A service of:
Community123.com
Professional websites for HOAs & condos, since 2004
🎁 1st year FREE for HOATalk members! →
← Return to Topics List

Painting my ceiling

Started by JeffP14 • 18 replies • 204 views

💬 Join us to post & get advice from 50,000 HOA & Condo leaders.

Create Free Account →

⚡ Takes 30 seconds

Already a member? Log in

JeffP14 (Colorado)
Posts: 13
Posted:
We're in the middle of buying a condo; the HOA rules state "DRILLING INTO, PAINTING OR ANY OTHER ALTERATION OF
BALCONY CEILINGS, UNIT CEILINGS, FLOORS, DIVIDER WALLS,
BRICK BALCONY WALLS, AND CONCRETE COLUMNS IS NOT
PERMITTED. "

The seller disclosed there was a water leak from the unit above - they replaced the floor and repaired the ceiling. However, there is a piece of drywall tape that has detached from the ceiling. I'll like to cut it out and retape/remud that piece. But, I'm assuming I'll have to repaint, at least my new patch. Has anyone ever had this rule that doesn't allow painting of the unit ceiling? What's the rationale behind it?

Thanks!
KerryL1 (California)
Posts: 14,550
Posted:
First are you sure it's "Rules" and not the CC&Rs (declaration; covenants)?

I'm in a high rise condo bld. and we have tons of rules abut interior work on our units and more about balconies to which we can do basically nothing.

But we certainly can paint our separate interest items inside our units like ceilings, columns, etc. And I've never heard of condos that forbid that.

My only guess is that there are so many devices of our ceilings not the least of which are fire sprinklers. In addition, my unit has speakers in each.ceiling & fire alarm devices for the bldg. in the ceiling.

I'd say if you really like this condo and everything else is OK, go for it.

But if you want to know why, ask your realtor to ask the Property Mgr. or Board president. Also have them ask if you can submit a q request to pint that are.
KerryL1 (California)
Posts: 14,550
Posted:
Sorry about my messy finish. Surely there have been ceiling leaks. This is the scariest thing about multistory living to me. But surely the HOA board does not forbid all such damage to not be rported and nd correctly repaired. And then painted..

So so find out HOW one fixes such a faultily repair of ceiling leak.

M above should have mentioned perhaps the Board fears some of ceiling devices will be damaged if they paint the. ceilings?
CathyA3 (Ohio)
Posts: 6,299
Posted:
In my community, the ceiling drywall/plaster/whatever is defined as part of the unit, and owners are certainly allowed to repair, replace, and paint it. That seems to be the norm for a condo.

However, I think the rule you quoted was referring to the balcony ceiling only, not to ceilings inside individual units. That actually makes sense if you're looking at a multi-story building - the association ifs often responsible for all of the exterior maintenance, and they don't want owners climbing around outside and risking injury.

I recommend getting clarification, but I think that's what's going on. I'd be very surprised if there were a restriction against an owner repairing the ceiling inside his home. SOMEBODY has to do it, and it's very unlikely that the association would. You should check the CC&Rs for this condominium and look for the definitions of "unit", "common elements", and "limited/exclusive use common elements" and who maintains what. Your balconies are almost certainly common elements of some type and the association will be responsible for their upkeep.
KerryL1 (California)
Posts: 14,550
Posted:
Cathy might be on to something here. Maybe just poor wording.

In our units, however, are "concrete columns" and there are none on the balconies.

We also are permitted to paint our balcony walls & ceilings but must use the original color. They're exclusive use common area and residents are responsible for themselves on ladders, etc.
KellyM3 (North Carolina)
Posts: 2,239
Posted:
Patch and repair the water damaged ceiling as you're entitled to that privilege w/out seeking permission (which utterly makes no sense to me) as you're restoring the ceiling to its original condition (or should be).

I'm not sure how the HOA board would find out.
CathyA3 (Ohio)
Posts: 6,299
Posted:
I'm looking at the wording again, and it does say "unit ceiling". How on earth do you repair damage caused by a leak from the unit above without removing the damaged portions and otherwise restoring the ceiling to its original condition? This makes no sense, unless...

Back in the day when I bought my first condo, unit owners did not actually own the drywall, subflooring, etc,, which were defined as "common elements". We owned the paint on the walls and ceilings. We owned the carpet or vinyl on the subflooring. Any damage to ceilings would have had to be repaired by the association or left unrepaired. My condo association was very weird. But we were townhomes. We didn't have units above us, and we didn't have plumbing pipes running overhead. The only source of water damage would have been a leak in the roof.

