Society Painting Guide: What Every Housing Committee Needs to Know in 2025
Society painting costs can go beyond ₹45,000 per flat. This is a significant amount of money that residents will bear in Indian housing associations. Housing committee members must understand the financial implications and regulations surrounding this maintenance expense.
Your housing society must follow Bye-law No. 76. This law requires regular structural
audits of each building before major painting projects begin. The society must collect
painting funds based on flat areas according to Bye-law No. 67(a)(iii). Poor management
These painting funds lead to potential risks. Defaulters could pay up to 21% simple
interest on pending amounts. The society needs approval through a General Body
Meeting to collect extra repair and painting funds.
This piece will give you the complete knowledge to manage your society’s painting
projects that work in 2025. Everything from initial planning to final execution will be taught to you.
First Budgeting and Planning for Society Painting
Getting a complete picture of the state of your building is the first step in your society painting project. To stop deterioration, exterior surfaces should be painted with waterproof cement or acrylic paint every three to five years.
A structural audit should come first, as regulations require it. This will show areas that
need repair before painting starts – like cracks, water damage, and surface wear. The
The wall’s condition affects costs by a lot. Fresh painting needs two coats of putty, one
primer coat, and 2-3 paint coats. One primer coat, one or two paint layers, and little putty are needed for repainting.
Three versions are the most effective for the society painting budget:
| Budget Type | Description |
| Full Budget | Expensive situation involving premium labor and materials |
| Austerity Budget | The bare minimum of expenditure |
| Real Budget | A practical compromise between price and quality |
These expenses must be covered by your budget:
- Type and quality of paint (varies from ₹10 to ₹200 per square foot).
- Labor fees, which are typically 1.5 times the cost of materials
- Materials for surface preparation (putty costs around ₹50 per kg).
● Primer (between ₹140 and ₹200 per liter)
● Renting equipment when necessary
● Contingency fund (10–20% of overall budget)
To prevent problems, the project should begin when the weather is favorable. To ensure you have a precise budget, get several quotes from competent contractors. Before completing plans, a team of project management consultants should go over these quotations.
The amount contributed by each resident must correspond to the size of their apartment. Painting expenses can reach ₹45,000 per apartment, according to actual examples. The average cost of distemper and emulsion paints for a two-bedroom apartment (1,000 square feet) is between ₹10,000 and ₹15,000.
Keep detailed records of all expenses during planning. This helps maintain transparency
and lets you adjust as needed. Good preparation will give your society painting project
the best chance of success while staying within budget.
Choosing the Right Vendors and Materials
Your society painting projects success depends on selecting qualified vendors. The
Project Management Consultant (PMC) takes a vital role by creating detailed tender
documents, inviting bids, and evaluating potential contractors based on their expertise
and track record.
You should evaluate painting contractors for your housing society based on these key
criteria:
● Experience and reputation: Look for contractors with proven experience in similar
projects. Examine internet reviews on sites such as Justdial or Google. In cities like Bangalore, the best painting contractors routinely keep their ratings above 4.0. Personal recommendations from nearby societies are a fantastic way to gain understanding.
● Estimates and prices: Painting expenses in India can vary greatly; a one-bedroom apartment usually costs about ₹7,500, while a three-bedroom apartment may start at ₹13,500. To ensure fair comparison, obtain thorough breakdowns from a minimum of three contractors.
● Quality assurance: Skilled contractors employ premium materials and appropriate surface preparation methods to increase longevity.
When selecting materials, durability should be your top consideration. Superior resilience against severe weather conditions is provided by high-performance exterior paints from reliable brands like Sherwin-Williams Duration and Rhino Shield. Quality indicators include the
volume of solids and titanium dioxide content. Quality white latex paint typically contains
20-25% titanium dioxide and 35-50% solids by volume.
PMCs help draft legally sound agreements that outline clear roles, responsibilities,
payment schedules, and dispute resolution mechanisms during contract negotiations.
They negotiate favorable agreements that safeguard the financial interests of your society and guarantee high-quality results.
