Home / Commercial, HOA & Multi-Unit Painting Painting Contractor
Commercial, HOA & Multi-Unit Painting Painting Contractor
Licensed General Contractor · Bonded & Insured · CSLB #1033958
Your hours, not ours
Nights & weekends
Early mornings too — you stay open
Occupied buildings
Unit by unit
Doors, stairs, and parking stay usable
Resident notices
We write them
Posted in English and Spanish
Paint classification
C-33 licensed
Lic. #1033958 — family-owned since 2017
Commercial & multi-unit painting in San Diego County
Nobody is moving out so you can paint
On a house, painting is a painting problem. On a building it is a scheduling problem that happens to involve paint. Tenants still need their front door. The restaurant still opens at eleven. The medical suite has patients at eight. The corridor you are coating is the only way out of the third floor, and it has to be dry and clear before anyone walks it.
So we bid your calendar as carefully as your square footage. We will tell you which nights we need, which units come first, how long a floor is ours, and exactly when you get it back. And we put it in writing — surfaces, products, sheens, coats, sequence, and price, itemized — so you can hand it to an owner, a board, or your regional and get a decision without a second walkthrough.
GC Framing is a licensed California painting and decorating contractor (CA Lic. #1033958, C-33), family-owned in Chula Vista since 2017. We also hold the general building classification, which matters more on commercial work than residential: when the prep uncovers dry rot in an eave, a stucco crack that is actually moving, or a door jamb that will not hold a screw, we repair it instead of coating over it and billing you again next year.
Who we work for
Six kinds of property, one way of working
The prep and the products barely change between these. What changes is whose day we have to work around.
Apartment & multi-unit turnovers
Vacant units painted between tenants, on the clock that actually matters — the one before the next lease starts. Walls, ceilings, trim, doors, closets, and the patching that a move-out always leaves behind.
Common areas, corridors & stairwells
The surfaces your residents touch every day and notice first: hallways, lobbies, stairwells, laundry rooms, mailrooms, handrails, and unit doors. Scuff-resistant finishes, and always a clear path out.
Retail & restaurant interiors
Storefronts, dining rooms, back of house, and the stuff customers judge in the first three seconds. We come in after close and leave it ready to serve, with nothing taped off when the doors open.
Offices & medical suites
Suites, exam and treatment rooms, waiting areas, and tenant improvements between leases. Low-odor and low-VOC products, contained dust, and work sequenced so Monday morning looks like nothing happened.
Industrial & warehouse
Shop walls, ceilings and decking, mezzanines, offices inside the warehouse, dock doors, and steel. Coatings chosen for what actually happens to the surface — forklifts, washdowns, and heat included.
Maintenance contracts
For property managers with a portfolio: agreed rates, a standing punch list, and a known crew that already has the color codes for your buildings. You call, we schedule, nobody re-explains the property.
How a commercial job runs
Five steps, and two of them happen before we touch the building
A single suite compresses this into a weekend. A twenty-unit building spreads it across a few weeks of nights and turnovers.
Bid walk & written scope
We walk the property with you, measure it, flag the repairs the paint would otherwise hide, and put surfaces, products, coats, sequence, and price in writing — itemized, so scope can be cut or added before you commit.
Schedule & notices
We agree the windows — nights, weekends, before open, or unit by unit — then draft and post the resident or tenant notices in English and Spanish so nobody is surprised by a taped-off stairwell.
Protect & wash
Floors, fixtures, signage, storefront glass, and landscaping covered; exteriors and corridors pressure-washed. Paths of travel stay open and lit the whole time we are on site.
Repair, patch, prime
Failing paint scraped, drywall and stucco patched and textured to match, dry rot and loose trim repaired under our building license, then bare and stained areas spot-primed for adhesion.
Coat, reset, walk it
Sprayed or rolled to whatever the surface and the setting call for, two coats as standard. Then hardware and signage back on, site cleaned, and a punch walk with you — findings fixed before the final invoice.
In every commercial job
Part of the bid, not a change order later
✓Resident notices drafted and posted
✓Paths of travel kept open
✓Pressure washing and surface prep
✓Patching and texture matching
✓Two finish coats as standard
✓Colors and codes logged for next time
✓Punch walk before the final invoice
Scope & scheduling
What we coat, and when we can be there
Two lists worth reading before you write an RFP: everything we can put a finish on, and every window we can work in.
Surfaces we finish
Corridors, lobbies, laundry and mail rooms, and elevator lobbies
Unit doors, jambs, handrails, and metal railings
Stucco, siding, fascia, eaves, and soffits
Storefronts, awnings, bollards, and exterior steel
Cabinets, casework, and built-ins in units and break rooms
Drywall and stucco repair, crack repair, and texture matching
Popcorn and heavy texture smoothed, and wallpaper removed
Windows we can work in
Early mornings — in and cleaned up before you unlock the door
Weekends — medical suites, offices, and anything with a weekday-only schedule
Unit by unit — occupied buildings, sequenced so residents keep their access
Between tenants — turnovers scheduled to the lease date, not to our calendar
Phased — building by building or floor by floor, billed the same way
Spray or roll, whichever the setting allows — spray is faster and flatter, but in an occupied corridor or next to a neighbour’s parked car, rolling is the right answer.
