and the community is asked only for the essential documentation needed to move the project forward without delays.
What should a quote for painting a community include?
A professional quote for painting a homeowners’ association building should not be limited to square metres and final price.
It should clearly explain which tasks are included: substrate preparation, repair of cracks or loose areas, type of coating, number of coats, access system, protection of common areas, final cleaning and permit management where applicable.
This point is important because two quotes that appear similar may actually include very different levels of work. One company may only be quoting for the application of paint, while another may include surface cleaning, primers, prior repairs and a more durable solution.
In communal façades, much of the final quality lies in what cannot be seen once the work is finished: how the substrate was prepared, which product was chosen and whether the correct application times were respected.
Preparing the apartment building façade before painting
Painting over a deteriorated façade may improve its appearance for a while, but it will not solve the underlying problem.
Before applying paint, it may be necessary to clean loose areas, repair cracks, remove poorly adhered old paint, clean surfaces or treat damp. If there are masonry defects, these should also be repaired before painting.
This is one of the areas where experience makes a real difference. In homeowners’ association buildings, poor preparation can cause the paint to peel prematurely, stains to reappear or cracks to become visible again shortly after the work has been completed.
At Toni Planas, the condition of the façade is assessed beforehand in order to decide which system to apply and which repairs should be carried out before painting.
What type of paint should be used in a homeowners’ association building in Mallorca?
Not all exterior paints perform in the same way. In Mallorca, the choice of product should take into account the building’s orientation, proximity to the sea, humidity, type of substrate and condition of the façade.
In many cases, breathable systems are recommended, especially when the wall needs to release moisture. Silicate paints can work well on certain buildings because they allow the substrate to breathe and provide good outdoor performance.
On other façades, it may be more appropriate to use waterproof coatings or specific systems for highly exposed surfaces. The decision should not be based only on the colour or price of the paint, but on compatibility with the building and expected durability.
Timelines for painting a homeowners’ association building
The timeline depends on the size of the building, its height, accessibility, the condition of the façade and the weather.
A small community with good access and few defects can be completed in just a few days. In contrast, a tall building, a façade requiring extensive repairs or a property with complex interior courtyards may take several weeks.
Organising the work with residents
In an occupied building, good planning prevents many problems. Residents should be informed of the areas where work will take place, the expected dates, whether they need to remove items from balconies or terraces, and which common areas may be affected.
Weather conditions must also be considered. Although outdoor work can be carried out in Mallorca during much of the year, rain, strong wind, high humidity or excessive sunlight can affect the application and drying of products.
For this reason, a realistic timeline should always include some margin.
Lifts, scaffolding and rope access work
Each building requires a different access system. In some buildings, a lifting platform is sufficient. In others, scaffolding may be necessary, or rope access work may be required in difficult-to-reach areas.
Pintures i Lacats Toni Planas works with lifts for both low and high elevations and can also intervene using rope access teams when the building requires it. This capacity makes it possible to adapt the working system to each community without depending on a single solution.
In façade work, safety is also a critical issue. Not only for the protection of the team, but also because the work takes place alongside residents, pedestrians, vehicles and shared areas.
Façade maintenance in homeowners’ associations
Once the façade has been painted, subsequent maintenance helps extend the life of the work.
It is not about intervening every year, but about periodically inspecting sensitive points: cracks, joints, damp areas, railings, shutters, woodwork or sections exposed to salt air.
In buildings close to the sea, this inspection becomes even more important. The marine environment can affect both the paint and other exterior materials, so detecting small defects in time helps prevent larger repairs.
A well-maintained façade preserves the building’s appearance and reduces the need for urgent interventions.
Painters for homeowners’ associations in Mallorca
Painting a community building is not comparable to painting a private home. It requires planning, technical means, experience with façades, coordination with property managers or community presidents, and the ability to work safely at height.
Pintures i Lacats Toni Planas has more than 30 years of experience in Mallorca, a large team and the technical resources needed to work on homeowners’ association buildings, façades, interior courtyards and common areas. In addition to exterior painting, the company can coordinate minor repairs, work at height, wood treatments, waterproofing and other interventions related to building maintenance.
In a community building, choosing the right company does not only affect the final finish. It also affects timelines, organisation, safety and residents’ peace of mind throughout the process.
Painting a community building means protecting the property
When a homeowners’ association decides to paint its façade, it is not only renewing the appearance of the property. It is also protecting one of its most exposed elements.
In Mallorca, where the climate has a direct impact on buildings, painting at the right time can prevent bigger problems and help preserve the value of the property.
That is why, before deciding, it is important to inspect the condition of the façade, resolve any doubts about permits, choose suitable products and work with professionals who are used to carrying out this type of intervention.
Frequently asked questions about painting a homeowners’ association building in Mallorca
Is a permit required to paint a homeowners’ association building?
It depends on the type of work. If the same colour is maintained and public space is not occupied, the process is usually simpler. If scaffolding or lifting platforms are used, or if the colour of the façade is changed, permits may be required.
How long does it take to paint a community building?
It depends on the size of the building, the condition of the façade, accessibility and the weather. A small community can be completed in a few days, while larger buildings or those requiring prior repairs may take several weeks.
What should the community check before approving the quote?
It is advisable to check whether the quote includes substrate preparation, crack repair, type of paint, access system, protection of common areas, permits and final cleaning.
What happens if the façade has cracks or damp?
Before painting, the substrate should be cleaned and repaired. Painting directly over cracks, flaking paint or damp may hide the problem temporarily, but it will not solve it.
Can interior courtyards and common areas also be painted?
Yes. In addition to exterior façades, many communities take the opportunity to paint interior courtyards, staircases, landings, garages, walls, railings or passage areas.
What type of paint is best for a communal façade in Mallorca?
It depends on the substrate and the exposure of the building. In many cases, breathable systems or specific exterior coatings are recommended, especially in areas affected by humidity, salt air or strong sun exposure.
