Managing a building with cracked walls, spalling at the openings or a re-stucco on the horizon? J. Perry & Sons is a licensed general contractor doing commercial stucco in Broward, Palm Beach and Miami-Dade for general contractors, property managers, condo and HOA boards and building owners. This page is the commercial side of our stucco work. If you own a single-family home, the residential stucco page is the better fit. We price commercial scopes from the drawings or a walk of the building, in writing, as unit prices you can compare line by line.
Commercial stucco pricing: unit-priced from the drawings
| Scope | How it is priced | Range |
|---|---|---|
| Failed areas cut out, rebuilt and texture matched | per sq ft of patch | $13–$21 |
| Spalling repair: chip to steel, treat rebar, rebuild | per sq ft | $22–$34 |
| Re-stucco of an elevation, scratch, brown and finish | per sq ft of wall | $14–$23 |
| Smooth skim over existing texture | per sq ft | $7–$10 |
| Reseal of joints at windows, doors and penetrations | per lin ft | $9–$18 |
| Full building re-stucco, multi-story, access included | per sq ft of wall | $15–$24 |
| New construction, three coats on block | per sq ft of wall | $7–$10 |
| New construction, three coats over lath (frame) | per sq ft of wall | $9–$13 |
| Column repair, wrap or rebuild with shoring | per column | $1,250–$8,500 |
| EIFS conversion to hard-coat stucco | per sq ft of wall | $16–$24 |
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.
Repair-type ranges assume lift or scaffold access is priced separately on multi-story elevations; the full-building rate includes access. Engineering on a load-bearing column rebuild is extra. Send the elevations and we price each wall type as its own line.
What we do for commercial owners and builders
Full buildings. Complete re-stucco or recoating of retail plazas, offices, medical buildings, mid-rise condos and warehouses. We cut out failed areas, correct the lath and weep screed (the metal strip at the base that lets water drain out), and rebuild the elevation in coats. The method is on the full-building stucco page.
Columns. Entry columns, storefront piers, porte-cochere supports and parking-structure columns that crack, spall or stain. Rebuilding them to a uniform finish is a separate trade skill, covered at commercial stucco column repair.
New construction. Lath, scratch, brown and finish coats on ground-up and addition work, scheduled behind the framer and the window installer. See new construction stucco.
Materials. Most commercial elevations in this market are cement stucco on block or lath. A smaller share is EIFS (a foam-and-synthetic-coat system) or a high-build coating, and those are repaired and detailed differently, so EIFS repair is scoped as its own line. Read the EIFS and high-build stucco page before assuming one system can be patched with the other.
Have elevations or just an address? send them through our project form and we'll turn around a free unit-priced bid within 48 hours.
How we work with GCs and property managers
What do you need from a stucco sub besides a number? Here's how we run the paperwork and the jobsite.
- Bids from drawings in 48 hours. We take off each elevation by wall type, count control joints, corners, soffits and returns, and price each line so alternates and added scope are priced at the same rates.
- COI naming the owner. Certificates with additional insured endorsements for the owner, the property manager and the GC go out with the crew roster before mobilization.
- Phased and night work. On occupied buildings we work elevation by elevation, stage materials away from entrances and tenant parking, and schedule noisy mixing and cutting outside business hours when the lease requires it.
- Permits pulled by us. Where the scope needs a permit, we pull it under our license and schedule the building department inspections into the work.
- Closeout documents. Material data sheets, inspection sign-offs, a punch list closed with the superintendent or manager, and the workmanship warranty paperwork.
- Repairs are tied to the cause. A report separates cosmetic cracking from failed flashing, open joints and rusted steel, so the board or owner approves a repair that will hold.
Workmanship warranty on every job; materials carry the manufacturer's warranty. Terms are in your written contract.
Need a stucco sub who can work around your tenants? Call (561) 556-7509 and we'll walk the building and lay out a phasing plan with you.
How a commercial stucco job runs
- Walk and drawings. We review architectural elevations, wall sections and the stucco details, then walk the building to sound the walls with a hammer and photograph every elevation.
- Bid by unit. Patch area, wall area, linear feet of joints and number of columns each get a line, with access and protection shown separately.
- Submittals. Product data for the cement, lath, bead and finish are sent for approval before anything is ordered.
- Mobilize and protect. Windows, storefront, landscape and vehicles are covered; scaffold or lift is set to the elevation sequence.
