Commercial Painting Quotes Explained: Why the Cheapest Bid Usually Isn’t the Deal You Think

You’ve got three quotes sitting on your desk. One is $18,000. One is $27,000. One is $31,500. They’re all for the same building. So what’s going on — and which one do you pick?

If you’ve ever tried to compare commercial painting quotes, you already know this problem. The numbers look wildly different, and nobody explains why. You’re left guessing whether the cheap one will show up with two guys and a roller, or whether the expensive one is just padding their margin. Hiring the wrong commercial painting contractors can mean peeling paint in six months, a project that drags past your lease renewal, or a crew that disappears after the deposit clears.

This post breaks down exactly how to read, compare, and evaluate commercial painting quotes — so you can make a decision you won’t regret.

• A low quote isn’t always a deal. The difference in price often reflects prep work, paint quality, and crew experience — not just profit margin.
• Scope of work is everything. If two quotes don’t cover the same scope, you’re not comparing apples to apples.
• Ask for specifics in writing. Paint brand, number of coats, surface prep method, and warranty terms should all be documented.
• Red flags are real. Vague language, no insurance certificate, and cash-only payment requests are warning signs worth taking seriously.
• The cheapest option often costs more in the long run. Repaints, touch-ups, and business disruptions from a botched job add up fast.

Most building owners assume that if they get three quotes, they’ll get three versions of the same offer at different prices. That’s rarely how it works.

One contractor might include full power washing, two coats of a premium exterior coating, and a two-year warranty. Another might skip the power wash, use one coat of a builder-grade product, and walk away once the last brush stroke is done. Both of those bids might say “exterior painting” at the top.

The real problem isn’t the price difference — it’s that the quotes don’t describe the same job. When you compare commercial painting quotes without checking the details, you’re not making an informed decision. You’re gambling.

The good news is there’s a straightforward way to cut through the confusion.

Before you even start comparing numbers, make sure each quote includes these specifics:

1. Scope of work. What surfaces are being painted? What areas are excluded? Is the parking garage included, or just the lobby? Vague scope language like “exterior of building” can mean very different things to different contractors.
2. Surface preparation method. This is where a lot of corners get cut. Good prep work — pressure washing, sanding, caulking gaps, priming bare surfaces — takes time and costs money. If one commercial painting contractor is $10,000 cheaper, there’s a good chance they’re trimming prep time. And paint applied to a dirty or unstable surface won’t last.
3. Paint brand, product line, and number of coats. Ask for the specific paint brand and product name, not just “premium exterior paint.” There’s a meaningful difference in durability and coverage between a budget-tier product and a commercial-grade coating. Two coats of a quality product will outlast three coats of a cheap one.
4. Timeline and schedule. How long will the project take? What are the working hours? For commercial properties, painting during business hours can disrupt tenants or customers. A contractor who can work evenings or weekends might cost more upfront but save you far more in lost revenue.
5. Insurance and licensing. Every contractor working on a commercial property should carry general liability insurance and workers’ compensation. Ask for a certificate of insurance — not just a verbal confirmation. If a worker gets hurt on your property and the contractor isn’t properly insured, you could be liable.
6. Payment terms. Be cautious of anyone asking for more than 30–40% upfront. A reasonable deposit is standard, but a contractor demanding 75% before the job starts is a red flag.
7. Warranty. What happens if the paint starts peeling in eight months? A reputable contractor will put their warranty in writing. If there’s no mention of a warranty in the quote, ask about it directly.

Here’s something most commercial painting contractors won’t tell you upfront: labor is the largest cost in any painting job — often 70–80% of the total project price. Materials matter, but crew size, experience, and efficiency drive the number more than anything else.

A crew of two guys who take three weeks to paint your building is not the same value as a crew of six who finishes in five days with minimal disruption to your operations. Factor in the cost of your own time, tenant complaints, and business interruption — and that cheaper quote can get expensive fast.

Surface area, condition, and accessibility also move the price significantly. A building with peeling paint, rusted metal, or unpainted raw surfaces takes more prep time. A multi-story facility requires lifts or scaffolding. These aren’t excuses to charge more — they’re legitimate cost drivers that should show up clearly in any honest quote.

If a contractor didn’t walk the property before sending you a number, that’s a problem. A quote built without a site visit is a guess, not an estimate.

Once you have at least two or three quotes in hand, here’s how to evaluate them side by side:

• Line them up by scope, not price. Make a simple checklist: Does each quote include surface prep? How many coats? What paint product? If one contractor left something off, call them and ask whether that item is included — or whether it would be an add-on.
• Ask each contractor to walk you through their quote. A good contractor should be able to explain every line item without hesitation. If they get defensive or vague, that tells you something.
• Check references from similar projects. Don’t just ask for references — ask for references from buildings similar in size and type to yours. A contractor with a great track record on residential work isn’t necessarily experienced in large commercial painting projects.
• Look at the timeline carefully. A quote with a very short timeline might mean the crew is cutting corners on dry time between coats, which directly affects adhesion and durability.
• Get the warranty comparison in writing. One year versus three years is a meaningful difference. So is “we’ll fix it if it fails” versus “no warranty provided.”

These questions will separate contractors who know what they’re doing from those who are just good at selling:

• What prep method will you use on surfaces with existing paint failure?
• What’s the dry time between coats, and how will weather affect the schedule?
• Who will be on-site supervising the crew day-to-day?
• Have you worked on buildings of this size and type before?
• What’s your process if I’m not satisfied with the finish?
• Can you provide proof of insurance today?

If a contractor struggles to answer these questions clearly and confidently, keep looking.

A commercial painting job done poorly doesn’t just look bad. Paint that peels within a year means repainting costs, potential liability for falls from flaking paint near entrances, and the headache of finding another contractor to fix the mess. Depending on the size of your property, a full repaint can run tens of thousands of dollars.

Beyond the dollars, a poorly executed project disrupts your tenants, your staff, and your operations. The disruption alone — the smell, the noise, the traffic on your property — has a real cost attached to it.

The goal isn’t to find the cheapest commercial painting quotes. The goal is to find the best value: a contractor with the experience, crew, materials, and accountability to do the job right the first time.

At Rojas Painting, we walk every property before we put a number on paper. We show you exactly what’s included, what products we’re using, and why — no vague line items, no surprises mid-project.

If you’re comparing commercial painting quotes and want one built on transparency, give us a call at 707-353-7471. We’ll come out, walk the property with you, and give you a quote that holds up.