If you’re a GC or developer bidding out painting for a new construction apartment project, knowing what a complete scope looks like helps you compare bids accurately and avoid costly gaps. Here’s what should be in every multifamily painting scope.
Surface Preparation
All surfaces should be properly prepared before paint is applied — sanding rough drywall seams, priming new drywall, filling and sanding nail pops, and masking floors, windows, and trim. Surface prep directly determines the quality of the finished coat. Don’t accept a bid that minimizes or omits this line item.
Primer and First Coat
New construction interiors require a primer coat on all new drywall before finish coats are applied. The primer specification (brand, viscosity, dry time) should be in the written scope. Some painters skip primer on high-volume builds — this is a quality risk that shows up after occupancy.
Finish Coats — Color System and Sheen
The scope should specify the finish coat product (brand and product line), sheen level (flat, eggshell, satin), and number of coats. For multifamily interiors, eggshell is standard for walls and satin for trim and doors. The color system should align with the developer’s branding or HOA guidelines.
Unit-by-Unit Documentation
On phased projects or large communities, the painting scope should include unit-by-unit inspection sign-off. This protects both the GC and the sub if punch items arise post-occupancy.
Common Areas, Breezeways, and Exteriors
Don’t assume common areas are included in the unit scope. Stairwells, breezeways, lobbies, and exterior surfaces should be explicitly listed with their own product specification and scope detail.
Drywall Repair Integration
Many new construction punch lists include minor drywall repair items before final paint. Clarify upfront whether the painting sub handles these repairs or whether a separate drywall crew must be scheduled first. A combined painting/drywall subcontractor simplifies this coordination significantly.
Maka Painters handles complete interior painting and drywall scopes for new construction multifamily projects in the Charleston, SC area. Contact us for a detailed scope proposal — call 843-990-4121 or email contact@makapainters.com.
