Exterior painting estimates are driven by siding type, surface condition, and story count. Prep — scraping, priming, caulking — often equals or exceeds the painting labor itself on older homes.
Exterior Wall Area Formula
Wall Area = Perimeter × Wall Height + Gable Area (triangle = 0.5 × base × height)
Example
A 40×30 house, 9 ft walls, two 6 ft gables: (2×40 + 2×30) × 9 + 2×(0.5×20×6) = 1,260 + 120 = 1,380 sq ft
Waste factor: 10% smooth siding; 15–20% rough wood or stucco
Inspect siding type (wood, vinyl, stucco, fiber cement), paint condition (peeling, chalking, sound), and substrate issues (rot, gaps, failed caulk). Note each condition by elevation — south and west exposures typically have worse weathering than north.
Measure each elevation separately. For gable ends, use the triangle formula: 0.5 × base × height. Subtract large windows and doors at 50%. Add porch ceilings, soffits, and fascia as separate line items.
Assign scraping and sanding hours per elevation based on paint condition. Sound paint = 0.1 hr/100 sq ft. Moderate peeling = 0.5 hr/100 sq ft. Heavy peeling = 1.0+ hr/100 sq ft. Prep hours on a distressed exterior can match painting hours.
Exterior paint covers 250–350 sq ft/gal (rough surfaces absorb more). Divide total area by coverage rate, multiply by number of coats (typically 2), add 10% waste. Primer adds another gallon count if bare wood or heavy staining is present.
Ground-floor walls: standard rate. Second-story walls: add $0.50–$1.50/sq ft for ladder work. Three-story or above: requires scaffolding — add $500–$2,000/week for rental and setup.
Trim (fascia, soffits, window casing): $2–$4/LF. Entry doors: $150–$350 each. Window frames: $50–$100 each. These are precision items that take more time per sq ft than open wall surfaces.
Price south and west elevations higher
Sun-exposed elevations weather 2–3× faster than north-facing walls. They require more prep and often more coats. Build this into your elevation-by-elevation estimate rather than applying a flat rate.
Add a rot-contingency line
On wood-sided homes, include a 'rot repair if found — $X/LF' conditional line. Discovering rot mid-job without a pre-authorized rate creates a difficult conversation. A conditional line pre-authorizes the work.
Photograph each elevation before starting
Exterior before-photos document pre-existing damage, weathering, and previous paint failures. If the client questions your prep or finish quality, photos establish a clear baseline.
Exterior painting labor runs $1.75–$4.00/sq ft of painted wall surface in 2026. Single-story vinyl or composite in good condition is at the low end. Multi-story wood siding requiring heavy prep and primer is at the high end. Always price by wall area — not house square footage.
Walk each elevation and rate paint adhesion: sound (no peeling), minor (scattered peeling under 10%), moderate (10–30% peeling), or severe (30%+ peeling). Assign prep hours accordingly: minor = 0.2 hr/100 sq ft, moderate = 0.5 hr, severe = 1.0–1.5 hr. Prep hours × your rate becomes a separate labor line in your estimate.
Per square foot of painted surface is the most defensible and consistent method. Hourly pricing rewards slow painters and penalizes fast ones. Build your per-sq-ft rate by calculating your cost-per-hour ÷ sq ft painted per hour, then add your target margin. Use per-sq-ft in the estimate; track hours internally to verify your rate.
Yes — always. Pressure washing removes chalking, mildew, and loose dirt that would prevent paint adhesion. Include pressure washing as a separate line item ($0.15–$0.30/sq ft) and never skip it. Painting over unwashed surfaces causes premature failure and is a warranty liability.
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