I spent the last 18 years working for a new home builder, and I never saw any governing documents that defined things the way that first condo did. But maybe the condo that Jeff is looking at also defines things the same way. So I recommend getting answers before signing on the dotted line - and don't hesitate to walk away if you're not comfortable with what you're being told.
ElleN (Idaho)
Posts: 1,338
Posted:
Quote:
Posted By JeffP14 on 03/23/2025 4:07 PM
We're in the middle of buying a condo; the HOA rules state "DRILLING INTO, PAINTING OR ANY OTHER ALTERATION OF BALCONY CEILINGS, UNIT CEILINGS, FLOORS, DIVIDER WALLS, BRICK BALCONY WALLS, AND CONCRETE COLUMNS IS NOT PERMITTED. "

The seller disclosed there was a water leak from the unit above - they replaced the floor and repaired the ceiling. However, there is a piece of drywall tape that has detached from the ceiling. I'll like to cut it out and retape/remud that piece. But, I'm assuming I'll have to repaint, at least my new patch. Has anyone ever had this rule that doesn't allow painting of the unit ceiling? What's the rationale behind it?
What you want to do is not an "alteration."
KerryL1 (California)
Posts: 14,550
Posted:
Though soooo unlike me,I'm with Kelly, if you can't get good answers from the PM and really, really like this condo, I wouldn't let such a small strange rule keep me out.
KerryL1 (California)
Posts: 14,550
Posted:
Though soooo unlike me, I'm with Kelly, if you can't get good answers from the PM and really, really like this condo, I wouldn't let such a small strange rule keep me out.
JeffP14 (Colorado)
Posts: 13
Posted:
Thanks for all the comments; much appreciated! Even if this weird rule turns out to be true; we love the condo and are going forward towards closing. As some have said, if we patch and paint; who will know. I think, as someone said, the rule is probably to protect the sprinklers/fire/smoke/CO detectors.
KellyM3 (North Carolina)
Posts: 2,239
Posted:
Quote:
Posted By JeffP14 on 03/24/2025 3:17 PM
Thanks for all the comments; much appreciated! Even if this weird rule turns out to be true; we love the condo and are going forward towards closing. As some have said, if we patch and paint; who will know. I think, as someone said, the rule is probably to protect the sprinklers/fire/smoke/CO detectors.

Jeff,

If you've got smooth ceilings in that condo, a well-done patching job will not be noticeable when complete.
DeanJ
Posts: 1,786
Posted:
Is the ceiling painted now? Repair is a restoration, not an alteration.
JeffP14 (Colorado)
Posts: 13
Posted:
It is, they did a fine job of repairing it. There is just one annoying piece of drywall tape that's loose. So, I want to put a new layer of mud on it and paint at least that spot.
KerryL1 (California)
Posts: 14,550
Posted:
It is possible that the HOA board is simply concerned about all the stuff in the cieiling. Take fire sprinklers. In my HOA owners are entilrely responsible for the sprinkler heads. But in others, maybe. Cathy's, the HOA is responsible.. If that the case in your HOA, it could explain this seemingly goofy rule. .

Btw, Yours will be inspected once a year per state (I think) law.
TimB4 (Tennessee)
Posts: 21,062
Posted:
My suggestion, invite a board member over. Show them the issue and ask if you can do this yourself (repainting to match - not changing color).
GregoryT1
Posts: 315
Posted:
hi Jeff,

welcome.

I think we are all curious about this wording and what it really means. Would you be able to post here once you figured it out?

Thanks.

JeffP14 (Colorado)
Posts: 13
Posted:
I will. Our closing is scheduled for 4/11. Once we get in; I'll broach the subject with whomever I need to. This is our first condo so unsure how to contact the powers that be. They have a concierge who has answered a lot of our questions but I think this one needs to be a member of the board? My current thinking is it has to do with the sprinkler heads and smoke detectors, so, if I just saying patching a small part of the ceiling and just repainting that section; we'll be fine
KerryL1 (California)
Posts: 14,550
Posted:
Taking a big enough pic of the ceiling that how's the closest other devices in it might help.

I
I'ts hard to say in any HOA who the best person to contact is. If yours has a community manager, that might be the best person. In a complicated HOA like mine, tho not huge, (200 units) owners are instructed to contact the manager. In small HOAs, poablably Tim's approach o is OK.

I hav a feeling a concierge is not the person.

🎯 You've read this entire discussion

Join the conversation with 50,000 HOA & Condo Leaders:

  • ✓ Ask follow-up questions
  • ✓ Share your experience
  • ✓ Get expert advice
  • ✓ Access 350,000 discussions
Create Free Account →

⚡ Takes 30 seconds

Already a member? Log in here

Terms of Use and Privacy Statement