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How to Estimate Multi-Family Apartment Painting?
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Estimating multi-family apartment painting by unit streamlines bidding for large complexes, allowing contractors to quickly scale costs for 50, 200, or 500 units while accounting for economies of scale, building conditions, and Florida-specific factors like humidity and hurricane resilience. This method breaks down interiors and exteriors into repeatable per‑unit templates, making it easier to adjust for unit types (1‑bed, 2‑bed) and site logistics.
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Why Estimate by Unit?
Multi-family projects involve hundreds of similar spaces, so unit‑based estimating saves time and improves accuracy compared to measuring every wall or balcony individually. Owners and property managers appreciate bids presented as “per unit” or “per building” with clear assumptions, making it simple to compare bids and understand total costs.
- Interior: Standardize by bedroom count (1BR = 800 sq ft paintable, 2BR = 1,100 sq ft) to price turnovers or full repaints.
- Exterior: Use “per unit” for balconies, entries, and shared walls, scaled by stories and building type (garden‑style vs. mid‑rise).
This approach also helps forecast crew productivity, material waste, and phasing across buildings or phases.
Step 1: Gather Unit Data and Site Information
Start with detailed unit layouts, floor plans, and elevation drawings. If available, request as‑built drawings or recent condition reports to identify high‑maintenance areas like balconies or soffits.
Key data to collect:
- Unit mix: Number of 1BR, 2BR, 3BR units; total units and buildings.
- Interior finish schedule: Wall types (drywall, textured), ceilings (acoustic drop vs. exposed), trim details, and cabinetry.
- Exterior conditions: Siding material (stucco, Hardie, EIFS), balcony railings, entry doors, and common areas like breezeways.
- Scope type: Turnover (vacant units), occupied repaints, or full complex exterior.
Site visit to photograph 2–3 sample units and note variations like upgraded finishes or damage from tenant wear.
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Step 2: Develop Per-Unit Takeoff Templates
Create standardized templates for interior and exterior work, based on average sizes from Florida multi-family projects.
Interior Per-Unit Breakdown
Unit Type | Paintable Walls (sq ft) | Ceilings (sq ft) | Trim (LF) | Doors/Windows | Total Paint Area |
1BR (800 sf) | 650 | 250 | 150 | 4 doors/6 windows | 900 sf |
2BR (1,100 sf) | 900 | 350 | 200 | 5 doors/8 windows | 1,250 sf |
3BR (1,400 sf) | 1,150 | 450 | 250 | 6 doors/10 windows | 1,600 sf |
- Subtract 15–20% for closets, cabinets, and fixtures.
- Add 10% waste for textured walls or spray application.
Exterior Per-Unit Components
Component | Average per Unit | Notes |
Balcony/Railings | 50–100 sf / 40 LF | Stucco or metal, rust treatment |
Entry Door/Frame | 20 sf / 10 LF | Semi-gloss, high durability |
Shared Walls/Soffits | 200–300 sf | Pro-rated by floors/units |
For a 100‑unit garden‑style complex: ~25,000 sf exterior walls + 5,000 sf balconies = $0.33–$0.66/sf total ~$10,000–$20,000.
Step 3: Surface Preparation by Unit
Prep varies by condition: turnovers need light cleaning vs. full repaints requiring scraping and priming.
- Interior: Patch holes ($2–$4/unit), clean/sand ($50–$100/unit), prime spotty areas (1 gal/10 units).
- Exterior: Pressure wash ($0.10–$0.20/sf), caulk joints (0.5 gal/50 units), repair stucco/cracks ($5–$15/unit).
Florida humidity adds mildew treatment: biocides at $0.05/sf exterior.
Step 4: Material Quantities and Costs
Paint coverage: 350–400 sf/gal per coat; 2 coats standard.
Interior Materials (Per 2BR Unit)
- Primer: 0.3 gal @ $25/gal = $7.50
- Topcoat: 0.7 gal @ $35/gal = $24.50
- Tape/Supplies: $10
- Total Materials: $42/unit
Scale: 100 units = 70 gal primer, 170 gal topcoat.
Exterior (Per Unit)
- Elastomeric primer/topcoat: 0.5 gal @ $50/gal = $25
- Caulk/Sealant: $5
- Total: $30/unit
Step 5: Labor Productivity and Crew Sizing
Base rates on Florida market: $2–$4/sf interior, $1.50–$3/sf exterior.
- Interior Turnover: 2 painters/unit/day @ $50/hr = $400 labor (includes prep/paint).
- Exterior: Swing stages or lifts; 500 sf/day/team @ $2.50/sf = $1,250/day for 10 units.
Phasing: 20% time for mobilization, 10% cleanup. Overtime for occupied buildings.
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Step 6: Access, Safety, and Logistics Costs
Multi-family exteriors need scaffolding ($0.50/sf), lifts for balconies ($200/day), and protection for residents ($5/unit).
Interiors: Dust barriers ($20/unit), resident notifications, vacancy coordination.
Step 7: Overhead, Profit, and Contingencies
- Overhead: 15–20% (insurance, supervision, equipment).
- Profit: 10–15%.
- Contingency: 5–10% for repairs/weather.
Sample Per-Unit Bid Summary
Category | 1BR Interior | 2BR Interior | Exterior/Unit |
Prep | $75 | $100 | $50 |
Materials | $35 | $42 | $30 |
Labor | $300 | $400 | $250 |
Access/Overhead | $50 | $60 | $100 |
Total/Unit | $460 | $602 | $430 |
For 200‑unit complex: $220K interior + $86K exterior = $306K total.
Scaling for Complex Size and Condition
- 50 units: Higher per‑unit ($0.60/sf) due to fixed mobilization.
- 500 units: $0.40/sf with efficiencies.
Adjust +20% poor condition, -10% new builds.
Florida-Specific Considerations
Humidity requires mildew‑resistant paints (+10% material); hurricane codes add soffit/trim durability.
Phasing and Scheduling
Bid by building/phases: 25 units/week, tenant coordination for occupied.
Common Pitfalls and Fixes
- Underestimating trim/doors: Add 20% buffer.
- Waste on small units: Template averages smooth it.
Winning Multi-Family Bids
Present per‑unit pricing with photos, samples, and warranties.
Estimate Florida Consulting specializes in multi-family apartment painting estimates by unit, helping contractors scale bids accurately. Years of experience ensure 1-2 day turnarounds—upload plans to
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Question Answer
Frequently Asked Question
The most accurate approach is unit-based estimating, where costs are calculated per apartment unit instead of measuring every wall individually. This method improves accuracy, speeds up bidding, and allows contractors to scale estimates efficiently for complexes with 50, 200, or even 500 units.
Multi-family buildings contain repetitive layouts, so per-unit estimating captures labor, material, and productivity averages more effectively. Square-foot pricing often overlooks trim, doors, balconies, and access challenges, leading to underpriced bids.
Paintable area is calculated using standardized averages by unit type:
1BR units: ~800 sq ft paintable area
2BR units: ~1,100 sq ft paintable area
3BR units: ~1,400 sq ft paintable area
Closets, cabinets, and fixtures are typically deducted by 15–20%, with an added 10% waste factor for textured walls or spray application.
Exterior costs are broken down per unit for:
Balconies and railings
Entry doors and frames
Shared walls, soffits, and breezeways
These elements are then scaled based on number of floors, building type, and access requirements such as lifts or scaffolding.
Prep work varies by condition but typically includes:
Interior patching, sanding, and spot priming
Exterior pressure washing, caulking, and crack repairs
Mildew treatment in humid climates
Failing to include prep costs is one of the most common causes of underestimated bids.
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