Weston's buildings are young next to most of South Florida, and remarkably consistent: two-story block homes with tile roofs, lakes behind them, and an association that cares what the outside looks like. That consistency shapes how stucco work gets done in the city. If you own a house, read residential stucco in Weston. Builders, plaza managers and association boards should read commercial stucco in Weston. This page explains the walls themselves. Our other services in town are on the Weston page.
A city built mostly in one era
Most of Weston's homes went up from the late 1980s through the 2000s inside planned communities, with the east side of the city older than the rest. That gives the city a narrow range of wall types compared with the older cities on the coast.
Concrete block with cement stucco. The ground floor of nearly every house, and most of the second floors, is CBS: hollow block, a poured tie beam, and hard-coat cement stucco bonded to the block. Clubhouses, guardhouses and the low-rise plazas along the main roads are built the same way.
Frame sections over lath. Some two-story models use framing for parts of the upper floor, for bump-outs or for decorative gables, with metal lath and a weather barrier under the stucco. The line where block meets frame is a known crack location.
Foam trim. Window surrounds, bands and keystones on many houses and commercial fronts are foam shapes with an acrylic finish. They dent, they open at the joints, and they are repaired with foam and acrylic, not cement. The EIFS and high-build stucco page covers that material.
Older buildings of the kind found in coastal cities, such as frame houses with lime plaster or masonry from before the war, are almost absent here.
Weston textures, and what a change involves
Thinking about a new look for your house? Start with what is on it now. Light knockdown and sand float cover most Weston houses, with skip trowel on some Mediterranean-style models. Those textures were chosen partly because they hide minor waves in the wall, and they blend well on a repair.
| Texture | Typical Weston use | What changing it involves |
|---|---|---|
| Light knockdown | Body of many 1990s and 2000s homes | Skim over it to go smooth |
| Sand float | Houses, clubhouses, plazas | Easiest to repair invisibly |
| Skip trowel | Mediterranean-style fronts and entries | Matched by hand, moderate difficulty |
| Smooth | Renovated fronts, newer commercial | Needs a straight base coat |
| Foam trim with acrylic finish | Window surrounds, bands, keystones | Repaired as foam, not cement |
Owners updating a house often ask for a smooth finish on the street side. In Weston the association has a say in that, so a texture change starts with a sample and an approval request. How smooth is built is on smooth stucco finish.
Want a sample panel to show your association? Call (561) 556-7509 and we'll set one up on your wall.
The arch question
Builders here put arched tops on the front windows and entries across many models. When those openings get flat-top impact windows, the curve has to be filled, a header set where needed, and the new stucco blended into the wall. That changes the opening, so it needs a permit, and the community's architectural committee usually reviews it. It is one of the most common stucco scopes in the city. The method is on squaring off arched openings.
Inland weather, lakes and age
Weston sits well inland, at the edge of the Everglades, so salt air is not the main enemy it is on the coast. Other things are.
Thirty-odd years of movement. Many houses are now at the age when the first real cracks show: at window corners, along the tie beam, and at the line between block and frame. Most are cosmetic. All of them let water in if left open.
Lake-side walls. The rear of a lakefront house stays damp longer, mildews faster, and often takes sprinkler water against the base. Cracks on that side deserve faster attention than the same crack on the street side.
Sprinklers and grade. Irrigation that hits the wall every morning keeps the bottom of the stucco wet. Where soil or mulch has built up over the weep screed (the metal strip at the base that lets water out), water behind the stucco has no way out.
High-wind code. Broward County is in the High-Velocity Hurricane Zone, so openings, lath and accessories on the outside of the house follow the stricter rules even though Weston is inland.
Seeing cracks on the lake side of your house? Send a few photos through our project form and we'll let you know how soon they need attention.
Permits and who reviews the work
Wondering whether you need a permit? The City of Weston issues building permits here. Like-for-like patching and refinishing generally do not need one. Re-stucco over new lath, stucco on an addition and any change to an opening do, and J. Perry & Sons pulls those permits itself and follows every city and county requirement. Separately, most addresses in Weston sit under a homeowners or master association with its own exterior rules, and color or texture changes go through that review.
We do not do engineering. We build to the engineer's drawings and bring in a licensed engineer when the work needs one.
Prices we publish
Two main numbers: stucco repair with the texture matched typically starts around $13–$21 per sq ft, and re-stucco of a wall around $14–$23 per sq ft. Spalling (concrete popping off over rusted steel), chipped to the steel and rebuilt, is its own line, starting around $22–$34 per sq ft. Everything else on a house, including arches, columns and smooth conversions, is priced per job after a site visit. A full re-coat of a single-story house typically starts around $25,000–$40,000. Commercial scopes are priced from drawings. Every number is confirmed after we see the project.
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.
Workmanship warranty on every job; materials carry the manufacturer's warranty. Terms are in your written contract.
Choose the page that fits
Homeowners: residential stucco in Weston covers repairs, arches, columns, smooth fronts, association approval and staying home during the work. Plazas, clubhouses and builders: commercial stucco in Weston covers bids from drawings, COIs, phasing and closeout. A single crack on any building is handled under stucco repair.
Nearby: stucco in Davie · stucco in Pembroke Pines · stucco in Plantation
ZIP codes we serve in Weston
33326, 33327, 33331, 33332.
Prefer to send photos or plans? Send us your project
Questions about stucco in Weston
Why is my Weston house cracking along the second floor? Often it is the line where the block wall meets the tie beam or a framed section. Different materials move differently with heat and moisture. Most of those cracks are cosmetic, but they should be cut out and sealed before rain gets behind them.
What are the per-square-foot numbers for Weston stucco? Repair with a matched texture typically starts around $13–$21 per sq ft, spalling around $22–$34 per sq ft, and re-stucco of a wall around $14–$23 per sq ft. Other work is priced per job after a site visit, or from drawings on commercial buildings. Final pricing is confirmed after we review your project.
Are the window surrounds on my house stucco? On many Weston homes they are foam shapes with an acrylic finish. A dent that shows white or yellow foam confirms it. They are repaired with foam and acrylic, not cement.
Does the City of Weston need to approve stucco work? Only when the work needs a permit, such as new lath, an addition or an opening change. We pull it. Your association's exterior review is a separate step for color and texture.
Does salt air matter in Weston? Much less than on the coast. Moisture from lakes, sprinklers and summer rain matters more, and so does the age of the stucco.
Free estimate — call (561) 556-7509 or send us your project. Licensed Florida general contractor CGC1540699. Serving Broward, Palm Beach and Miami-Dade counties.