Exterior painting in Los Angeles
Stucco, wood siding, trim, garage doors. UV-resistant elastomeric paint for stucco, low-VOC acrylic for wood. HOA color approvals handled, pre-1978 lead-safe prep.
What LA exterior painting covers
LA sun destroys exterior paint. A cheap $25/gallon builder-grade exterior in full-sun west or south exposure fades in 3–4 years. Premium elastomeric (stretch-paint) formulated for stucco, with UV stabilizers, lasts 10–15. The labor cost to paint a house is the same either way — the paint is where you don\'t want to save.
Our LA pros handle: exterior stucco paint (elastomeric), wood siding paint (acrylic), trim and fascia paint, garage door paint. Full-house paints are 3–5 day projects. Trim-only and touch-ups are same-day. We coordinate HOA color approvals and follow EPA RRP lead-safe protocols on pre-1978 homes.
What we paint
How it works
We walk the exterior, note prep needs, confirm color with HOA if applicable, quote.
Pressure wash, scrape loose paint (EPA RRP on pre-1978), patch stucco cracks, caulk seams, mask windows + landscape.
Prime bare spots, 2 coats of finish. Sprayed with back-roll on stucco for even film build. 3–5 days typical full house.
Los Angeles specifics
Elastomeric for LA stucco: standard exterior latex on stucco cracks and peels within 5 years. Elastomeric (flexible, high-build) expands with the stucco, fills hairline cracks, and lasts 10–15 years. Sherwin-Williams Loxon XP and Behr ElastomericMaxx are our go-to products.
Sun orientation matters: south and west walls fade 2× faster than north walls. Darker colors show fade sooner. Recommend lighter colors on south/west exposures, and we often up the paint grade there even if other walls use standard product.
HOA color approvals: many LA HOAs require written color approval before exterior paint. Process takes 2–4 weeks. We can paint a large test swatch and submit with your application. Painting without approval risks HOA fines + forced repaint.
Pre-1978 homes — EPA RRP rules: exterior paint on pre-1978 LA homes likely contains lead. Full prep (scrape, sand, prime) must follow EPA RRP (ground covers, HEPA vac, wet-sand, disposal). Our certified pros follow protocols. Skipping these rules is a federal violation with significant fines.
CA low-VOC rules: exterior paint in CA must meet SCAQMD Rule 1113 (under 100 g/L VOC for most flat paint). Most quality brands comply; we confirm and document for HOA records.
Typical exterior painting pricing in LA
Full-prep pricing. Paint grade affects material cost $150–400 per house.
Pricing informational. HOA approvals add 2–4 weeks scheduling. <!-- TODO: DENIS — verify -->
Frequently asked questions
How long does exterior paint last in LA?
Premium elastomeric on stucco: 10–15 years. Mid-grade latex: 7–10. Builder grade: 4–6 (cheaper per gallon, 2× more often). South/west facing walls fade 30–40% faster regardless of grade.
What color should I paint my LA house?
Aesthetic preference, but lighter colors fade less visibly and keep the house cooler. Warm whites, soft greiges, sage greens are on-trend and LA-appropriate. Deep navy, rich terracotta look great but fade faster. HOA rules often limit palette.
Can you paint over peeling or chalking paint?
No. Peeling = pressure-wash + scrape + prime first. Chalking (paint dust on hand) = pressure-wash + bonding primer before paint. Skipping prep guarantees early failure. Our prep is what makes 10+ year exteriors possible.
My house is from 1950 — do I need lead-safe prep?
Yes. Pre-1978 homes are presumed lead-containing until tested. Our EPA RRP certified pros follow protocol: ground covers, HEPA vac, wet sand, proper disposal. Adds $800–2,000 to full-exterior job. Federal requirement, not optional.
Can you paint just one wall?
Yes — we do partial-wall or section repaints. Expect visible line at the transition if color differs even slightly from adjacent. Often better to repaint the whole wall corner-to-corner than blend mid-wall.
Do I need to move my landscape plants?
We mask and cover — most plants stay in place. Tall shrubs against the wall may need trimming back 18" for access. Fragile or irreplaceable plants we'll ask you to move or protect specially.
HOA color approval — can you help?
Yes. We paint a large 4x4 ft test swatch on-site, photograph, and submit with your HOA application. Typical approval 2–4 weeks. We hold the schedule until approved.
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