Interior and exterior painting on the Treasure Coast
Sun, humidity and salt air wear exterior paint down faster here than in most places. Tell us what you want painted and we pass your request to one independent local painting company.
Most Treasure Coast homes are concrete block with a stucco finish. That surface holds up well, but the paint on it takes a beating. Strong sun fades color and breaks down the coating, humidity and rain feed mildew, and salt air near the coast adds wear. A good exterior paint job here is mostly about preparation and choosing a coating made for masonry in a hot, wet climate.
What goes wrong with exterior paint, and why
- Fading and chalking. UV light breaks down paint. Rub the wall and a powdery residue on your hand means the paint is chalking.
- Mildew and algae. Dark streaks on shady walls are common. Painting over mildew without killing it lets it come right back through.
- Hairline stucco cracks. Block homes settle and stucco moves with heat. Small cracks let water in. Elastomeric coatings, which are thick and flexible, can bridge many hairline cracks, though they are not right for every wall.
- Peeling. Usually a moisture or prep problem, like paint over a dirty or chalky surface, or water getting behind the coating.
- Trim and wood. Fascia, doors and wood trim rot or peel first in our humidity, and soft wood needs repair before paint.
Prep is most of the job
A solid exterior job usually starts with cleaning, often a soft wash with a mildew killing solution, then time to dry. See pressure washing. Then come crack repair, caulking around windows and doors, priming bare or chalky areas, and finally the finish coats. Ask each company to describe its prep in writing. Two quotes can look very different simply because one includes much more prep.
Timing and weather
Afternoon storms in the rainy season can wash fresh exterior paint off a wall. Many painters work mornings in summer, and some homeowners schedule exterior work for the drier months. Paint products have temperature and humidity limits listed on the label. Interior painting is easier to schedule year round.
Older homes and lead paint
Homes built before 1978 may have lead based paint. Federal EPA rules require renovation and painting work that disturbs paint in those homes to be done by a firm certified under the lead renovation rule, using lead safe practices. If your home is that age, ask whether the company is certified and how they will contain dust.
Cost, HOAs and licensing
Price depends on the size of the house, one or two stories, the condition of the surface, how much repair and prep is needed, the number of colors, and the product. Elastomeric coatings and cabinet painting cost more than standard wall paint. Get written quotes that name the product, the number of coats and what prep is included.
Many HOAs require color approval before you paint, and some keep an approved color list. Get it in writing first.
Florida doesn't issue a state license for painting. Some counties or cities require a local certificate of competency or registration for painters, and almost all require a local business tax receipt. Ask for proof of liability insurance, and workers compensation if they have employees.
What to ask before you hire
- What prep is included, and how will you handle mildew and cracks?
- Which product and how many coats? Is it rated for masonry?
- Who moves furniture and protects floors and plants?
- What is the warranty, and what does it cover?
Related pages: mold remediation if spots keep coming back indoors, and hurricane shutters and impact windows if you are replacing windows before painting.
Common questions
How often should I paint the outside of my Florida home?
Many homes here are repainted somewhere around every 7 to 10 years, but it varies with sun exposure, shade, salt air, the product used and how well the surface was prepped. South and west walls often fade first. Signs it is time include chalky residue, fading, peeling, mildew that comes back quickly and open cracks. A painting company can look at the condition and give you an honest timeline.
What is elastomeric paint and do I need it?
Elastomeric coating is a thick, flexible paint that can stretch over hairline cracks in stucco and helps keep water out. It is popular on Florida block homes. It is not always the right choice, since it costs more, can trap moisture if the wall is not dry, and may not stick well over some existing coatings. Ask the painter why they recommend it for your walls.
Do I need HOA approval to paint my house?
In many Treasure Coast communities, yes. HOAs often require approval for exterior colors, and some keep an approved color list. Painting without approval can lead to a notice to repaint. Submit your colors in writing and keep the approval letter. Interior painting usually does not need HOA approval.
My house was built before 1978. Does that matter for painting?
Yes. Homes built before 1978 may have lead based paint. Federal EPA rules require renovation and painting work that disturbs paint in these homes to be done by a certified firm using lead safe practices, such as containing dust and cleaning carefully. Ask the painting company whether it is certified under the EPA lead renovation rule and how it will protect your family.
Why does mildew keep coming back on my walls?
Shade, humidity, sprinklers hitting the wall and plants pressed against the house keep surfaces damp, which mildew loves. If the wall was painted over mildew without killing it first, it often grows back through. A cleaning with a mildew killing solution, enough drying time, and a paint with mildew resistance help. Indoors, recurring mildew can point to a humidity problem.