Why we don't publish prices
We don't publish prices for painting. No standard regional price index for residential painting is published for the cities we serve, and the price of a given job depends on what's being painted, what shape it's in and how hard it is to reach. A number on a website can't see your walls. What we can do is explain what drives the price, so you can read a proposal and understand why two painters price the same job differently.
Surfaces and how much of them
The more surface there is, the more paint and time it takes. But surfaces aren't equal. A plain wall rolls quickly. Ceilings are slower. Trim, doors, window frames, railings and cabinets are brushed edge by edge and take far more time for their size. A proposal that lists each surface separately is easier to compare than one lump number.
Condition and preparation
Preparation is usually the biggest variable. Walls with many holes, cracks or old patches, peeling exterior paint, rotten trim, chalky siding, greasy cabinets or a weathered deck all take time before any paint goes on. A painter who plans thorough prep may price higher than one who doesn't, and the difference usually shows in how long the paint lasts. Ask exactly what preparation is included.
Coats and color changes
A light color over a similar light color may cover in fewer coats than a big change, like a pale color over a deep one or the reverse. Stains and new patches may need primer first. Ask how many coats each surface gets, and whether primer is included.
Height and access
Second-story walls, stairwells, vaulted ceilings, gables and steep lots need taller ladders, scaffolding or lifts. Furniture that has to be moved, crowded rooms and plants close to the house add time. On cabinets, the number of doors and drawers matters as much as the size of the kitchen.
Paint and products
Paint lines differ in how well they cover, how they wear and what they cost. Cabinet enamels, stain-blocking primers, masonry coatings for stucco, and deck stains are specialized products with their own prices. Ask what product and line the painter plans to use, and whether you can choose a different one.
Repairs
Drywall patches, rot repair, caulking, stucco crack repair and loose deck boards may be in the price or listed separately. Some painters do carpentry repairs, and some bring in someone else. Ask how repairs are priced and what happens if the crew finds more damage once they start.
Older homes
In homes built before 1978, paint that may contain lead calls for testing and extra steps to contain dust and chips if the work will disturb it. That adds time and materials. Ask how the painter handles it and how it's reflected in the price.
Timing and weather
Exterior painting and staining depend on the weather, and busy seasons fill painters' calendars. Interior work may be easier to schedule in the off-season. If your timing is flexible, say so.
Why bids differ
Two proposals for the same job can differ because the painters are pricing different work. One may include washing, scraping, priming and two coats on everything, and the other one coat over minimal prep. One may include the ceilings and closets, and the other may not. One may use a premium paint, and the other a contractor-grade line.
A good written proposal should include:
- each surface that will be painted, and each one that won't;
- the preparation included: washing, scraping, patching, sanding, caulking;
- primer, number of coats, and the products by name;
- repairs included, and how added repairs would be priced;
- who moves furniture and how floors and plants are protected;
- cleanup, and what happens to leftover paint.
If two bids differ by a lot, line them up against that list. The difference is usually in the preparation, the coats or the products.
Ways to keep the cost down
- Move furniture and take down wall hangings yourself, if you can do it safely.
- Group rooms or surfaces into one job instead of several visits.
- Keep the color change modest if you're on a tight budget.
- Fix leaks before painting, so the job isn't redone.
- Keep up with exterior and deck maintenance, so the next job needs less prep.
Questions to ask about price
- What surfaces are included, and which are not?
- What preparation is included?
- How many coats, with what products?
- What happens if you find rot or more damage once you start?
- Is moving furniture and cleanup included?
- How do you take payment, and when?