Stucco, block and concrete walls protect the structure behind them, and in Florida and Texas heat, rain and wind they crack, delaminate and let water in. HOAs and condo associations buy exterior repair for clubhouses, gatehouses, perimeter walls and, at condos, entire buildings, often alongside painting and waterproofing. In Florida, condo inspection and reserve laws have put building exteriors on many board agendas. This page explains what associations buy, which Florida statutes apply, who makes the decision, and how many boards can be reached.
What Associations Buy
- Stucco crack repair and patching, including routing and sealing cracks before painting
- Delaminated stucco removal and replacement where the finish has separated from the wall
- Lath and flashing repairs around windows, doors, balconies and roof lines, where leaks can start
- Perimeter and entry wall repair for block walls, columns and caps along community boundaries
- Elastomeric coatings and sealants applied as part of a repaint and waterproofing cycle
- Balcony, walkway and parapet repair on condo buildings, often coordinated with concrete restoration
- Moisture investigation and testing to locate water intrusion before repairs are scoped
Exterior repair is frequently bid together with painting, so a stucco contractor that partners with painters and waterproofing firms, or offers the full scope, is well placed when a board puts a repaint out to bid.
Florida: Milestone Inspections Under Fla. Stat. 553.899
Under Fla. Stat. 553.899, a condominium or cooperative building three habitable stories or more in height must have a milestone inspection by December 31 of the year in which the building reaches 30 years of age. The local enforcement agency may require the first inspection at 25 years where local circumstances, including environmental conditions such as proximity to salt water, call for it. Phase one is a visual examination by a licensed architect or engineer, and a phase two inspection is required if substantial structural deterioration is found.
A milestone inspection is a structural inspection rather than a cosmetic one, but the repairs that follow it can include exterior wall and stucco work.
Florida: Structural Integrity Reserve Studies Under Fla. Stat. 718.112
Fla. Stat. 718.112(2)(g) requires a structural integrity reserve study for each condominium building three habitable stories or higher. Among the items the study must cover are the structure, including load-bearing walls, waterproofing and exterior painting, and windows and exterior doors. Because exterior painting and waterproofing are reserve items, many condo boards now plan and fund exterior work on a set schedule, which creates recurring bid opportunities for exterior repair contractors.
These statutes apply to Florida condominiums and cooperatives. In Texas, and at Florida HOAs, exterior work is usually planned through the association’s own maintenance schedule and reserve study. This summary is not legal advice.
Who Makes the Decision
The board approves exterior repair contracts, and larger projects are often funded from reserves or a special assessment. At condos, an engineer or architect often writes the repair scope after an inspection, and contractors bid against that scope. At a managed community, the manager usually collects bids and schedules site visits. Some management companies also maintain a preferred vendor list, so reaching both the manager and the board is useful. At a self-managed community, board members handle the process directly. Self-managed associations are listed by county on the Florida and Texas self-managed pages.
How Many Boards Can Be Reached?
The figures below were taken from the HOA Contact Lists database on October 7, 2026. Only associations with at least one current, verified board member contact are counted.
| Associations | Board contacts | 50+ units | 100+ units | |
|---|---|---|---|---|
| Florida HOAs | 27,424 | 112,491 | 15,266 | 10,208 |
| Florida condo associations | 22,638 | 91,035 | 8,961 | 4,984 |
| Texas HOAs and POAs | 16,482 | 44,541 | 6,610 | 4,672 |
| Texas condo associations | 7,428 | 15,412 | 1,040 | 602 |
Florida condo associations are the core audience for building exterior work, with 8,961 of them at 50 or more units. Across both states, 31,877 associations with 50 or more units carry 131,424 current board contacts.
Where the Larger Florida Associations Are
| County | Associations (50+ units) | Board contacts |
|---|---|---|
| Miami-Dade | 2,621 | 11,032 |
| Palm Beach | 2,418 | 11,928 |
| Broward | 2,291 | 10,734 |
| Orange | 1,583 | 6,440 |
| Hillsborough | 1,311 | 5,572 |
| Lee | 1,201 | 5,636 |
| Pinellas | 1,169 | 5,547 |
| Collier | 919 | 4,409 |
| Sarasota | 876 | 4,397 |
| Polk | 833 | 3,555 |
| Brevard | 705 | 3,199 |
| Duval | 703 | 2,714 |
Where the Larger Texas Associations Are
| County | Associations (50+ units) | Board contacts |
|---|---|---|
| Harris | 1,358 | 3,793 |
| Dallas | 1,143 | 3,548 |
| Travis | 1,017 | 3,066 |
| Collin | 954 | 2,957 |
| Bexar | 762 | 2,262 |
| Tarrant | 306 | 903 |
| Hidalgo | 245 | 636 |
| Williamson | 199 | 526 |
| Montgomery | 159 | 460 |
| Denton | 148 | 427 |
How Lists Are Built for Stucco and Exterior Repair Contractors
- Association type. Florida condo associations first for building exteriors, with HOAs added for clubhouses, gatehouses and perimeter walls.
- Unit floor. 50 or 100 units and up, where buildings and walls are large enough to justify a full exterior scope.
- Service area. Counties, cities or ZIP codes the crew can reach, with coastal counties often prioritized for salt exposure.
- Board roles. Presidents first, with treasurers added because exterior projects are often funded from reserves.
What a signed association project could be worth, once connect and win rates are factored in, can be estimated with the free HOA Vendor Revenue Calculator.
Counts are free to run in the HOA Contact Lists search, and new accounts receive 5 free credits. Custom counts can be requested at support@hoacontactlists.com.
Related Resources
- How restoration companies win HOA and condo contracts in Florida
- How waterproofing contractors win HOA and condo contracts in Florida
- Reserve study and engineering firms: Florida condo board contacts
- Florida HOA database and Texas HOA database
Frequently Asked Questions
When does a Florida condo building need a milestone inspection?
Under Fla. Stat. 553.899, a condominium or cooperative building three habitable stories or more must have a milestone inspection by December 31 of the year it reaches 30 years of age. The local enforcement agency may require it at 25 years where conditions such as proximity to salt water call for it.
Is exterior painting part of a Florida structural integrity reserve study?
Yes. Fla. Stat. 718.112(2)(g) lists waterproofing and exterior painting among the items a structural integrity reserve study must include for condo buildings three habitable stories or higher, along with the structure and windows and exterior doors.
Do these Florida rules apply to HOAs or Texas associations?
The milestone inspection and structural integrity reserve study requirements apply to Florida condominium and cooperative buildings. HOAs and Texas associations plan exterior work through their own maintenance schedules and reserve studies.
Who approves an exterior repair project?
The board approves it. At condos, an engineer or architect often writes the repair scope after an inspection, and the manager collects bids against that scope.
How many Florida and Texas associations with 50 or more units can be reached?
As of October 7, 2026, 31,877 associations with 50 or more units have a verified board contact in the HOA Contact Lists database, with 131,424 board contacts between them.