Working in an occupied property
The complaints you do not get are the point
You are not really buying paint. You are buying a few weeks where your phone does not ring about the painters.
Notices, written and posted
We draft the resident and tenant notices — dates, hours, what to move, what not to touch — and post them in English and Spanish. They go up before we do, not the morning of.
A bilingual crew on site
Se habla español. A resident with a question gets an answer in the hallway from the person doing the work, instead of leaving a voicemail at your office for you to translate and chase.
Access never closes
Entries, stairwells, elevators, trash enclosures, and parking stay usable. If something genuinely has to be closed for a few hours, you know which hours a week ahead and so does everyone living there.
One point of contact
You get a phone number that belongs to someone on the job, not a dispatch queue. Scope questions, schedule changes, and a resident’s complaint all go to the same person.
Right-sized on purpose
We bid up to about twenty units, or a single commercial building or suite. We would rather run a twenty-unit building properly with our own crew than win two hundred units and staff it with strangers.
Colors logged for next time
Every color, code, sheen, and product ends up in your file. The touch-up in eighteen months, or the next unit that turns, matches the first one without anybody guessing at a swatch.
Paints, materials & equipment
Specified in the bid, so you can compare bids
Contractor lines from Sherwin-Williams, Dunn-Edwards, Benjamin Moore, and Behr Pro, named by product and sheen in your scope — which is the only way to tell two commercial bids apart. Scuff-resistant finishes in corridors, washable coatings in units, bonding primers on slick or previously oil-painted surfaces, stain blockers under water damage, and low-VOC lines anywhere people are still working or sleeping. Already have an approved palette, a spec from a management company, or a color on file? We match it exactly.
Dunn-Edwards
Benjamin Moore
Behr Pro
Scuff-resistant lines
Bonding primers
Stain blockers
Low-VOC lines
Titan & Graco sprayers
Pressure washing
Adjustable scaffolding
Texture matching
When the prep finds real damage
Soft fascia, a stucco crack that keeps coming back, a stained ceiling under a unit above, trim that crumbles under a putty knife — on a building these are maintenance items, not paint items. Because we also do framing and carpentry, siding, plumbing, and remodeling, we can price the repair alongside the paint and do both in one mobilization. For wood-destroying organisms we work with GC Termite Control.
Common questions
What managers and owners ask first
Can you work after hours?
Yes — nights, weekends, and early mornings before open. Tell us the windows your property can actually give us and we will build the schedule and the price around them rather than around our own week.
How big a property will you take?
Up to roughly twenty units, or a single commercial building or suite. That is a deliberate cap, not a limitation we are hiding — it is the size we can staff with our own crew. Larger? Call anyway and we will tell you straight.
Can residents stay in their units?
Yes. Occupied buildings are most of our multi-unit work. We sequence unit by unit or floor by floor, keep doors, stairs, elevators and parking usable, and finish every day with the property clean and walkable.
What does the bid actually look like?
A written scope: surfaces by area, products and sheens by name, number of coats, the prep included, the schedule, and the price itemized so you can cut or add before signing. Something you can put in front of an owner or a board.
Do you do HOA common areas?
Yes — corridors, stairwells, handrails, unit doors, laundry and mail rooms, and the buildings themselves at community scale we can staff. Full multi-building repaint cycles for large associations are usually a better fit for a bigger outfit, and we will say so.
Spray or roll?
Whichever the setting allows. Spray is faster and leaves a flatter film, and it is the right call on vacant units, warehouses, and open exteriors. In an occupied corridor or over a parking row, we roll — overspray on a resident’s car costs more than the time saved.
Where we work
The whole county, plus the mountain
Based in Chula Vista and working on commercial and multi-unit property across San Diego County — South Bay, the city, East County, and North County coastal and inland — plus rental and resort property up in Big Bear. Managing buildings in more than one of these? One contact covers all of them.
South Bay
Chula Vista · Bonita · National City · Imperial Beach · San Ysidro · Otay Mesa
City of San Diego
San Diego · Clairemont · Mira Mesa · Miramar
East County
La Mesa · Lemon Grove · El Cajon · Santee · Alpine · Poway
North County
Del Mar · Rancho Santa Fe · Encinitas · Cardiff by the Sea · Carlsbad · Oceanside · Vista · San Marcos · Escondido
Request a bid walk
Tell us the property and the deadline
One unit turning, a corridor that has looked tired for three years, a suite between tenants, or a building you are budgeting for next quarter. We walk it, measure it, and send a written scope with products, coats, schedule, and price — itemized, at no cost.
Working to a lease date, a grand opening, or a board meeting? Put the date in the form. It changes how we sequence the job, and whether we should be bidding it at all.
(619) 882-9309
Fastest way to get a bid walk on the calendar
We work your hours
Nights, weekends, or before open — say which and we price to it.
2We call to set the walk
3You get it in writing