How to Plan Residential Exterior Painting: Costs and Quotes

Repainting your home’s exterior looks simple until you price it, pick products, and line up a crew. In Colorado’s high UV, freeze–thaw cycles, and hail, a durable finish depends on planning. Bids can vary by thousands, terms are hard to compare, and choices like acrylic vs. alkyd, satin vs. flat, and timing aren’t always obvious.

The fix is a clear, step-by-step plan. Define your goals and scope, document the current condition, measure accurately, choose coatings that stand up to our climate, schedule around weather windows, and build a budget with contingency. Then request detailed, apples-to-apples proposals from vetted, insured painters and, if damage is storm-related, align your timeline with the insurance claim so coverage and scope match.

This guide walks you through the process—from setting objectives to the final walk-through and maintenance. You’ll learn how to vet contractors, what should appear in a professional quote and warranty, cost ranges, how to sample colors and satisfy HOAs, prep your property, and when bundling upgrades like gutters, siding, or windows can unlock better pricing. Ready to plan with confidence? Let’s begin.

Step 1. Define your goals and scope

Before you call painters, decide what success looks like. Is this a curb-appeal refresh or a protection-first coating built for Colorado’s UV and freeze–thaw? In residential exterior painting, scope drives price and schedule. List the surfaces, repairs, prep level, product quality, and timing so every quote prices the same job.

Project size: Whole-house vs. trim/doors only.

Surfaces included: Siding, fascia/soffit, eaves, shutters, railings, doors.

Repairs and prep: Scrape/spot-prime bare wood, caulk seams, patch stucco.

Coatings plan: 100% acrylic exterior; sheens by surface; two coats.

Constraints: Color changes/HOA rules, access (ladders/scaffolds), work hours, pets/parking.

Step 2. Inspect and document the exterior

Now walk the perimeter slowly on a dry day and get close. In Colorado’s high UV and freeze–thaw, tiny failures become big ones. Photograph every elevation, zoom in on trouble spots, and note substrate by area (wood, fiber cement, stucco, masonry, metal, vinyl). This record sets realistic prep expectations for residential exterior painting and makes quotes comparable.

Surface condition: Look for peeling/flaking, cracking, chalking, blistering, and mildew/algae; plan to clean, scrape, sand, and spot-prime as needed (per pro guides).

Moisture points: Flag failed caulk, open joints, window/door trim gaps, fascia ends, flashing seams, and any water stains.

Repairs: Mark soft/rotted wood, stucco hairline cracks, popped nails, and rusted metal that may need epoxy filler, patching, or replacement.

Primer needs: Identify bare wood, brick, or stucco that will require exterior primer for adhesion.

Access and protection: Note high eaves, steep grades, tight side yards, utilities, and landscaping that affect ladders/scaffolds and drop-cloth protection.

Safety note: If the home predates 1978, annotate potential lead-based paint so you can verify lead-safe practices later.

Create a simple elevation-by-elevation checklist so every contractor prices the same prep and repairs.

Step 3. Measure your home and estimate materials

Accurate takeoffs make residential exterior painting quotes comparable. Sketch each elevation, measure width and height to get wall square footage, and subtract windows and doors. Most exterior paints list coverage of roughly 250–400 sq ft per gallon (product- and surface-dependent), and pros typically plan for two coats on walls for durability and color uniformity.

Wall SF = Σ(width × height) − Σ(openings)

Total Painted SF = Wall SF × number_of_coats

Gallons (walls) = Total Painted SF ÷ coverage_per_gallon

Measure trim/doors separately (area, not just length), and note that rough/porous siding and darker color changes lower coverage. Estimate primer only where there’s bare wood, brick, or stucco. Don’t forget sundries—caulk, tape, plastic, drop cloths, sandpaper—and add a small contingency (about 10%) to avoid mid-project runs.

Step 4. Choose paint types and sheens for Colorado’s climate

Colorado’s high UV and dramatic freeze–thaw cycles punish weak coatings. For most residential exterior painting, choose a 100% acrylic exterior paint—it's durable, flexible, color-stable, and breathable on wood, fiber cement, and many metals. Standard latex can work but typically lags acrylics for longevity. Reserve oil-based enamels for doors, wrought iron, and specialty trim that benefit from a hard, glossy finish. Prime any bare wood, brick, or stucco, and use breathable coatings on masonry so trapped moisture can escape.

Siding: Satin — hides flaws, washes easier.

Trim/fascia/soffit: Semi-gloss — durable, cleanable.

