Height changes everything
A two-storey exterior isn't twice the work of a one-storey one; it's often more. Every surface above first-floor height needs ladders, staging or a lift, and the crew moves more slowly up there. Gables, dormers and the peaks of the roof are the hardest to reach. This guide looks at what drives the price of that kind of job. It gives no prices or ranges, only the factors a painter weighs.
Access: ladders, staging or a lift
How the crew reaches the upper walls is one of the biggest price factors:
- Extension ladders suit open walls on level ground, but need moving often.
- Staging or scaffolding costs time to set up but lets the crew work along a wall safely.
- A lift speeds high work on open sites but needs firm, level ground and room to drive.
A steep lot, a porch roof, a deck or tight space between houses can rule some options out. Ask how the crew plans to reach each wall.
The condition of the walls
Preparation usually outweighs painting time. The painter will look at:
- how much loose and peeling paint needs scraping;
- whether the old surface is chalky and needs a thorough wash;
- soft or split boards and trim that need repair before paint;
- joints that need fresh caulk.
The upper walls often weather differently from the lower ones, and the side that gets the most sun usually needs the most work. Ask for the preparation to be described wall by wall.
Primer and coats
Bare wood and every repair need primer. Whether the whole house needs a full primer coat depends on its condition and on the products. Most repaints get two finish coats, though a painter may suggest one over a sound surface of the same color. Each coat on a two-storey house means another round of moving ladders or staging, so the coat count matters to the price.
Muggy hours and the working day
In an average year at Bangor International Airport, NOAA counts about 60 hours with the wet-bulb temperature above 73°F and about 421 hours above 67°F. Those are the airport station's counts, not readings at your house. Humid air slows drying, and evening dew can land on paint that hasn't set. On a tall house, the crew may need to plan the day so the high walls are finished early, which can stretch the job over more days.
Older paint and lead-safe work
Under EPA's Renovation, Repair and Painting Rule, anyone paid to do work that disturbs paint in homes built before 1978 must hold RRP certification, and workers must be trained in lead-safe work practices. On a two-storey exterior, containment means ground covers that catch chips from high walls, extra cleanup and sometimes more crew time. If the house was built before 1978, ask whether the firm holds RRP certification and how chips from upper walls will be caught.
Trim, windows and extras
Windows, shutters, doors, porch ceilings and railings are priced by the piece or by time. Upper-storey windows add more for access. Ask which of these are included and how they're counted.
A written contract
For home construction and improvement projects over the value stated in the card below, Maine law requires a written contract with specific provisions. A full two-storey repaint can reach that size. The contract should spell out the walls, the trim, the preparation, the primer, the coats, the products and the access plan.
Questions for the painter
- How will you reach the gables and upper walls?
- What will you repair, and what happens if you find rot?
- How will you protect roofs, plants and the ground under high work?
- How do humidity and dew change your daily schedule?
Read the exterior painting page and pricing guide for more.