You can paint a condo or apartment parking garage without ever closing it. The work is done one zone at a time, usually 20 to 40 stalls per day, with residents moving their cars for one day only. A full repaint of a 100 to 150-stall level typically takes 1 to 3 weeks and costs $30,000 to $85,000, depending on the condition of the concrete and how much of the space is painted.
For condo boards and property managers, the hard part of a garage repaint is not the paint. It is the people: residents who park at 5 a.m., owners who are away for the month, visitors, delivery vans and the one car that never moves. This guide covers the questions we hear most from boards, superintendents and management companies across Toronto and the GTA, and how to plan a garage repaint that residents barely notice. For a full price breakdown, see our parking garage painting cost guide.
Condo Garage Painting: Quick Reference Table
| Question | Typical Answer |
|---|---|
| Cost for a 100-150 stall level | $30,000 - $85,000 |
| Stalls closed at one time | 20 - 40 |
| How long each resident moves their car | 1 day |
| Notice to give residents | 2 to 3 weeks, with a reminder 48 hours before |
| Time on site for one level | 1 to 3 weeks |
| Odour | Low, with water-based coatings |
| Lines dry enough to park | Same day, usually within a few hours |
Questions Condo Boards and Property Managers Ask Us
1. Do residents have to move their cars?
Yes, but only for their zone and only for one day. We split each level into zones on a map, then share a schedule that tells every resident the exact date their stall is closed. Most buildings set aside visitor stalls, an upper level or a nearby lot as the temporary parking spot. Cars that are not moved get worked around and finished at the end, so one missing owner never stops the job.
2. How much notice should residents get?
We suggest a notice 2 to 3 weeks before the start, a zone map in the elevators and lobby, and a reminder 48 hours before each zone closes. Clear, simple notices are the biggest factor in a smooth job. We give management a ready-to-post notice and map for each phase, so the office is not writing them from scratch.
3. Will the smell come into the building?
Not with the right products. We use low-odour, water-based masonry coatings on walls and ceilings and fast-drying water-based traffic paint for lines. The garage exhaust fans run during the work, and doors to the lobby and stairwells stay closed. Solvent-based coatings, which have a strong smell, are avoided in occupied residential buildings unless the board asks for a specific system.
4. What about storage lockers and bike rooms?
Locker walls and bike rooms are part of the job if they are in scope. The fronts of wire-mesh lockers are masked and protected. If walls behind lockers need paint, residents may be asked to clear items away from the wall for a day. We flag this early so it goes in the first notice.
5. Is this a reserve fund item?
In most Ontario condos, garage painting and line striping are listed in the reserve fund study as a recurring item, often every 8 to 12 years for walls and more often for lines. Check your latest study. If the work is overdue, an itemized quote makes it easier for the board to approve the spending and plan the next cycle.
6. Can we do it in winter?
Lower underground levels often stay warm enough to paint through the winter, which is when many boards like to book the work. Ramps, the top level near the overhead door and any open-air areas wait for spring. Salt season is hard on fresh lines, so many buildings repaint walls in winter and restripe floors in late spring.
A Typical Zone-by-Zone Schedule
| Day | What Happens |
|---|---|
| Day 1 | Zone A closed, cars moved, walls and columns washed |
| Day 2 | Zone A primed and painted, black and white split taped |
| Day 3 | Zone A second coat and lines, reopened by evening |
| Day 3 onward | Zone B starts while Zone A is back in use |
| Final day | Ramps, missed cars, touch-ups and walk-through with management |
Washing often runs one zone ahead of painting, so the crew is never waiting for concrete to dry.
What It Costs, by Scope
| Scope for a 100-150 Stall Level | Typical 2026 Cost (CAD) |
|---|---|
| Line restriping only | $1,000 - $3,750 |
| Columns and lower black band only, plus lines | $12,000 - $30,000 |
| Walls and columns, full two-tone, plus lines | $20,000 - $55,000 |
| Walls, columns, white ceiling and lines | $30,000 - $85,000 |
Many boards start with the columns, lower band and lines, which gives the biggest visual change for the money, then add the ceiling in a later budget year.
A Simple Checklist for the Management Office
- Confirm the scope and the zone map with the board
- Pick a temporary parking area for each phase
- Post the first notice 2 to 3 weeks ahead, by email and in the elevators
- Share the superintendent's contact for residents who are away
- Post a reminder 48 hours before each zone closes
- Do a walk-through with the painter at the end of each phase
Condo vs. Apartment vs. Townhouse Garages
- High-rise condos (Downtown, Yonge-Eglinton, Mississauga City Centre) - several levels, assigned stalls and lots of residents, so the schedule and notices matter most.
- Rental apartment buildings (North York, Etobicoke, Scarborough) - one landlord makes decisions faster, but older garages often need more washing and salt removal.
- Townhouse complexes (Markham, Vaughan, Richmond Hill) - smaller shared garages with low ceilings and many corners, so cutting in takes longer per square foot.
- Mid-rise boutique buildings (Leaside, The Annex, Oakville) - tight ramps and narrow aisles that limit how many stalls can close at once.
What's Included in a Condo Garage Repaint
- Zone map and resident notice templates
- Pressure washing and degreasing
- Two-tone walls and columns, black bottom and white top
- White ceiling, if in scope
- Stall lines, stall numbers, arrows and accessible spaces
- Cones, signs and daily clean-up
- Final walk-through with management
What's not usually included unless you ask:
- Concrete repair or waterproofing
- Towing or moving residents' cars
- New signage or wayfinding
- Painting inside individual lockers
Frequently Asked Questions
How long does it take to paint a condo parking garage?
One level of 100 to 150 stalls usually takes 1 to 3 weeks, painted in zones. Each resident only loses their stall for one day.
Do we have to close the garage to paint it?
No. The garage stays open the whole time. Only one zone is closed at a time, and it reopens once the paint and lines are dry.
How much does it cost to paint a condo parking garage?
A 100 to 150-stall level typically costs $30,000 to $85,000 for walls, columns, ceiling and lines. Doing only the walls and lines costs less.
What happens if a resident does not move their car?
We work around it and come back to that stall at the end of the project, so the schedule keeps moving for everyone else.
Is the paint smell a problem for residents?
Not with water-based, low-odour coatings and the garage exhaust fans running. Doors to the building stay closed while we work.
How often should a condo garage be repainted?
Walls and columns usually every 8 to 12 years, and lines every 2 to 4 years. A yearly spring wash after salt season helps both last longer.
How to Get a Fair Quote for Your Building
Ask for an itemized quote that shows each part of the job, so the board can compare contractors on equal terms. It should include:
- Square footage and column count for each level
- Stall count and every marking listed
- The coating name for walls, ceiling and floor
- A zone map and day-by-day schedule
- Who writes and posts resident notices
- Warranty terms (we offer a 2-year warranty)
- Certificate of insurance for the property manager's file
We work with condo boards, property managers and building owners across the GTA, from Etobicoke and North York to Markham, Vaughan, Mississauga and Oakville. We will walk your garage with the superintendent, map the zones, and give you a clear, itemized price.