Doors/shutters/iron: Semi-gloss or gloss; oil-based OK.

Older/wavy siding: Flat — best hide, harder to clean.

Masonry/vinyl: Breathable masonry; vinyl-formulated acrylics.

Step 5. Plan your timing around weather and season

In Colorado, the quickest way to ruin a great residential exterior painting plan is to paint in the wrong weather. Build your schedule around calm, dry stretches, sequence washing, priming, and topcoats with proper dry times, and work elevations as they move into shade to avoid hot, direct sun that flashes paint.

Target temps: Paint when it’s 50–90°F; avoid hotter/colder swings.

After washing: Let siding dry 24–48 hours before painting.

Between coats: Allow 4–6 hours (product- and climate-dependent).

Before rain: Give fresh paint about 24 hours before exposure.

Daily rhythm: Start on shaded sides and chase the shade for uniform results.

Step 6. Build a realistic budget and contingency

A solid budget starts with what you can count and protects you from what you can’t. Price paint and sundries first, then layer in prep/repairs, access equipment, and labor (if hiring). For DIY context, materials for an exterior commonly run about $500–$1,000, and typical coverage is 250–400 sq ft per gallon. Quality exterior acrylics often price around $20–$50/gal (oil-based enamels: $20–$60/gal). Don’t forget the smalls: brushes ( ~~$45), rollers/handles (~~ $22), tape ( ~~$3.50/roll), caulk (~~ $5/tube), drop cloths (up to $20).

Materials math: Gallons × price_per_gallon + primer + sundries

Prep and repairs: Wood patching, stucco hairline fixes, rust treatment, extra caulk.

Access gear: Ladders/scaffolds; lifts if needed for high or steep areas.

Protection/disposal: Plastic, masking, debris haul-off.

Testing/compliance: Lead-safe considerations on pre-1978 areas.

Schedule buffer: Weather delays can add trips and time.

Contingency: Add 10–15% for hidden rot, additional primer, or color-change extra coats.

Document these line items so every residential exterior painting quote prices the same scope—and you’re not blindsided mid-project.

Step 7. Decide DIY vs hiring a pro

Decide DIY vs. pro based on height, complexity, prep, time, safety, and finish expectations. DIY can work on single-story homes with sound substrates, minimal repairs, and your comfort on ladders and weather timing. Pros add access gear, sprayers, crew efficiency, warranties, and substrate-specific primers/coatings that endure Colorado’s UV and freeze–thaw—critical for residential exterior painting that lasts.

Large/multi-story or steep grades: hire a pro.

Heavy scraping/repairs or bare wood/stucco: pro.

Pre-1978 (possible lead): lead-safe certified pro.

Tight timeline or “showroom” finish: pro.

Simple, single-story, good condition + PPE: DIY candidate.

If hail or storm damage is involved, a pro’s documentation helps align scope with insurance coverage.

Step 8. Shortlist reputable local contractors

Narrow your list to 3–5 proven Denver–Northern Colorado crews that regularly handle residential exterior painting. Start with neighbor referrals, Google Maps, and BBB profiles, then confirm they’ve worked on homes and substrates like yours (wood, fiber cement, stucco) in Colorado’s UV and freeze–thaw conditions.

Local presence: Office/crews near Brighton, Thornton, Longmont, Broomfield, Erie, Firestone.

Strong reviews and proof: 4.5+ ratings, recent photos, addresses you can drive by.

Scope clarity: Written scopes that mirror your prep/repairs and two-coat plan.

Insurance-savvy: Storm/hail documentation experience if claims are involved.

Warranty and follow-through: Clear labor/material warranties and references.

Multi-trade capability: Siding/gutters/windows to bundle for value and scheduling.

Step 9. Check licensing, insurance, and lead-safe certification

Before any residential exterior painting starts, protect your home and budget by verifying credentials. High ladders, scraping, and sanding raise risk; insurance and compliance keep that risk off you. Ask for proof, not promises, and confirm it’s current for the exact crew that will be on-site.

Business legitimacy: Current business registration and local license (where required).

General liability insurance: Active policy; request a Certificate of Insurance naming you as certificate holder.

Workers’ compensation: Coverage for employees and any subcontractors; no gaps.

Lead-safe certification (pre-1978 homes): Firm and renovator credentials; containment, HEPA, and cleanup procedures.

Who is covered: Confirm the specific company/crew on your job matches the documents.

