Exterior Paint
South Florida sun, salt air and summer humidity chew through a bad paint job in a couple of years. We pressure-wash, treat mildew, seal stucco cracks and apply two coats of 100% acrylic or elastomeric masonry paint — the same crew that just finished your roof, so the exterior comes together as one project. HOA and Coral Gables color approvals handled.
Walkthrough, stucco assessment and a written scope — bundle it with a re-roof if the timing fits.
Overview
Most exterior paint failures in Miami-Dade and Broward come down to prep: paint applied over chalky stucco, hairline cracks that were never sealed, or mildew that was painted over instead of killed. Our process starts with a full pressure wash and mildew treatment, then stucco patching, elastomeric crack sealing and fresh caulk at every window and door before the first coat goes on.
We use premium 100% acrylic and elastomeric coatings designed for masonry in high-UV, high-humidity climates, applied in two coats over a bonding primer where the surface calls for it. Fascia, soffits, trim, entry doors and garage doors are included in the scope so the whole house reads as one finished job — not just the walls.
What it includes
- Pressure washing and mildew treatment before any paint goes on
- Stucco crack repair, patching and window/door caulking
- Two-coat 100% acrylic or elastomeric masonry systems
- Fascia, soffits, trim, entry doors and garage doors included
- HOA and Coral Gables Board of Architects color approvals handled
- Roof-and-paint bundles scheduled as one project
How it works
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Wash & treat
Full pressure wash plus mildew treatment so the new coat bonds to clean stucco.
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Repair & seal
Stucco patching, elastomeric crack sealing and fresh caulk at windows, doors and trim.
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Prime & paint
Bonding primer where needed, then two coats of 100% acrylic or elastomeric masonry paint.
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Walkthrough
We walk the house with you, touch up anything you flag and leave labeled paint for future touch-ups.
Permits, timeline and warranties
Permits and code
- Repainting an existing exterior does not normally require a building permit, but the colour approval does apply in Coral Gables and in many HOA communities.
- We prepare and submit the Coral Gables Board of Architects colour approval and HOA submittals as part of the job, the same way we do on a re-roof.
- TODO — INFORMATION REQUIRED: confirm whether any current jurisdiction on our service list requires a permit for exterior repainting beyond colour approval.
Warranties
- The paint manufacturer warrants the coating; the term comes with the product you choose and is given to you in writing.
- Our written workmanship warranty covers the preparation and application.
- Roof-and-paint bundles are scheduled as one project with one crew, so there is no gap between trades to argue about later.
How long it takes
Driven by the size of the house and the amount of stucco repair. Washing and mildew treatment need drying time before any paint goes on, so the schedule allows for it rather than painting over damp stucco.
Questions to ask any contractor
- What preparation is included — washing, mildew treatment, crack repair, caulking?
- Which product and how many coats, and is it acrylic or elastomeric?
- Who handles the HOA or Board of Architects colour approval?
- What is warranted, and for how long, on the preparation as well as the paint?
Ask us the same four. We answer them in writing on every estimate.
Our other services
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Roof Replacement
Full residential roof replacement — tile, metal and architectural shingle.
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Roof Repair
Targeted repairs — leaks, slipped tiles, flashing, storm damage.
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Commercial Roofing
Flat, low-slope and metal commercial systems — TPO, modified bitumen, standing seam.
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Hurricane Protection
HVHZ-rated systems, secondary water barriers and wind mitigation reports.
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Impact Windows & Doors
Miami-Dade NOA-approved impact glass — Eco Window Systems and Mr. Glass authorized installer.
Learn More
Common questions
Answers from the crew, not a call center.
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How often should a South Florida home be repainted?
With proper prep and a quality elastomeric or 100% acrylic system, most stucco homes go seven to ten years between repaints. Homes close to the water or with heavy sun exposure on the west and south walls may need attention sooner.
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Should I paint before or after a new roof?
After. Tear-off and tile or metal installation can scuff walls and stain fascia, so we sequence the roof first and paint once the roof passes final inspection. Booking both with us means one crew, one schedule and one point of contact.
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Do I need approval to change my exterior color?
In Coral Gables, yes — exterior color changes go through the Board of Architects, and most HOAs across Miami-Dade, Broward and Palm Beach have an approved palette. We prepare the color submittal and wait for approval before scheduling, so there are no surprises.