- Build the coats. Scratch, brown and finish in order, with the cure time between coats that South Florida humidity requires. We don't stack coats to hit a date.
- Inspect. Lath and bead inspections happen before the scratch coat covers them, not after.
- Punch and close out. Texture and color are checked against the approved mockup under daylight, then we hand over the documents.
Commercial stucco in South Florida: what the building and the weather do
Block and frame. Older plazas and warehouses are concrete block with stucco applied to the block. Newer mixed-use and some multifamily buildings are wood or metal frame with lath and a weather barrier. The two fail differently, so the repair plan starts by identifying which one you own.
Salt air and rust. Near the coast, lintel steel, lath and corner bead corrode faster. Rust-jacking, where swelling rust pushes the stucco off, shows up at openings first. We specify galvanized or PVC accessories on coastal buildings.
Wind-driven rain and HVHZ. Miami-Dade and Broward are in the High-Velocity Hurricane Zone, so product approvals, fastening and sealant details get checked against the drawings, not against habit.
Associations and approvals. An exterior texture or color change usually goes through the board and sometimes a building committee. We provide a finish sample and a color or texture mockup so the vote is on something real. When engineering is needed we follow this rule: we do not do engineering; we build to the engineer's drawings and coordinate a licensed engineer when the work needs one.
Paint. A cement stucco elevation cures before it is primed. Painting is scheduled behind the stucco and priced on the painting page.
Does your board need a sample before it can vote? Call (561) 556-7509 and we'll set up a finish mockup on site.
What a commercial stucco bid includes
- Each elevation priced by wall type, with square footage, lath type and finish named
- Patch area and linear feet of cracks and joints, counted separately
- Control joints, weep screed, casing bead and corner bead by type and material
- Columns, soffits, fascia and returns as individual lines
- Scaffold, lift or swing stage, and who supplies it
- Texture and color sample, and the approval step
- Cure and paint sequence, with the coordinating trade named
- Permit line and inspection schedule
- Alternates for EIFS conversion or a smooth finish, priced separately
Commercial stucco by city
Commercial stucco pages for the cities we cover most: Boca Raton · Fort Lauderdale · West Palm Beach · Palm Beach Gardens · Miami · Weston · Hollywood · Pompano Beach
Related: the stucco overview for materials and finishes, and the residential stucco page if the property is a single-family home. Our stucco repair guide explains the patch range.
Inspection points on a commercial stucco wall
On a commercial building the inspector, the architect and often a building envelope consultant all walk the wall. We plan for those checks instead of reacting to them:
- Lath inspection. Before the scratch coat, metal lath, fastener spacing and lap lengths are checked against the drawings and the code. We hold the wall open until it passes.
- Accessories. Casing bead at every opening, weep screed at the base and above each floor line, and control joints laid out to the panel sizes on the elevations. Expansion joints go wherever the structure changes.
- Coat schedule. Scratch coat, a cure period, brown coat floated true, a second cure, then finish. Cure times are written into the schedule so the GC can sequence other trades around them.
- Mockup panel. For synthetic or EIFS finishes from Sto, Parex or Dryvit, we build a sample panel for the owner and architect to approve color and texture.
- Final walk. We punch out cracks, lap lines and damage from other trades before the scaffold comes down.
Each step is documented with photos, which helps at closeout and on any later warranty question.
Prefer to send photos or plans? Send us your project
Commercial stucco FAQ
Do you bid commercial stucco from drawings? Yes. Send the architectural elevations and wall sections, or the building address for a walk. We return a unit-priced written bid within 48 hours, and addenda or added walls are priced at the same unit rates.
Can you work in an occupied building? Yes. We phase by elevation, keep entrances and ADA paths clear, protect storefront and vehicles, and move loud work outside tenant hours when the lease or the manager asks for it.
Who pulls the permit and handles inspections? We do, under our Florida general contractor license, whenever the scope needs one. Inspection points such as lath and accessories are built into the schedule so nothing is covered before it is approved.
Can you match the existing texture and color on a large building? We build a sample board on site, you or the board approves it, and we float the finish coat in full lengths of wall so there are no stop-and-start lines. A repaired area still shows until the elevation is painted.
How do I get an exact price? Send the drawings or the building address through our project form, or call (561) 556-7509. Once we confirm scope, access and schedule, the written bid follows in 48 hours.
Free estimate — call (561) 556-7509 or send us your project. Licensed Florida general contractor CGC1540699. Serving Broward, Palm Beach and Miami-Dade counties.