Verification: Call the insurer listed on the certificate to confirm policy status and limits.

Document these requirements in your bid request so every painter meets the same baseline.

Step 10. Request apples-to-apples quotes and scope detail

Send each painter the same written scope and measurements so you get comparable residential exterior painting bids. Ask them to price identical prep, products, and coat counts, and to separate any optional items. Require line items for labor and materials plus unit pricing for repairs so differences are easy to spot.

Surfaces included/excluded: Walls, trim, doors, fascia/soffit, railings, shutters.

Prep plan: Wash and dry time (24–48 hrs), scrape/sand, caulk, where primer applies.

Products/specs: Brand/line, 100% acrylic where appropriate, sheens by surface.

Coats and coverage: Two coats; coverage assumption (250–400 sq ft/gal).

Color-change steps: Undercoat/primer if going light↔dark.

Repairs: LF/SF unit pricing for wood/stucco/metal fixes.

Protection/access: Masking, drop cloths, ladders/scaffolds.

Weather parameters: Min/max temps (≈50–90°F), dry times, rain window.

Schedule and crew: Start/finish window, crew size, daily cleanup/disposal.

Step 11. Evaluate proposals, warranties, and timelines

Lay the bids side by side and read the fine print. You’re looking for clarity, not just price. A low number with vague prep is costly later. Confirm each proposal reflects your defined residential exterior painting scope, climate-appropriate products, and realistic sequencing that respects drying and weather windows.

Scope match: Same surfaces, prep level, and two-coat plan across all bids.

Prep detail: Wash and dry (24–48 hrs), scrape/sand, caulk, spot-prime—spelled out, not implied.

Products + sheens: Specific 100% acrylic lines and sheens by surface; no “contractor-grade” blanks.

Repairs pricing: Unit rates (LF/SF) for wood/stucco/metal fixes; how unforeseen rot is handled.

Exclusions/change orders: What’s not included and the written process/pricing for added work.

Warranty in writing: What’s covered (adhesion/peeling), term, surfaces, maintenance requirements, and installer vs. manufacturer responsibilities.

Timeline + weather plan: Start window, crew size, duration, daily hours, and contingencies for temps (≈50–90°F) and 4–6 hr recoat times.

Payments: Fair deposit, milestone-based draws, and final payment after punch list and cleanup.

Step 12. Align with insurance claims if storm-related

Storm-related residential exterior painting should track your insurance claim from day one. Align scope, timing, and documentation so the adjuster funds required prep and repairs—not just a quick color change.

Open the claim first: Document with dated photos, notes, and elevation-by-elevation details.

Share your written scope: Meet the adjuster on-site with your contractor to align prep, primer, two coats, and repairs.

Wait for approval: Don’t start until you have written authorization; price elective upgrades separately from covered work.

Use supplements: Submit added items for hidden damage found after washing/scraping; save estimates, invoices, and warranties.

Step 13. Lock in colors, samples, and HOA approvals

Nail the look before you buy gallons. For residential exterior painting in Colorado, test real paint on your home—sun beats colors lighter, shade reads cooler, and sheen changes the feel. Plan satin on siding for cleanability, semi-gloss on trim/doors for durability, and flat only where maximum hide is needed. If shifting light-to-dark (or vice versa), expect primer and two finish coats.

Sample smart: Roll two-coat test patches on south and north elevations, next to trim and doors.

Specify in writing: Brand/line, color name/code, and sheen per surface (satin siding; semi-gloss trim/doors). Use breathable coatings on masonry and vinyl-suitable paints on vinyl.

HOA submittal: Include labeled photos/elevations, color chips, scope notes, and schedule. Wait for written approval.

Order after approval: Confirm quantities, batch tints, and keep a labeled touch-up quart.

Step 14. Prepare your property and household for painting

The smoothest residential exterior painting jobs start before the first brushstroke. Plan a staging day to clear access and protect landscaping; if pressure-washing is in scope, allow 24–48 hours of dry time before primer or paint. Small household tweaks boost safety, speed, and results.

Clear the perimeter: Create 3–5 ft of space—move furniture, grills, planters, hoses, and décor.

Protect landscaping: Trim vegetation; cover plants with drop cloths and water them beforehand.

Open access: Park vehicles away; keep driveways and gates open for ladders and deliveries.

Secure the household: Contain pets/kids; shut off sprinklers; close windows; confirm exterior water and GFCI power are available.

