Residential painting is the homeowner side of our painting trade: exterior house painting on CBS and stucco homes, interior painting room by room, and sprayed cabinet finishes. J. Perry & Sons is a licensed Florida general contractor (CGC1540699), and the house painters on your job are our own crew, not a day-labor list. If you are searching for house painters near me in Broward, Palm Beach or Miami-Dade, this page lays out what we do on a house, in what order, with which paint, and what it costs. Owners of buildings and associations should read commercial painting instead, and the painting hub explains sheens, primers and paint systems in full.
Residential painting cost for South Florida homes
| Home project | What is included | Range |
|---|---|---|
| One bedroom, walls, ceiling, trim and door | Patch, caulk, cut-in, two coats | $925–$1,500 |
| Whole interior painting, walls, ceilings, trim | Two coats, priced on floor area | $4–$6 per sq ft of floor |
| Exterior house painting, one-story CBS, about 1,800 sq ft | Wash, crack repair, prime, two coats | $7,750–$11,000 |
| Exterior house painting, larger or two-story | Plus fascia, soffits, shutters, doors | $12,000–$21,000 |
| Interior doors | Sprayed or brushed semi-gloss | $90–$140 per side |
| Garage door or front door on an exterior job | Bonding primer and enamel | $525–$800 each |
| Stucco cracks beyond hairlines | Opened, filled, primed | $8–$14 per linear foot |
| Premium paint line | Upgrade over our standard line | Add $0.50–$1 per sq ft |
Cabinet painting is priced per kitchen after a site visit, because door count, door style and the condition of the existing finish drive the number.
Free estimate: call (561) 556-7509 or email jperrysonsgc@gmail.com. One photo of each side of the house, or of each room, gets a same-day range.
Exterior house painting, step by step
This is how every exterior house painting job runs, whether it is a 1,500 sq ft ranch in Pompano or a two-story in Parkland.
- Pressure clean. Mildewcide solution applied at low pressure from the bottom up, left to dwell, rinsed from the top down. Eaves, soffits, gutters and the driveway apron get washed too. The house dries 24–48 hours.
- Repair cracks. Hairline cracks get a brush-grade elastomeric patch. Wider cracks are opened with a grinder, filled with a stucco patch and floated to match the texture. Hollow-sounding stucco is marked and cut out.
- Renew caulk. Cracked caulk at windows, doors, hose bibs, light fixtures and the fascia line is cut out and replaced with a paintable exterior sealant.
- Prime bare and patched stucco. Every patch and bare spot gets Loxon masonry primer so the alkaline patch does not flash through the finish. A chalky wall gets a masonry conditioner over the whole surface.
- Two finish coats on the body. Sprayed and back-rolled. The roller pushes paint into the stucco texture so there are no pinholes for rain.
- Trim, doors and fascia. Fascia and soffits, window trim and bands, shutters, front and garage doors are done after the body, brushed and rolled in semi-gloss or gloss. Soft fascia boards are replaced before paint, not painted over.
- Walkthrough in daylight. We walk every side with you, touch up, pull masking, and leave labeled paint for future touch-ups.
More detail on house sizes and wall area is on our exterior house painting page.
Interior painting: patch, caulk, cut-in, two coats
- Protect. Furniture moves to the room's center under plastic. Floors get drop cloths taped at the base; outlet and switch plates come off.
- Patch. Nail pops reset and spackled, dents and dings filled, cracks taped. Patches are sanded flush and spot-primed so they do not show as dull spots in the finish.
- Caulk. Gaps where baseboard and casing meet the wall get a paintable caulk. This is the step that makes trim look sharp.
- Cut-in. Ceiling lines, corners and trim edges are brushed by hand. No tape lines on the ceiling.
- Two coats. Ceilings in flat, walls rolled in matte or eggshell, then trim and doors in semi-gloss. Bathrooms and laundry rooms get a mildew-resistant finish.
For room-by-room pricing and sheen choices, see interior painting. Popcorn ceilings are a drywall job first; see popcorn ceiling removal.
Cabinets: degrease, sand, bonding primer, spray
Painted cabinets only last when the prep is done right, because kitchen cabinets carry years of cooking grease that no paint will stick to.
- Remove and label. Doors and drawer fronts come off, are numbered, and go to our spray setup. Hinges and pulls are bagged by location.
- Degrease. Every surface is cleaned with a degreaser and rinsed.
- Scuff sand. The old finish is sanded to dull it so the primer can grip.
- Bonding primer. A bonding primer goes on doors, frames and boxes. Oak and other open-grain woods get grain filling first if you want a smooth look.
- Spray finish. Two coats of a cabinet-grade enamel sprayed on doors and drawer fronts, boxes sprayed or finished in place with the kitchen masked off.
- Reinstall. Doors rehung and adjusted after the finish cures.
Full process and timing are on cabinet painting.
Which paint line for your house
We quote our standard line and show you the upgrade so you can choose.
