New impact windows are on order, and the installer just told you the arched tops will not fit. Or the HOA sent a letter about the cracks under the front windows. Or the house simply looks its age. Those are the three stucco repair conversations we have most with Weston owners, and the approach behind all of them is on our residential stucco page. For background on Weston walls and textures, see stucco in Weston. Plazas, clubhouses and builders should use commercial stucco in Weston. Everything else we do for Weston homes is on the Weston page.
Squaring the arches
Arched tops on the front windows, and sometimes on the entry and the garage side, are standard on many Weston models. Flat-top impact windows cost less and arrive faster than custom arched units, so most owners square the openings when they replace the windows.
Here is how the work goes on your house:
- We measure each opening and look at the existing header (the beam over the opening) before the windows are ordered, so the new size works for both trades.
- The permit goes in. Changing an opening is permitted work, and it is often coordinated with the window permit.
- After the old window comes out, we fill the arch with block or framing tied into the wall, and set a header where the opening needs one.
- Lath (metal mesh that holds the stucco) goes over any transition between block and frame. Then come the scratch, brown and finish coats, with cure time between them.
- We match the texture to the wall around it, so the front looks like it was built that way.
Doing several openings in one visit shares the scaffold and the setup, so it costs less per opening than spreading them out. This work is priced per job after a site visit, and the details are on squaring off arched openings.
Already have a window order in? Call (561) 556-7509 before the install date so we can measure the openings with your installer.
Stucco repair for cracks and soft spots on a Weston house
Noticing cracks you didn't see a few years ago? Houses here are now old enough for the first round of stucco problems. On a typical two-story home, they show up in predictable places:
- At the corners of windows and doors, running at an angle from the frame
- Along the line where the first-floor block meets the tie beam or a framed upper section
- At the base of the wall behind the shrubs, where sprinklers hit every morning
- On the lake side, which stays damp and grows mildew faster than the street side
We tap each wall to find hollow areas that do not show yet, cut out what has failed, and rebuild it. Repair with the texture matched typically starts around $13–$21 per sq ft. Spalling, chipped back to rusted steel and rebuilt, typically starts around $22–$34 per sq ft. The method is on stucco repair. When one side of the house is mostly cracks, re-stucco of that wall, starting around $14–$23 per sq ft, gives you an even result for less than a long list of patches. All of these are confirmed after we see 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 at the entry
Front entry and porch columns on Weston homes take water at the base and hits from carts, bikes and cars. We look for cracks at the bottom, loose corners and rust stains. A rust stain usually means steel is close to the surface and swelling. We open the column, handle the problem underneath, and rebuild the shape to match its pair. Priced per job after a site visit; see stucco column repair.
A smooth finish on the front
Many owners keep the knockdown on the sides and rear and put a smooth finish on the street side, often at the same time as new windows and a new paint color. Smooth needs a straight base, so we float the wall true before the finish coat and plan where smooth stops and knockdown begins, usually at an outside corner. Priced per job after a site visit.
If the whole house is due, a full re-coat lets you change the texture everywhere at once. On a single-story house, that typically starts around $25,000–$40,000, confirmed after we see the project.
Weighing a smooth front against a full re-coat? Send photos of the house through our project form and we'll price both for you.
Your HOA and the City of Weston
Association approval. Your HOA will likely want to approve any change to texture, color or window shape before work starts. We put a sample on the wall, photograph it, and write a short description of the work for your application. A like-for-like repair usually needs no approval, but it is worth a quick check with your manager.
Permit. The City of Weston issues the permit. J. Perry & Sons pulls all permits itself and follows every city and county requirement. Squared openings, new lath and additions need one. Simple repairs on the same footprint generally do not.
Engineering. We do not do engineering. We build to the engineer's drawings and bring in a licensed engineer when the work needs one. On some opening changes the header has to be designed, and we arrange that.
Living at home while we work
- Work moves around the house one or two sides at a time, and your front door stays usable.
- Squaring the arches happens right after the window installer, so the opening is closed in quickly.
- Expect noise on the days we chip and cut, and quiet days while the coats cure.
- Move cars and patio furniture away from the side we are on. We cover windows, plants, pavers and the pool area.
- We need a hose bib and an outdoor outlet.
- Painting waits until the cement stucco has cured.
Workmanship warranty on every job; materials carry the manufacturer's warranty. Terms are in your written contract.
Neighbors and related pages
Homeowners nearby: residential stucco in Davie · residential stucco in Pembroke Pines · residential stucco in Plantation. Back to stucco in Weston for wall types and textures, or to commercial stucco in Weston for plazas and clubhouses.
ZIP codes we serve in Weston
33326, 33327, 33331, 33332.
Prefer to send photos or plans? Send us your project
Weston homeowner FAQ
Can you square my arched windows before or after the new windows go in? After the old windows come out and before the new ones are set. We measure ahead of the order and work right behind the installer, so your openings are not left open for long.
What does stucco repair on a Weston house run? Repair with the texture matched typically starts around $13–$21 per sq ft, spalling repair around $22–$34 per sq ft, and re-stucco of a wall around $14–$23 per sq ft. A full re-coat of a single-story house starts around $25,000–$40,000, and arches, columns and smooth fronts are priced per job after a site visit. Final pricing is confirmed after we review your project.
Will my HOA approve a smooth front? Many do, but it is their decision. We give you a sample on the wall and a written description to submit, and we start once you have their approval.
Who pulls the permit for squared openings? We do, with the City of Weston. It is often coordinated with the window permit so the inspections line up.
Can we stay in the house and keep the pool open? Yes. We cover the pool area on the days we work that side and tell you ahead of time which days those are.
Free estimate — call (561) 556-7509 or send us your project. Licensed Florida general contractor CGC1540699. Serving Broward, Palm Beach and Miami-Dade counties.