Stucco & Drywall Finishes in Miami Beach, FL
Salt-air stucco repair, smooth re-stucco and condo drywall finishes across Miami Beach.
Nothing in South Florida is harder on stucco than a barrier island. Miami Beach walls take salt spray from both the ocean and the bay, and the city's Art Deco and MiMo buildings were finished smooth, which hides nothing. J. Perry & Sons provides stucco and drywall finishes on the Beach for single-family homes, small apartment buildings and condo interiors. We work as a licensed renovation contractor in Miami Beach and know when a repair needs the Historic Preservation Board's attention and when it does not.
Stucco & Drywall Finishes Cost in Miami Beach
| Scope | Typical size | Installed range |
|---|---|---|
| Spall and crack repair (salt-air damage) | 15–80 sf patch area | $8–$18/sf of patch |
| Re-stucco a wall, smooth or sand finish | 300–1,200 sf | $6–$12/sf |
| Smooth finish over existing texture | 400–2,500 sf | $5–$9/sf |
| Drywall, Level 4 finish | 500–3,000 sf | $2.50–$4.50/sf |
| Drywall, Level 5 skim coat | add to Level 4 | +$1–$2/sf |
| Drop ceiling or soffit (framing, board, finish) | 40–300 sf | $8–$18/sf |
Labor and setting materials, 2026 ranges. Oceanfront exposure tends to push repairs toward the top of the range because more stucco is hollow than it looks, and the concrete underneath usually needs attention.
Free Estimate
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com with project photos, the city, approximate dimensions, and material selections.
Miami Beach homes and what that means for stucco and drywall finishes
Miami Beach is mostly 1930s to 1960s construction: two- and three-story walk-up apartment buildings, flat-roofed single-family homes in Mid-Beach and North Beach, and the Deco and MiMo stock that gives the city its look. Those buildings were built with CBS or poured concrete and finished in smooth stucco, and 70 to 90 years of salt have done what salt does. Spalling at eyebrows, parapets, window sills and balcony edges is the number one call we get here. The stucco is the symptom; corroding rebar in the concrete is the disease.
Smooth stucco is also the hardest finish to patch invisibly. A sand or knockdown texture forgives a slightly different hand; smooth does not. We float the patch out well beyond the damaged area and re-coat to a natural break such as a corner, band or window line so there is no visible edge.
If your building sits in one of the city's historic districts, exterior work that changes the appearance goes through the Historic Preservation Board or staff review before the City of Miami Beach Building Department issues a permit. Matching repairs normally clear at staff level. Interior drywall in a condo unit does not involve the city but does involve the association, which on the Beach often means a strict work-hour window and a required contractor registration.
Flood zone matters too. Many ground floors here sit below the current base flood elevation, and stucco at grade wicks moisture. We stop the stucco above the slab with a proper weep screed where it is missing rather than burying the wall into the ground again.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Send a photo of the spall, parapet or wall and you will have a same-day range.
How we do it in Miami Beach
- Walk the building with a hammer to map hollow stucco, not just the visible cracks.
- Scope separates concrete repair (rebar treatment, patching mortar) from stucco and finish so you see what each costs.
- Historic review and City of Miami Beach permit filed when exterior appearance or an opening changes; association documents prepared for condo interiors.
- Chip to sound concrete, clean and coat rebar, rebuild with a polymer-modified repair mortar, cure.
- Scratch and brown coat over the repair, then smooth finish floated out to the nearest natural break.
- Interior drywall taped and finished to the level in the contract; Level 5 skim for walls under wall washers or near large windows.
- Breathable acrylic coating recommended over elastomeric on walls that take direct salt spray.
Related services in Miami Beach
- Painting in Miami Beach
- Commercial Renovation in Miami Beach
- Bathroom Renovation in Miami Beach
- Kitchen Renovation in Miami Beach
- Tile Installation in Miami Beach
- Flooring Installation in Miami Beach
Nearby service areas
- Stucco & Drywall Finishes in Miami
- Stucco & Drywall Finishes in Aventura
- Stucco & Drywall Finishes in Coral Gables
Planning guides: Stucco Textures Explained · Stucco Crack Repair vs Re-Stucco · Stucco Repair Cost per Sq Ft in South Florida
Stucco & Drywall Finishes in Miami Beach — FAQ
Will the Historic Preservation Board have to approve my stucco repair? Only if the building is in a historic district and the work changes what the exterior looks like. A like-for-like smooth patch usually clears at staff level; changing texture, removing details or altering openings goes to the board.
What is the best time of year for exterior stucco work on the Beach? November through April. Lower humidity, fewer afternoon storms, and a predictable cure. We do work in summer but build rain days into the schedule and cover fresh coats.
Why is my stucco bubbling near the ground? Moisture is wicking up from the slab or soil into the stucco. The fix is to cut the stucco back to above grade, install a weep screed, and re-finish, not to paint over it again.
Can you make a patched area disappear on a smooth wall? On smooth stucco the only way to make a patch disappear is to re-coat to a natural break, such as a corner or band, and repaint the whole plane. We quote it that way instead of promising a spot patch will blend.
How do I get an exact price? Send photos and rough dimensions by email or text and we reply with a range the same day. For an exact number we visit, measure, and send a written line-item quote, usually within 48 hours.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Licensed Florida general contractor CGC1540699. Serving Miami-Dade, Broward and Palm Beach counties.
Permits and compliance handled. J. Perry & Sons pulls the permit, schedules the inspections, and builds to the city and county codes that apply — Miami-Dade, Broward and Palm Beach municipal building departments, HVHZ requirements where they apply, and HOA/condo association rules. Licensed Florida general contractor CGC1540699.
Free Estimate
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com with project photos, the city, approximate dimensions, and material selections.