Step 15. Sign the contract, schedule, and set expectations

This is where your residential exterior painting plan becomes real. Don’t rely on a handshake—lock everything into a clear, written contract that mirrors the accepted proposal. It should define scope, timing, quality standards, and how changes and weather will be handled so there are no surprises when ladders go up.

Scope and surfaces: Exact areas included/excluded; repairs and prep level.

Products and colors: Brand/line, sheen by surface, color codes, and two-coat plan.

Weather and dry times: Min/max temps (about 50–90°F), 24–48 hr dry after wash, recoat timing.

Schedule basics: Start window, crew size, work hours, weather contingencies.

Access and protection: Masking, plant protection, property care, and site safety.

Payments: Modest deposit, milestone draws, final after punch list and cleanup.

Change orders: Written only, with unit pricing for added repairs.

Warranty: What’s covered (e.g., adhesion), term, exclusions, who services it.

Insurance docs: Current liability and workers’ comp certificates tied to your job.

Communication: Single point of contact, daily check-ins, and punch-list process.

Step 16. Monitor the work and close out with a final walkthrough

Stay visible and check progress daily. Confirm crews follow weather specs—painting around 50–90°F, waiting 24–48 hours after washing, and 4–6 hours between coats. Watch that prep matches the scope (wash, scrape/sand, caulk, spot-prime bare wood/masonry), landscaping is protected, and any added repairs are documented as written change orders. Snap dated photos of each elevation for your records.

Products/sheens: Match the contract exactly.

Protection: Masking and plant covers; no overspray.

Application: Two uniform coats; straight, clean cut lines.

Timing: Dry times and rain windows respected.

Repairs: Completed and priced per unit rates.

At the final walkthrough, make a punch list, verify thorough cleanup, and collect labeled touch-up paint, color codes, receipts, and written warranties before releasing final payment.

Step 17. Set a maintenance plan to protect your investment

A great residential exterior painting job pays you back when you care for it. Build simple, seasonal habits to keep coatings clean, sealed, and dry. Document what you do—many warranties expect reasonable maintenance—and keep a labeled touch-up quart so small scuffs never turn into big repairs.

Wash annually: Low-pressure rinse/soap to remove dirt, chalking, and mildew; let dry fully.

Inspect caulk: Re-seal open joints around windows/doors and trim.

Spot repairs fast: Scrape/sand any peeling, prime bare wood/masonry, and touch up with the same sheen.

Control moisture: Clean gutters, direct downspouts away, and keep sprinklers off siding.

Protect surfaces: Trim plants off the walls; avoid harsh power-washing or abrasive cleaners.

Track the sun: South/west elevations fade first—plan earlier touch-ups there.

Plan the cycle: Expect 7–10 years between repaints depending on climate, surface, and paint quality.

After storms: Walk the perimeter for chips, cracks, or hail impact and photograph issues for insurance if needed.

Step 18. Bundle exterior upgrades for best value

When ladders and scaffolding are already up, it’s the smartest time to tackle adjacent exterior work. Bundling residential exterior painting with gutters, minor fascia repairs, targeted siding fixes, and energy-efficient window replacement streamlines scheduling, reduces repeat mobilizations, and can unlock package pricing. After storms, one contractor coordinating roof, gutters, and paint also aligns the insurance scope and minimizes change orders.

One mobilization: Fewer set-ups, better plant protection, less disruption.

Prep efficiencies: Shared washing, caulking, and spot-priming reduce labor.

Right sequence: Roof and gutters first; finish with paint for a pristine result.

Color continuity: Trim, doors, and siding sheens matched across trades.

Insurance-ready: Unified photos, estimates, and supplements from one team.

Single warranty contact: Clear accountability across bundled scopes.

Next steps

You now have a clear path: define scope, document conditions, measure accurately, pick 100% acrylic systems and the right sheens, schedule around 50–90°F weather with proper dry times, build a line-item budget with contingency, and vet bids for prep detail, warranties, and timeline realism. With your one-page scope sheet and photos, request three comparable proposals, align any storm-related work with your claim, lock colors after samples and HOA approval, and set expectations in a written contract before ladders go up.

If you’re in Denver or Northern Colorado and want a veteran-owned team to simplify the process, bundle roof/gutters/siding/windows with exterior painting, and navigate insurance the right way, connect with Semper Fi Restoration. We’ll provide a free exterior assessment, an apples-to-apples quote, and durable coatings built for Colorado’s UV and freeze–thaw. Protect your home, boost curb appeal, and get it done with precision—on your schedule and budget.