Commercial Exterior Painting Built for Desert Exposure
Stucco, tilt-up concrete, metal panel, and storefront exteriors washed, repaired, and coated on a schedule that keeps the property open.
Licensed NV C-4 #0092296 · UT #14220959-5501 · Serving Nevada & Utah
Curb appeal is a leasing asset, and the sun eats it
A faded, chalking building tells every prospective tenant and customer exactly how the property is managed. In southern Nevada and southern Utah, UV and heat cycling do that damage years before moisture ever would, and the south and west elevations always go first.
The mistake we see most is coating over unwashed, chalky substrate to save a few thousand dollars. The finish looks correct for one season, then sheets off and the property pays for the whole job twice.
The exterior sequence we actually follow
Prep is most of the labor and all of the longevity. Wash, repair, caulk, prime, then coat, with the sequence written into the proposal so nothing quietly gets skipped.
- Pressure washing to remove chalk, dust, and failing material
- Stucco crack repair and patching, quoted as its own line
- Caulking at windows, storefront, and control joints
- Rust treatment and primer on metal doors, rails, and canopies
- Masking of glass, signage, roofing, and hardscape
- Elevation-by-elevation coat counts based on condition
Keeping the property open while we work
We phase by elevation and by building so parking, entries, and drive lanes stay usable. Tenants get notice, lifts are staged outside of peak hours, and work areas are coned and signed rather than simply closed.
For multi-building business parks we sequence the buildings so no tenant loses their frontage for more than the agreed window.
Substrate-specific systems
Stucco, tilt-up concrete, EIFS, and metal panel each get a different primer and topcoat. Elastomeric is right for some walls and wrong for others, and the estimate names the actual product per surface instead of a generic paint line.
What the project actually looks like
Walk the perimeter by elevation
Each elevation is assessed separately, because the west wall is almost never in the same condition as the north one.
Line-item proposal with repairs called out
Washing, repairs, caulking, priming, and coating are separated so you can see what is prep and what is paint.
Wash, repair, prime
Surfaces are cleaned, cracks and damage addressed, joints re-caulked, and bare or chalky areas primed.
Coat and walk the property
Elevations coated per the written build, then a full perimeter walk with the owner or manager before demobilization.
What moves the price
We do not publish a price list, because a real number depends on your property. These are the things that actually change it, and every one of them shows up as a line item on your estimate.
- Building height and access
Boom lifts, swing stages, and traffic control add cost independent of square footage.
- Substrate condition
Chalking, peeling, cracked stucco, and rusted metal all add prep before a single finish coat.
- Repair volume
Stucco and EIFS repair is quoted separately because the quantity is only known after washing.
- Coating system
Elastomeric and high-performance systems cost more up front and behave differently in this climate.
- Number of colors and accents
Body, trim, accent bands, doors, and railings each add cut-in and masking time.
- Work hours and phasing
Night work, tenant notice requirements, and phased buildings all change mobilization cost.
What is included, and what is not
You approve the scope in writing before we start. If it is not on the estimate, it is not in the price, and we would rather tell you that now than argue about it later.
Included
- Pressure washing of all surfaces to be coated
- Crack fill and patching as specified on the estimate
- Caulking at windows, storefront, and joints
- Primer or sealer where the substrate requires it
- Masking of glass, signage, roofing, and hardscape
- Named product, color, sheen, and coat count per surface
- Site cleanup and final perimeter walkthrough
Not included unless quoted
- Roofing, structural stucco reconstruction, and carpentry beyond quoted repairs
- Signage refinishing or reinstallation
- Parking lot striping and asphalt work
- Elevations or buildings not listed on the estimate
Straight answers before you call
Often paired with this work
Get a Commercial Exterior Painting Estimate
Itemized by elevation, prep, and product, with the phase plan for keeping the property open.
Written warranty on every project.