Exterior House Painting Built for Desert Sun
Stucco, siding, eaves, garage doors, and shutters coated after real prep, because in this climate the prep is what determines how long the paint lasts.
Licensed NV C-4 #0092296 · UT #14220959-5501 · Serving Nevada & Utah
The sun here does the damage, not the rain
In most of the country exterior paint fails from moisture. In southern Nevada and southern Utah it fails from UV and heat cycling. South and west elevations chalk, fade, and lose their binder years before the shaded sides do, which is why so many houses here have one wall that looks a decade older than the rest.
The other failure mode is prep. Coating over chalky, dusty, unwashed stucco means the new paint is only as attached as the powder underneath it. It looks great for a season and then peels in sheets.
What real exterior prep looks like
Prep is most of the labor on an exterior job and almost all of the difference in how long it lasts. We wash first, repair second, prime third, and only then coat.
- Pressure washing to remove chalk, dust, and loose material
- Hairline crack filling and stucco patching where needed
- Caulking of window, door, and trim penetrations
- Primer or masonry sealer where the surface requires it
- Masking of stone, roofing, windows, and hardscape
- Coat count selected per elevation and condition
Doors, garage doors, and shutters
Front doors, garage doors, and shutters take the worst of the sun and are usually the first thing that makes a house look tired. They also happen to be the cheapest single change to the curb appeal of a property.
These are often quoted as their own small scope. If your body and trim are still holding up, refreshing just the doors and shutters can be a fraction of a full repaint.
HOA colors and approvals
Plenty of the communities we work in have an approved palette and an application process. We will work from your community's approved color list and give you what the board or management company needs on paper, so your repaint does not turn into a violation letter.
What the project actually looks like
- STEP 01
Inspect the elevations
We look at each side separately. The south wall usually needs more work than the north one, and the estimate should say so.
- STEP 02
Wash, repair, caulk, prime
Surfaces are cleaned, cracks and stucco damage are addressed, joints are re-caulked, and bare or chalky areas get primed.
- STEP 03
Coat and walk the property
Body, trim, and accents coated per the written build, then a walk of the full perimeter with you before we pull off site.
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.
- Square footage and stories
Height drives access equipment and labor as much as surface area does.
- Surface condition
Chalking, peeling, and cracked stucco add washing, repair, and priming hours before finish coats.
- Repairs required
Hairline cracks, spalled stucco, or damaged fascia are quoted as their own repair line items.
- Number of colors
Body, trim, accent, doors, and shutters each add cut-in time and masking.
- Access and obstacles
Tight side yards, pools, mature landscaping, and slopes all change how the crew has to work.
- Coating selection
Higher-grade exterior and elastomeric products cost more up front and perform differently in this climate.
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 surfaces to be coated
- Hairline crack fill and patching as specified
- Caulking at windows, doors, and trim joints
- Primer or sealer where required by the surface
- Masking and protection of roof, stone, glass, and hardscape
- Named exterior product, color, and sheen
- Coat count stated per surface
- Site cleanup and final perimeter walkthrough
Not included unless quoted
- Carpentry, roofing, and stucco reconstruction beyond the quoted repair
- Landscaping removal or replacement
- Surfaces or elevations not listed on the estimate
- Color changes requested after materials are ordered
Straight answers before you call
Often paired with this work
Get an Exterior Painting Estimate
Free and itemized by elevation, prep, and product. No obligation.
Written warranty on every project.