Why there's no single price
Two houses with the same square footage can cost very different amounts to paint. Most of the difference is in how much work the house needs before any paint goes on, and how hard it is to reach.
That's also why two bids for the same house can be far apart. One painter prices a wash and two coats; another prices the rot repair, stucco patching and caulking the house actually needs. Only one of them will still look good in a few years.
What drives the price
- Size of the painted surface, not the floor area of the house.
- Height: a second story means ladders or lifts and more time.
- Prep: washing, scraping, sanding, caulking and priming.
- Repairs: rotted wood replaced, stucco cracks filled.
- The surface: stucco, wood, fiber cement and brick each take different products.
- Number of colors: walls, trim, doors and accents each add cutting-in time.
- The paint itself: better exterior coatings cost more and last longer.
- Access: plants, fences and steep slopes slow the work.
What an itemized estimate should show
An estimate that's a single number doesn't tell you what you're paying for. An itemized one lists the prep, each repair, the products and the areas being painted, so you can compare bids properly and see where the money goes.
It also protects you from surprise fees later. If the rot repair is listed, priced and agreed up front, it can't turn into an extra halfway through.
Ways to spend less without cutting corners
- Fix gutters and move sprinklers first, so the repairs don't come back.
- Keep to two colors.
- Paint the sunniest walls and the trim if the rest of the house is still sound.
- Don't skip prep to save money; it's what makes the paint last.
Getting a price for your house
The walk-through and the written, itemized estimate are free. We look at every side of the house with you, mark the repairs and give you a price that won't change unless you change the job. You pay once the work is finished and you're satisfied with it.