Establishing precise service expectations, including response times and performance indicators, should come first. Next, bargain for advantageous pricing schemes, such as volume discounts. Lastly, include performance guarantees along with clauses outlining what to do if service standards aren’t fulfilled.
Your society will achieve a painting result that combines quality, durability, and value by
careful vendor selection and material specification. These factors maintain your
property’s appearance and structural integrity over time.
Execution, Monitoring, and Member Communication
Your society painting projects success depends on careful execution and monitoring
after you select the vendor. The first step is to create a clear timeline. Most painting
projects need 2 months to repair before monsoon and 1 month to paint after monsoon.
The whole project usually takes about 90 days.
Professional contractors must document their progress when the work starts. They
should share regular photos of site work, materials, challans, and bills through dedicated
WhatsApp groups that include society representatives and site engineers. Transparency
demands that contractors tell members before they mark areas to repair or take
measurements.
Quality checkpoints come from regular inspections. Payment releases should happen
only after buildings or their portions pass inspection successfully. A society with 10
buildings should pay contractors after a full picture of each building rather than before.
Paint manufacturer representatives inspections of drawn payments will give a better
quality assurance.
Clear communication with residents helps prevent conflicts and keeps operations
smooth. Let all neighbors know about scheduled repair and painting activities to reduce
disruptions. Contractors need to follow noise restrictions and proper waste disposal
protocols that maintain community harmony.
Contractors who miss timeline commitments face predetermined penalty clauses
(₹2,000 per day). Any extra work beyond the original scope needs formal permission
from the society. Housing societies can terminate agreements after a 7-day rectification
notice in cases of serious contract breaches.
Without doubt, hiring trustworthy, reliable painting contractors and releasing payments as work progresses, well remains crucial. This tactic aids in preventing litigation and contract disputes. Your society painting project will meet deadlines and budget while producing high-quality results.
Society Management System by NoBrokerHood
A society management system like NoBrokerHood can streamline and accelerate society painting jobs by ensuring open communication, electronic approvals, and real time updates. In accordance with Bye-law no. 67(a)(iii), it manages vendor quotations, tracks expenses and allocates painting financials to each apartment according to area. Delays in payment are curtailed with automated reminders and penalties, residents are informed of job schedules or updates in real time. NoBrokerHood helps provide uninterrupted operations, stays compliant with legislation and ensures a result in increased resident engagement by facilitating digital voting and document storage.
| Society Accounting System |
| Apartment Management Software |
| Visitor Management System |
| Parking Management System |
| Housing Society |
| Boom Barrier |
| EV Charging in Apartment |
| CCTV Cameras for Apartments |
| Solar Panel |
FAQ’s
Q1. How often does a housing society need to paint its buildings?
Normally, every three to five years, the paints on the external walls need repainting using waterproof cement paint or acrylic paint so that they do not get damaged. The period may, however, vary according to the condition of the building and nature of the environment.
Q2. What are a few of the primary factors to be taken into consideration when deciding upon the financing for a budget for a society painting job?
Considerations should be given to paint type and quality, wages of painting labor, supplies for primer and surface preparation, equipment rental (if any), and a contingency amount. Make a full budget, a tight budget, and one that is reasonably intermediate.
Q3. In what ways can housing committees protect themselves from the risk of substandard workmanship by painting contractors?
The Committees must go for those contractors who have an impeccable name and a proven track record. Furthermore, they should develop stringent monitoring procedures, including the continuous inspection of the works, taking photographic evidence of the progress, and linking payments to the attainment of agreed works.
Q4. What is the role of the Project Management Consultant in community painting?
It is the PMC which is the most important link in the preparation of detailed tender documents, invitation of bids, evaluation of prospective contractors, and contract negotiations. Their ultimate goal is to ensure that the society gets quality work at fair prices with all legal and procedural aspects properly handled.
Q5. How can housing committees communicate with the residents during a painting project?
Clear communication is essential. Committees should notify residents about scheduled activities, practice noise restrictions, ensure waste disposal, and update members on the progress through some communication channels such as WhatsApp groups. This will promote community harmony and dissuade conflicts.