- Standard: Sherwin-Williams SuperPaint on exteriors and a quality interior acrylic inside. Right for most homes on a normal repaint cycle.
- Upgrade: Sherwin-Williams Duration or Emerald Exterior, Benjamin Moore Aura. Better color retention on south and west walls, better hide on color changes, better for dark colors.
- Interior wear: Benjamin Moore Regal Select or Sherwin-Williams Emerald Interior in kitchens, kids' rooms and hallways where walls get washed.
The upgrade adds $0.50–$1 per square foot. If your house is near the water or your colors are dark, it is the line we recommend.
HOA color approval for your house
Most South Florida communities require architectural approval before exterior house painting, even for the same color. Plan two to four weeks ahead. We put together the color schedule for body, trim, accents, front door, garage door and railings, with manufacturer, product and color codes, and supply product data sheets. If the committee wants a sample, we paint one on the wall where they ask. You submit as the owner, or we prepare the package and submit it with you. We do not start until the approval letter is in hand. Guide: HOA exterior paint approval.
Painting itself does not need a building permit. Fascia replacement and larger stucco work can, and when they do we pull the permit and call the inspections.
How long it takes
- Exterior, single-story home: about seven to ten working days including drying time after the wash.
- Exterior, two-story home: about two to three weeks, depending on fascia, soffits and scaffolding at tall walls.
- Full interior of an occupied home: one to two weeks, moving room by room.
- Kitchen cabinets: about one week from removal to reinstall.
June through October, afternoon storms can add days, because we never coat damp stucco.
Living at home while we paint
Exterior work barely touches the inside of the house. Windows are masked one side at a time, so you lose some light for a day or two per side. Move cars off the driveway on wash day, turn sprinklers off for 48 hours, and keep pets in while we spray.
Inside, we finish one room before opening the next, so bedrooms are usually back in use the same evening. Low-odor, low-VOC paint is our standard in occupied homes. If someone in the house is sensitive to odor, tell us and we will schedule those rooms for days you can open windows.
Before you hire house painters: what to check
Five things separate a repaint that lasts from one that peels in two summers. Ask every contractor about each one.
- Is the wash in the price, with a mildewcide? A rinse with plain water leaves live mildew under the new paint, and it comes back through as black spots on the north side within a season.
- How are cracks handled, and at what price per foot? "Minor caulking included" is not a crack repair plan. Wider cracks need to be opened, filled and primed, and the estimate should say so.
- Which primer goes on patches and chalky walls? If the answer is "the paint is self-priming," the patches will flash through as dull spots.
- Which paint line, sheen and number of coats, by surface? Two coats on the body, written down, with the product name.
- Who is on the ladder? Our house painters are our own crew, with a supervisor on site and a licensed general contractor behind the contract.
The estimate we send answers all five in writing, with square footage by side or by room, so you can compare it line for line.
Colors that hold up in Florida sun
Deep blues, reds and charcoal grays fade fastest on south and west walls and run hotter to the touch. Lighter body colors with a deeper trim or front door age better and keep the house cooler. Check a painted sample on the wall at noon and again at 5 PM before deciding, because a chip under kitchen lights looks nothing like the same color on stucco in full sun.
Residential painting by city
Painting in Boca Raton · Painting in Parkland · Painting in Weston · Painting in Wellington · Painting in Palm Beach Gardens · Painting in Delray Beach · Painting in Jupiter · Painting in Coral Gables
Guides: exterior house painting process · how often to repaint a house in South Florida · interior painting cost
Painting for your home, or for a building?
Back to the main painting page for primers, sheens, elastomeric and products. Apartment buildings, offices and community-wide repaints are covered on commercial painting. Workmanship warranty on every job; materials carry the manufacturer's warranty. Terms are in your written contract.
Residential painting FAQ
How much does exterior house painting cost in South Florida? A one-story CBS home of about 1,800 sq ft runs $7,750–$11,000 with washing, crack repair, primer and two coats. Larger and two-story homes run $12,000–$21,000. Cracks beyond hairlines are $8–$14 per linear foot.
Do you prime the whole house or just the patches? Patches and bare stucco always get masonry primer. If the old paint is chalky, the whole wall gets a masonry conditioner. Sound, clean paint in a similar color goes straight to two finish coats.
Do I need HOA approval to repaint my house the same color? In most communities, yes. We prepare the color schedule and product data, paint a sample if asked, and wait for the approval letter before starting.
Can we stay home while you paint inside? Yes. We work room by room with low-odor paint and return most rooms to use the same day.
What should I send to get a firm price on my house? A photo of each side of the house or each room, the home's square footage, and your HOA's color palette if you have one. Email jperrysonsgc@gmail.com or call (561) 556-7509; after a walkthrough, the written estimate usually follows in 24–48 hours.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Licensed Florida general contractor CGC1540699. Serving Broward, Palm Beach and Miami-Dade counties.