What changes when the house is taller
A second storey does more than add wall area. Everything above the first floor is slower to reach, slower to prepare and slower to paint, and the equipment to reach it safely has a cost of its own. This guide walks through the parts of a two-storey exterior repaint that move the price. We don't publish prices; ask each painter to itemize.
Ladders, scaffolding or a lift
Some second-storey walls can be reached from extension ladders. Others, over a porch roof, a sloping yard, a deck or a flower bed, need scaffolding, ladder jacks, a lift or roof work. Each choice has different setup time and rental or equipment cost. Ask which method the painter plans for each side of the house and whether that equipment is in the price.
Washing and scraping up high
Washing the upper walls removes dirt, chalky residue and mildew so new paint can grip. Scraping loose paint from the second storey takes longer than at ground level because the crew moves the ladder or platform more often. Ask whether all loose paint will be scraped, edges sanded and bare wood primed, and whether that applies to the upper walls as fully as the lower ones.
Eaves, gables and soffits
Fascia boards, soffits, gable ends and the undersides of eaves are where taller houses add the most detail. They're brushed and cut in by hand, often overhead. Water stains or soft wood here usually mean a roof or gutter leak; ask the painter to point out any they see, because painting over an active leak is wasted money.
Caulk, wood repairs and windows
Upper-storey windows and trim joints need the same caulking as the lower ones, but each repair costs more in time. Rotted sills, fascia or siding boards found during scraping may need carpentry. Ask how repairs are priced if more are found once work starts.
NOAA's figures for Montgomery/Dannelly Field
NOAA's engineering weather data for Montgomery/Dannelly Field lists a 50-year basic wind speed of 90 mph (3-second gust at 33 feet), a 100-year rainfall rate of 4.2 inches per hour and about 27 freeze-thaw cycles in an average year. These are design and long-run figures for that station. On a tall exterior, they're a reminder of three things: wind makes high ladder work and spraying harder and can cost a crew working days; heavy rain tests every joint at the top of the house first; and freezing nights act on any water left in open cracks.
Coats and products
Ask whether the price covers one finish coat or two on the body and on the trim, and which product line. On high walls a second coat costs more than on low ones, so it's worth knowing exactly what's included. Our exterior painting page explains primers, coats and products.
Older paint at height
Under EPA's Renovation, Repair and Painting Rule, anyone paid to do work that disturbs paint in homes, childcare facilities and preschools built before 1978 must hold RRP certification, firms included, even sole proprietorships, and their workers must be trained in lead-safe work practices. On a two-storey house built before 1978, containing paint chips and dust from upper walls means plastic sheeting below every work area and careful cleanup, which add time. Ask the painter whether the firm holds RRP certification, and how lead-safe steps are reflected in the price.
Protecting what's below
Plants, roofs over porches, walkways, cars and windows below the work all need protecting from drips, chips and spray. Ask what the crew covers and how they clean up at the end of each day.
Questions for a two-storey bid
- How will you reach each side of the second storey?
- Is scraping and priming on the upper walls as thorough as on the lower?
- Are eaves, soffits and gables included?
- How are wood repairs priced if you find rot up high?
- How many coats on body and trim, and with what product?
Our pricing guide covers the general factors behind any painting price.