Exterior painting · Davie, FL
Exterior Painting Davie, FL: Repairs First, Then a Clean Repaint
Exterior painting Davie homeowners can count on starts below the paint, with cracked stucco, soft trim and failed caulk fixed first, so the new color goes onto a wall that is ready to hold it.
- Estimate
- Free, walked on site
- Repairs
- Listed before the paint
- Changes
- Your written approval first
- Your contact
- One named person
- Part of Gaven Constructions
- Free on-site estimates
- Written 1-year workmanship warranty
- Dedicated project contact
Paint Is the Last Step, Not the First
A new color is the part everyone sees. What decides whether it still looks right in a few years is the work that comes before it.
Paint is a thin film. It follows whatever is under it. Roll it over a hairline crack in the stucco and the crack comes back through. Brush it over a fascia board that is already soft and the board keeps rotting behind a fresh coat. Seal a window with new paint while the old caulk has pulled away, and rain finds the same gap it always did.
So we treat an exterior repaint as a small project with two halves. The first half is repairs: stucco, wood trim, caulk joints, anything that lets water in or will push the paint off. The second half is the paint itself, with the washing, priming and finish coats each surface needs. Both halves go on one written scope, and you see the repairs listed before anyone opens a can.
When the Outside of the House Is Ready for Paint
The right moment to repaint is usually earlier than the moment the house starts to look bad.
The paint chalks on your hand. Rub the wall and your palm comes back white or tinted. The film is breaking down, and it stops shedding water well before it starts to peel.
It peels, bubbles or flakes. Paint lifting off a wall usually has a reason behind it: moisture coming through, a surface that was never cleaned, or a coat that never bonded. That reason gets fixed, or the new coat lifts the same way.
You can see cracks in the stucco. Fine lines around windows and at the corners of openings are common. Wider cracks, or stucco that sounds hollow when you tap it, need repair before paint, not just a thicker coat.
The trim and fascia are showing their age. Bare wood, open joints or soft spots at the ends of boards. These are cheaper to fix now than after a season of rain.
Another exterior job just finished. New windows, a new door or a patched wall leave new stucco and caulk that need paint to match the rest of the house. Painting right after keeps the house from looking like a patchwork.
When Painting Is Not the Fix
If water is getting into the wall or the surface is already breaking down, a new coat of paint can leave the cause untouched. In that case the leak, the damaged stucco or the rotten wood gets fixed first, and the repaint comes after, once the wall is sound. We tell you that at the visit, even if it means the paint job waits.
Three Kinds of Exterior Paint Jobs
Not every exterior job is a full repaint. The scope depends on what the walls need and on what else is happening to the house.
A full repaint. Body, trim, fascia, soffit, doors and garage door, with repairs first. It is the version that changes how the house looks from the street, and the one where prep takes the most time. A color change usually means this scope, because a new body color makes the old trim look tired.
Trim, doors and accents only. Sometimes the walls are in good shape and only the parts that take the most sun and water need work: window frames, the fascia, the front door, the garage door. It is a smaller job and a good way to buy a few years before a full repaint. We look at the walls during the visit and tell you honestly if they can wait.
Paint as the close of other work. After window or door replacement, a stucco repair or an addition, the new surfaces need paint, and so do the walls around them if the colors no longer match. We can finish that work as part of the same scope, so the outside of the house reads as one surface again.
Each version has the same rule. The written scope names every surface, the repairs, the product line and the color, and says what is not included. If a surface is not on the list, it is not in the price.
Davie's Rule for Screen Walls, and What It Means for Your Repaint
Davie writes one painting rule into its land development code, and it is about walls you may not think of as part of the house. Under Section 12-33(O)(9) of the Town's land development code, any masonry screen wall put up in the Town is finished on both sides with two coats of cement stucco, unless it is made of precast concrete, and it is painted on both sides too.
That rule covers how the wall is built, not how often you repaint it. Still, it tells you something useful before a repaint. A masonry screen wall at the back or the side of your lot was meant to have a finished, painted face toward the neighbor as well as toward you. When you change the color on your side, decide whether the other face is part of the job, and how we would reach it. Both answers go into the written scope, so nobody is surprised when the crew asks for access next door.
We work out of 4491 S State Road 7, 3rd Floor, Ste PH16, Davie, FL 33314, and take exterior painting across Davie and 19 other Broward cities.
How an Exterior Repaint Runs
- The visit. We walk around the house with you, tap the stucco, check the trim and the caulk, and look at where water runs off the roof. You tell us what bothers you and what color you have in mind.
- The written scope. Every surface on the list, the repairs each one needs, the product line, the color and the number of finish coats the product calls for. Exclusions are written down too.
- Color and approvals. You choose the color, ideally after seeing a sample on your own wall in daylight. If you live in an HOA, its approval is its own step, and we list it.
- Protection and washing. Plants, windows, the roof edge and the floors of the patio get covered. Walls are washed and left to dry, because paint does not bond to a dirty or wet surface.
