Did you notice it from the driveway? A crack running from the corner of the front window, a chunk missing over the garage, a rust streak under the sill. J. Perry & Sons handles stucco repair on Miami houses using the approach on our residential stucco page, adjusted for the block, the salt and the permit rules in this city. If you are still working out what kind of wall you have, read stucco in Miami first. Office, retail and association buildings belong on commercial stucco in Miami. Every other service we offer in town is on the Miami page.
What usually brings a Miami homeowner to call
Which of these five situations sounds like your house?
- Hairline cracks at window corners. Block and concrete move differently, and the corner of an opening is where they meet. Thin cracks are usually cosmetic. They still need sealing in this climate, because sideways rain pushes water into anything open.
- Stucco breaking off above a window or along the top of a wall. This is the one to take seriously. It often means the steel in the lintel or tie beam is rusting and expanding. We repair the concrete before any new stucco goes on.
- A whole side of the house that looks patched and tired. Years of different repairs, different textures and different paint colors. At some point a fresh coat on the whole elevation looks better and lasts longer than another patch.
- Columns at the entry or the carport that have cracked at the base, lost their corners or started to rust through.
- Arched openings you want squared to fit flat-top impact windows.
Recognize your house in that list? Send a photo through our project form and we'll tell you which fix it points to.
Stucco repair, re-coat the wall, or redo the house
The right answer depends on how much of the wall is still bonded, and we find that out by tapping every elevation with a hammer. Solid stucco rings; failed stucco sounds dull and hollow.
Repair is for isolated damage. We cut the failed area back to sound stucco, treat any exposed steel, rebuild in coats and match the texture. It typically starts around $13–$21 per sq ft, or around $22–$34 per sq ft where spalling means chipping back to rusted steel and treating the rebar. The details are on stucco repair.
Re-stucco one elevation makes sense when roughly a third of a wall is hollow or cracked. New scratch, brown and finish coats go over the whole face, typically starting around $14–$23 per sq ft. The wall comes out uniform instead of a map of patches.
Full house is the choice when every side is failing, when you are changing the texture, or when a renovation is already putting new windows and paint on the house. A single-story house typically starts around $25,000–$40,000; see full-house stucco for how we sequence it. We firm these up after seeing the house.
About these prices. These ranges are starting points based on typical South Florida projects. Your final price depends on the condition of the property, access, the materials or system specified and the full scope of work. We confirm every number after we review your project in person or from the drawings, and the price in your signed proposal is the one that applies.
Columns and arches on Miami houses
Entry columns and carport posts take the worst of the weather: rain splash at the base, sprinkler water, car bumpers, and on older houses, steel set too close to the surface. A cracked column is often a rust problem underneath. We open it, deal with the core, rebuild the shape and refinish it to match. Column work is priced per job after a site visit.
Squaring an arch is a different job. We fill the curved top with block or framing tied into the wall, set a header where the opening needs one, and stucco the new section to blend into the wall around it. It changes the opening, so it needs a permit. We schedule it behind the window installer. Both are covered on stucco column repair and squaring off arched openings, and both are priced per job after a site visit.
A smooth front for the house
Want a cleaner look without redoing the whole house? Plenty of Miami owners keep the original texture on the sides and back and put a smooth finish on the street elevation only. The front is what you and a buyer see. Smooth shows every wave, so we float the base straight before the finish coat, and we plan the corners where smooth meets the old texture so the change looks deliberate. Priced per job after a site visit.
Curious how a smooth front would look on your house? Call (561) 556-7509 and we'll put a sample on the wall during a free visit.
Paperwork: HOA, city or county, and historic review
HOA. If your street has a homeowners association, a texture or color change usually needs its approval. We give you a sample on the wall and a short written description for your request. You submit it, because the house is yours.
Permit. Patching like-for-like generally needs no permit. Re-stucco over new lath, stucco on an addition and any opening change do. J. Perry & Sons pulls all permits itself and follows every city and county requirement. Inside city limits the City of Miami Building Department issues it; if your Miami address is actually in unincorporated Miami-Dade, the county does. We check before filing so the permit lands with the right office.
Historic districts. A house inside a City of Miami historic district may need a preservation review before an exterior change. Let us know early.
We do not do engineering; we build to the engineer's drawings and coordinate a licensed engineer when the work needs one.
Staying in the house during the work
You do not need to move out. From inside, it looks like this:
- Scaffold or ladders go on one or two sides at a time. The front door and at least one other exit stay clear.
- The first days are the loud ones: chipping loose stucco, cutting out cracks, mixing. After that the work is quieter while coats cure.
- Cars move off the driveway on days we work that side. Windows, plants, pavers and the pool deck get covered.
- We ask for water and an outdoor outlet.
- Cement stucco needs to cure before primer, so painting comes after the stucco, not on top of it the same week.
Workmanship warranty on every job; materials carry the manufacturer's warranty. Terms are in your written contract.
Other areas and next steps
For neighbors outside the city: residential stucco in Coral Gables · residential stucco in Miami Beach · residential stucco in Doral. For the full picture of systems and finishes in town, see stucco in Miami. If the building has tenants or a board, use commercial stucco in Miami.
ZIP codes we serve in Miami
33125, 33127, 33129, 33130, 33131, 33132, 33133, 33135, 33136, 33137, 33138, 33142, 33145.
Prefer to send photos or plans? Send us your project
Homeowner questions about stucco in Miami
Is a crack at my window corner something to worry about? A hairline crack is usually cosmetic, but it should still be sealed because rain here comes sideways. A crack wider than a credit card, one with rust stains, or one where the stucco sounds hollow around it needs a closer look.
How much will my stucco repair run? Repair typically starts around $13–$21 per sq ft with the texture matched, and spalling repair around $22–$34 per sq ft. Re-coating a whole wall starts around $14–$23 per sq ft, and a single-story house around $25,000–$40,000. Columns, arches and smooth fronts are priced per job after a site visit. Final pricing is confirmed after we review your project.
Do I need a permit to fix stucco on my house? Not for a like-for-like patch. Yes for new lath, additions and any change to an opening. We pull it, and we confirm whether the City of Miami or Miami-Dade County is the right office for your address.
Can I keep living at home and working from home? Yes. Expect a few noisy days at the start, then quieter days while coats cure. We plan the loudest work for the hours you tell us matter least.
Why does the patch on my wall look different from the rest? Usually a texture or paint mismatch. We test the finish on the wall before committing and blend past the edge of the repair. Fresh paint over the whole wall finishes the match.
Free estimate — call (561) 556-7509 or send us your project. Licensed Florida general contractor CGC1540699. Serving Broward, Palm Beach and Miami-Dade counties.