When the old paint is letting go
A repaint over sound paint is mostly washing, light scraping, caulking and two coats. A repaint over peeling paint is a different job. The loose paint has to come off, the bare wood underneath has to be dry, repaired and primed, and the edges between bare and painted wood have to be smoothed so they don't show through. On a house with a wood porch, the floor, steps and railings add their own work. The more of the old film is failing, the more of the quote is preparation.
How much has to come off
Painters usually describe the scope in one of three ways:
- Spot scraping: loose paint is scraped where it's failing, the rest stays. The cheapest option, suited to limited peeling.
- Scrape and feather: all loose paint comes off and the edges are sanded smooth so they won't telegraph through the new finish.
- Full removal: the old paint comes off the whole surface, down to wood. The most labor and the most cleanup, reserved for paint that is failing everywhere or has too many layers to hold.
Ask which approach each painter has priced, and why. Two quotes with very different numbers often differ here.
Why it peeled matters
Peeling usually has a cause: water getting behind the paint, paint applied over dirt or chalk, or too many layers. If water is the cause, through a leaking gutter, an open joint, or wood touching damp ground, repainting without fixing it means peeling again. A good proposal says what the painter thinks caused it.
Wood repairs and ground contact
Soft or rotted siding, trim and porch parts must be replaced or repaired with an epoxy filler before painting. Expect these to appear as a separate line or as an allowance.
Texas A&M AgriLife Extension's guide to subterranean termites says the major subterranean termite populations in Texas are in the coastal areas, and advises eliminating wood-to-soil contact such as attached fence posts and stair casings by setting the wood on masonry blocks or replacing it with pressure-treated wood. Porch steps and lattice that sit on the soil are worth a look before you pay to paint them; resetting them is carpentry, priced on its own.
Primer on bare wood
All bare wood needs primer, and wide areas of bare wood need a lot of it. Some crews prime only bare spots; others prime the whole surface after heavy scraping. The product matters: exterior wood primers suited to the topcoat, and stain-blocking primers on woods that bleed. Ask what the primer line covers.
The porch
Porches are priced as their own pieces:
- Floors need a paint or coating made for foot traffic, and often more scraping than walls.
- Steps take wear and water; treads and risers may need separate prep.
- Railings and balusters have many faces and edges and are slow by hand.
- Ceilings are overhead work, usually in a lighter, flat color.
Our exterior painting and deck and fence staining pages cover porch and deck finishes in more depth.
Lead-safe work on older paint
If the house was built before 1978, peeling paint may include layers with lead, and scraping and sanding it makes chips and dust. Under EPA's Renovation, Repair and Painting Rule, since April 22, 2010 firms doing renovation, repair or painting that disturbs lead-based paint in homes built before 1978 must follow lead-safe work practices. Outdoors, careful crews lay plastic sheeting on the ground, close the windows and doors beside the work area, collect every chip, avoid blasting old paint off with uncontained high-pressure water, and clean up thoroughly. On a peeling house, that's a lot of work and it should show in the price. You can ask the firm whether it holds RRP certification.
Drying days
After washing and scraping, wood needs to dry before primer goes on, and humid weather slows that. Ask how many working days the painter expects, how many of those are waiting days, and how rain delays are handled.
Comparing the bids
Line up each proposal and compare the scraping scope, repairs, primer coverage, porch items, product names, coats, lead-safe setup and schedule. A cheaper bid that spot-scrapes a house that is peeling everywhere isn't the same job. The pricing guide explains the other factors that move a price.