Painting decision guides

The main decision is timing. Exterior paint that is still sound but faded can usually wait; exterior paint that is cracking or peeling cannot, because water is now reaching the substrate and the repair bill grows. Walk the house and look at the north and weather-facing sides first — they fail first.

If you're selling, be realistic about return. Fresh paint helps a listing look cared for, but a full exterior repaint at roughly $4,400–$8,800 for a 2,000-square-foot house is a large bet on a sale price. Targeted work — front elevation, trim, front door, worn interior rooms — usually does more per dollar.

The contractor decision matters more than the product decision. You want written prep scope, proof of general liability and workers' compensation insurance, a written workmanship warranty, and — for a pre-1978 home — a verifiable EPA or state Lead-Safe Certification. Anyone reluctant to supply those is telling you something.

Finally, decide what you're willing to live with. Paint is reversible and relatively cheap compared to structural work. Do not let a contractor upsell you into stripping a whole house when spot repair, priming and two coats will get you another decade.

How to choose

Repaint on condition, not on schedule

Chalking, cracking, exposed wood and peeling are the triggers. Fading alone usually isn't.

Fix water first, always

Roof, gutters, flashing and grading come before paint. Otherwise you are buying the same failure twice.

Prioritize the surfaces that get touched

Trim, doors, kitchens and hallways wear out years before bedroom walls do.

Verify insurance with the insurer, not the contractor

Ask for a certificate of insurance sent directly from their agent. Screenshots and PDFs are easy to fake.

Don't hire from a door knock

Storm-chasing and door-to-door painting crews are a persistent source of complaints. Take the time to get local references on comparable jobs.