What the job includes
Expect a full exterior to cover the body, trim, fascia and eaves, window and door casings, the front door and the garage door. Gutters, decks, fences and outbuildings are often priced as add-ons, so check they're listed if you want them done.
Prep → prime → two coats
- 01
Wash & scrape
Pressure-wash every surface, then scrape and sand loose or peeling paint so new paint bonds to something solid.
- 02
Repair & caulk
Fix rotted trim and siding, patch cracks, and caulk gaps at windows, doors and trim joints.
- 03
Prime
Prime bare wood, repairs and patches with a primer suited to the surface before any color goes on.
- 04
Two finish coats
Apply two full topcoats for even color and film thickness, then clean up and walk the job with you.
Barbour Painting's published ranges, for example, assume every surface is pressure-washed, cracks are patched, gaps at windows, doors and transitions are caulked, a surface-appropriate primer goes on, and two full topcoats follow. Use that as the baseline when you compare quotes: a lower number often means fewer of those steps.
Wood siding vs. stucco: different prep
Many homes in the area mix the two: stucco walls with wood trim, or wood siding with stucco chimneys and foundations. Each fails differently, so each needs its own prep.
Wood siding & trim
- Prep: scrape and sand loose paint to sound edges; spot-prime bare wood the same day it's exposed.
- Repairs: probe sills, fascia, trim ends and siding bottoms for soft wood; consolidate small spots, replace deep rot.
- Caulk: seal trim joints and gaps at windows and doors; lap siding's bottom edges are normally left open so moisture can escape.
- Typical failure: peeling and cracking on sun-baked south and west walls, and paint lifting over moisture or rot.
Stucco
- Prep: wash off chalk and dirt; let the wall dry fully before coating.
- Repairs: fill hairline cracks with a flexible patch; larger cracks or damaged stucco need a plasterer's repair first.
- Coating choice: a 100% acrylic paint breathes and suits sound stucco; elastomeric is thicker and bridges hairline cracks but can trap moisture, and later coats must be compatible with it.
- Typical failure: fading and chalking, cracks telegraphing through thin paint, and peeling where water gets behind it.
Sun, shade and two-story walls
- South and west walls take the most UV and heat, so they fade, chalk and crack first. Expect extra scraping and spot-priming there.
- North walls and shaded lots stay damp longer. Mildew has to be cleaned and killed before painting or it grows back through the new coat.
- Two-story and hillside access takes longer ladder or lift setups, especially on downhill sides. It's one of the biggest reasons two homes of the same size get different quotes.
- Dry rot at sills, fascia ends and siding bottoms has to be fixed first. Paint will not hold over soft wood. See dry rot repair before painting.
Low-VOC rules in the Bay Area
Architectural coatings sold and applied in the Bay Area must meet the Air District's VOC limits (BAAQMD Regulation 8, Rule 3). The limits, in grams of VOC per liter:
| Coating category | VOC limit |
|---|---|
| Flat coatings | 50 g/L |
| Nonflat coatings | 100 g/L |
| Nonflat high-gloss coatings | 150 g/L |
| Primers, sealers and undercoaters | 100 g/L |
| Stains | 250 g/L |
In practice, a licensed painter buying current products locally will be within these limits. If you're supplying your own paint, check the label.
Colors and HOA approval
If you live in an HOA, get color approval before the painter orders paint. Blackhawk, for example, wants body and trim samples with the brand, color name and number, plus a $50 review fee. The HOA color approval guide covers the steps.
Schedule and warranty
Ask for a written schedule that lists prep days separately from painting days, and how weather delays are handled. Warranty terms vary widely between companies: get them in writing, including what's covered (peeling, blistering), what isn't (rot that appears later, wear on decks), and for how long.
Older homes
If the house was built before 1978, scraping and sanding old paint triggers the EPA's lead-safe rules. The company must be EPA-certified and must contain dust and chips. Read the lead-safe painting guide before you compare bids.
Cost
Full cost guide with interior and cabinet pricing · Best time to paint
Questions homeowners ask
What should I expect to pay to paint my house exterior?
Published Bay Area contractor pricing runs from $3,500–$6,000+ for a one-story home up to 1,500 sq ft to $12,000–$20,000+ for estate or three-story homes (Barbour Painting). See the cost guide for the full table and what moves a quote.
How much does it cost to paint a 2,200 sq ft two-story house?
A 2,200 sq ft two-story sits in the 1,500–2,500 sq ft band: $5,500–$9,000+, or about $2.50–$4.09+ per square foot of floor area. Tall gable walls, a steep driveway side or a lot of rot repair can push it toward the next band.
What is the best time of year to paint the exterior?
May through October is the usual Bay Area exterior season. In warm inland towns, crews tend to start early and follow the shade around the house so paint isn't applied to hot walls.
Should I use elastomeric paint on stucco?
It depends on the stucco. Elastomeric coatings are thick and flexible and can bridge hairline cracks, but they can trap moisture behind them and future coats must be compatible. Sound stucco without active cracking is often painted with a 100% acrylic. Ask the painter to explain the choice for your walls.
Sources
- Barbour Painting (Concord): Bay Area painting prices contractor pricing
- Bay Area Air Quality Management District: Regulation 8, Rule 3, Architectural Coatings regional regulation
- Blackhawk HOA: ARC application form (PDF) HOA
- U.S. EPA: Renovation, Repair and Painting Program for contractors federal
- Kunst Painting: best time to paint your Bay Area home contractor source
Contractor price pages are published pricing from individual painting companies, not quotes. Your price can land below or above these ranges.