- Repairs. Stucco cracks are opened and patched, soft wood is replaced, old caulk comes out and new caulk goes in. If a repair turns up more damage than expected, you see it and approve the change in writing before it moves on.
- Primer and finish coats. Patched areas and bare surfaces get primer. Then the finish coats go on, applied in the weather conditions the product label sets.
- The walkthrough. We go around the house with you, mark anything that needs a touch, clean up, and hand you the warranty and the paint details for future touch-ups.
What Exterior Painting Costs Around Davie
One Miami painting contractor's 2026 cost guide puts an exterior repaint at $3,000 to $6,500 for a single-story house with average prep, and at $6,000 to $12,000 or more for a two-story house on the coast. Those are their numbers, for whole houses in Miami. They are not our price, and they are not a rate per square foot.
Inside a range like that, the same things move the number every time:
How much repair comes first. Washing and a light patch is one job. Cutting out cracked stucco, replacing fascia boards and redoing every caulk joint is another. That part changes the price most.
How tall the house is and how easy it is to reach. A second story means ladders or lifts, more setup and more time per wall. Tight side yards and heavy landscaping slow the work down too.
How many surfaces and colors. Body and trim in two colors is simpler than body, trim, accents, doors, shutters and a garage door, each in its own color.
The product. Paint lines differ in price and in what they are made for. Stucco with fine cracks may call for a thicker, more flexible coating than a standard exterior acrylic.
What goes beyond the house. Garden walls, the far side of a screen wall, a detached shed. Each is a line of its own in the scope.
The visit and the written estimate are free. You get a number after we have seen the walls, with every surface and repair spelled out, and nothing is added later without your written approval.
Why Hire a General Contractor to Paint
An exterior repaint fails at the repairs, not at the brush. That is the part a general contractor is built for.
Repairs and paint on one scope. Stucco, wood and caulk work sit in the same document as the paint, so you are not coordinating a handyman and a painter who each assume the other one fixed the crack.
Paint that matches other exterior work. If new windows, a new door or an addition are part of the plan, we schedule the paint after them, not before.
One project contact. You know before work starts who runs the job and who picks up when you call.
Changes approved in writing. When a wall opens up worse than it looked, you see the price and the reason before anything continues.
A written warranty. One year on our workmanship from the day we hand the job back, plus whatever the paint manufacturer offers. General Contractor Davie is part of Gaven Constructions.
Rules
Permits and Inspections in Davie
Who signs your contract. The contract names the company doing the work and the license behind it, so you know who answers for the job before it starts.
Your HOA and the color. If you live in an HOA, the association may need to approve the color, and sometimes the trim and door colors too. That is the association's approval, separate from anything the Town requires. We ask about it at the visit and list it in the proposal.
Lead-safe work on older paint. If your house was built before 1978, the old paint may contain lead. The EPA's renovation, repair and painting rule says anyone paid to do work that disturbs painted surfaces in those homes must be certified and use lead-safe practices. Scraping and sanding before a repaint disturbs paint, so on a pre-1978 house it goes into the plan from day one.
FAQ
Exterior Painting Questions From Davie Homeowners
How much does it cost to paint the outside of a house in Davie?
One Miami painting contractor's 2026 guide puts a single-story repaint with average prep at $3,000 to $6,500, and a two-story coastal house at $6,000 to $12,000 or more. Your price depends mostly on the repairs, the height of the house and the number of surfaces. We give it in writing after a free visit.
Can you price an exterior paint job in Davie by square footage?
Not honestly. Two houses of the same size can need very different amounts of stucco repair, trim work and setup. We price your house after we have walked around it, surface by surface.
What is the best time of year for exterior painting in Davie?
Any stretch when the walls are dry and the weather stays inside what the paint label allows. Rain is what moves an exterior schedule, so the plan leaves room for wet days and we do not paint a wall that has not dried.
How do I tell if a painter in Davie will do a good job?
Ask for a written scope that names every surface, the repairs, the product and the number of coats. Ask who is in charge of the job and who you call. A bid that only says "paint house" leaves out the parts that decide how long the paint lasts.
What exterior color makes a Davie house look more expensive?
That depends on your roof, your stone or tile and your street, not on a rule. Test two or three samples on your own wall and look at them in morning and afternoon light. If you live in an HOA, check its approved colors first.
Do you fix stucco cracks before painting a house in Davie?
Yes. Cracks are opened, patched and primed before the finish coats. Painting over them only hides them until they come back through.
Does my HOA in Davie need to approve my new paint color?
If your association reviews exterior colors, yes, and that approval is separate from anything the Town requires. We ask about it at the visit and list the approval in the proposal as its own step.
Exterior painting is one of the jobs we take on as a general contractor serving Davie homes, with the repairs and the paint written into one scope.
Show us the walls before you pick a color.
Point out the cracks, the peeling spots and the trim that bothers you. We visit for free, check what sits under the old paint, and write down the repairs and the paint work before you commit. You will find us at 4491 S State Road 7, 3rd Floor, Ste PH16, Davie, FL 33314.
