Professional commercial painting
Commercial work is scheduling as much as it is painting. Offices, warehouses, retail units, common areas and building exteriors. If the space cannot close during the day, we work evenings or weekends and stage the job so you keep operating.
Serving Wilmington, northern Delaware and southeastern Pennsylvania. See every area we cover.
What the job covers
- Interior and exterior commercial surfaces
- Offices, corridors, common areas, retail units and warehouse interiors
- Block, metal, drywall and previously coated surfaces
- Work staged by area so parts of the building stay in use
- Evening and weekend scheduling where the space cannot close
- Site left clear at the end of every shift
- Low-VOC and zero-VOC options available on request
How it runs
Site walk with whoever runs the building
Access, hours, what has to stay open, and what the surfaces actually need.
A written proposal and a schedule
You get the sequence and the working hours in writing before anything starts.
Staged work
We paint in sections so the building keeps working, and we move on your timetable rather than ours.
Sign-off
We walk the finished areas with you before the crew leaves.
Surfaces in a commercial building
Commercial surfaces are not house surfaces, and the ones that need painting soonest are usually the ones being touched all day. What is already on the wall decides what can go over it, and that gets settled on the site walk.
Block and poured concrete
Warehouse walls, stairwells and back of house. Block is porous and hollow across the face, so it takes a block filler before any finish coat, which is what stops the paint sinking into the texture and looking half done.
Metal
Doors, frames, handrails, bollards, overhead doors and whole metal building elevations. Rust comes back to sound metal and gets primed for what it is rather than painted over and forgotten.
Drywall in offices and corridors
Office walls take marks at chair height and cart height. Sheen matters more than color on these, because sheen is what decides whether a scuff wipes off or needs repainting.
Ceilings and exposed structure
Open ceilings, deck and exposed services in retail and warehouse space. These are sprayed rather than rolled, which is a scheduling question as much as a painting one.
Street level frontage
Painted wood, stucco and metal on a storefront takes constant hand contact and full weather at the same time. It wears faster than anything else on the building and it is the part customers actually look at.
The buildings we work in
Commercial work is defined by the building and by whoever has to keep it running. What changes from one job to the next is access and hours far more than it is paint.
Offices and professional space
Reception, corridors, meeting rooms and open floors. Most of this happens outside business hours, because the alternative is asking people to work in the middle of it.
Retail units and storefronts
Sales floors, back of house and the frontage itself. A closed shop is a shop taking no money, so retail work gets staged and scheduled around trading rather than around us.
Warehouse and storage space
Block walls, metal, exposed structure and high work. Warehouse space is often the most straightforward commercial building to paint well, because it is the one where a section can be cleared and handed over.
Corridors, stairwells and common areas
The shared parts of a building take more traffic than any single room in it and get repainted least often. They are also what everyone walks through, so they are what the building gets judged on.
Buildings that cannot close
Where the space has to stay open, the work is broken into sections and run in evenings or at weekends. The site is left clear at the end of every shift rather than at the end of the job.
Building exteriors
Elevations, frontages, metal doors and railings, washed and prepped the way a house is and scheduled for when the parking lot is empty.
Common questions
Can you work outside our business hours?
Yes. Evenings and weekends are normal on commercial work where the space cannot close, and the working hours go into the written proposal alongside the sequence rather than being agreed on the day.
Do we have to close while you paint?
Usually not. The job is staged by area so parts of the building stay in use, and the site is left clear at the end of every shift rather than at the end of the job.
Who do we deal with once the work starts?
The site walk happens with whoever runs the building, and every job has a project lead you can reach directly. There is no call center in between and this is not a national franchise.
Where we do commercial work
Commercial work follows the corridors. Prices Corner and the stretch of Kirkwood Highway around it is retail and small business units end to end, and Talleyville does the same job for Concord Pike, with shops and offices sitting directly against the residential streets behind them.
Borough main streets are their own kind of job. Painted wood, stucco and metal at street level in Media and West Chester, taking constant hand contact and full weather at once, and scheduled so nobody has to shut for it. Along the river in Marcus Hook, Trainer and Eddystone the buildings are industrial and the coating is doing a job rather than a decorating one.
We cover the whole of New Castle County and the western half of Delaware County, Pennsylvania.
Customers on this work
- Google review11/04/2023
From estimate to final spray, Justin was great. Arrived on time, did a great job on our commercial building. No mess left behind from the crew. Highly recommend Modern Image Painting.
Arthur F.
- Google review9/05/2023
Came out and gave me a quote the day after talking to Justin. Painted the building ahead of schedule and did a fantastic job
Ralph C.
- Google review7/25/2026
As a structural engineering firm, we’re selective about who we recommend. Modern Image Painting delivers top-quality work, communicates well, and is always professional. We confidently recommend them to all of our clients…
StrucTech Team
Get a free estimate
Tell us about the project. We assess it in person, or online when that suits the job, and your written proposal follows promptly. Call or use the form, whichever is easier.