Stucco & Drywall Finishes in Miami, FL
Stucco crack and spall repair, re-stucco, smooth finishes and Level 5 drywall for Miami homes and condos.
Miami's housing runs from 1920s bungalows to CBS ranches to concrete high-rises, and all three put stucco and drywall through the same abuse: heat, humidity, salt, and hurricane-season water. J. Perry & Sons handles stucco and drywall finishes across the city, from a single spalled corner on a Little Havana duplex to Level 5 walls in a Brickell condo. As a licensed renovation contractor in Miami, we pull the permit when one is needed and coordinate with your condo association when it isn't.
Stucco & Drywall Finishes Cost in Miami
| Scope | Typical size | Installed range |
|---|---|---|
| Stucco crack or spall repair | 10–60 sf patch area | $8–$18/sf of patch |
| Re-stucco a wall (scratch, brown, finish) | 200–800 sf | $6–$12/sf |
| Smooth finish over existing texture | 300–2,000 sf | $5–$9/sf |
| Reshape a window opening (arch to square, returns after impact windows) | per opening | $900–$2,500 each |
| Drywall, Level 4 finish | 400–3,000 sf | $2.50–$4.50/sf |
| Drywall, Level 5 skim coat | add to Level 4 | +$1–$2/sf |
Prices cover labor and setting materials for 2026. Paint is quoted separately, and a small repair carries a minimum because setup and cure time are the same whether the patch is two feet or twenty.
Free Estimate
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com with project photos, the city, approximate dimensions, and material selections.
Miami homes and what that means for stucco and drywall finishes
The City of Miami has three distinct building types, and each fails differently. Pre-war frame and masonry houses in the older neighborhoods often have lime-based stucco over wood lath or hollow clay block; patching those with a hard modern cement mix is a mistake, because the patch is stiffer than the wall and cracks the surrounding field. We match the mix to what is there.
Post-1950 CBS houses, which make up most of the city's single-family stock, have cement stucco directly over block. The common problem is spalling where rebar in the tie beam or lintel rusts and pushes the stucco off, usually above windows and at corners. That is a concrete repair first and a stucco repair second, and quoting it as a cosmetic patch is how it comes back in two years.
Condos and high-rises are a drywall business more than a stucco one. Interior walls are usually metal stud and drywall over a concrete shell, and renovations run into association rules on work hours, elevator padding, and dust control. Smooth Level 5 finishes are the norm in Brickell, Edgewater and Downtown units, where wall washers and large windows show every flaw in a Level 4 wall.
Permits in the city limits go through the City of Miami Building Department. Like-for-like stucco patching and interior drywall repair do not need one; changing a window opening does, and the opening is normally part of the window permit. Salt air is a factor east of I-95 and anywhere near Biscayne Bay, so exterior repairs get an acrylic-modified finish and a breathable coating, not an elastomeric that traps moisture against the block.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Send a photo of the crack, spall or wall and we will give you a same-day range.
How we do it in Miami
- Site visit or photo review to sort cosmetic cracking from spalling that needs concrete repair.
- Written scope with the finish level named (sand, smooth, Level 4, Level 5) and square footage behind each line.
- Permit filed with the City of Miami when the scope changes an opening or structure; condo association paperwork handled with you.
- Remove loose or hollow stucco back to sound material; treat exposed rebar; patch concrete before any stucco goes on.
- Scratch and brown coats cured between applications, then the finish coat matched to the adjacent texture.
- Drywall taped, three coats of compound, sanded, then skim-coated for Level 5 where specified.
- Final walk with you in raking light, and a dated workmanship warranty on the finished surfaces.
Related services in Miami
- Painting in Miami
- Stone Veneer in Miami
- Kitchen Renovation in Miami
- Bathroom Renovation in Miami
- Tile Installation in Miami
- Flooring Installation in Miami
- Commercial Renovation in Miami
Nearby service areas
- Stucco & Drywall Finishes in Miami Beach
- Stucco & Drywall Finishes in Coral Gables
- Stucco & Drywall Finishes in Aventura
Planning guides: Stucco Repair Cost per Sq Ft in South Florida · Stucco Crack Repair vs Re-Stucco · Drywall Level 5 Finish Explained
Stucco & Drywall Finishes in Miami — FAQ
Do I need a City of Miami permit to repair stucco? Not for patching or re-coating existing stucco with the same finish. You do need one to alter a window or door opening, and the opening work is folded into the window contractor's permit or ours.
My condo association requires a licensed and insured contractor. Does that apply here? Yes, and we provide the license, insurance certificate and any work-hour agreement the association asks for before the first day on site.
How long does a stucco repair take in Miami's humidity? A patch takes two to four days because each coat needs to cure before the next. Humidity slows the cure slightly; afternoon rain in summer is the bigger issue, so exterior work is scheduled in the morning and covered.
Why does the stucco keep cracking in the same place after it is patched? Usually because the cause was never fixed: rusting rebar, a moving tie beam, or a hairline crack filled with caulk instead of a flexible patch. We open the area and address what is behind the surface.
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.