Exterior Painting in Puget Sound: Costs, Prep and How to Hire
Painting the exterior of a typical two-story house in the Seattle area costs $8,000 to $18,000, and a large or detailed house $18,000 to $30,000. In this climate the paint itself is rarely what fails; peeling, mildew and rot come from prep that skipped steps and paint applied to wood that was not dry.
What exterior painting costs here
| House | Installed range | Notes |
|---|---|---|
| Single-story, simple siding | $5,000 – $10,000 | Good condition, minor prep |
| Two-story, lap siding | $8,000 – $18,000 | Typical repaint |
| Large or detailed, shingle or Victorian trim | $18,000 – $30,000 | Heavy prep, more colors |
| Trim and doors only | $2,500 – $6,000 | Windows, fascia, doors |
| Carpentry repairs before paint | $500 – $6,000 | Rotted trim, sills, siding boards |
Prep is the job
A good repaint here follows a sequence: wash to remove dirt and mildew, let the wood dry, scrape loose paint, sand edges, replace rotted boards, spot-prime bare wood, caulk joints that should be caulked and leave open the ones that must drain, then two finish coats. Skipping the drying time or priming is the most common reason a paint job peels within a few years.
Products and colors
High-quality acrylic exterior paints perform well on wood, fiber cement and stucco here. Oil-based primers are still used over bare cedar and stained surfaces to block tannins. Satin is typical for siding, semi-gloss for trim and doors. Darker colors fade faster on south and west walls and can heat siding more.
Timing around the weather
Exterior painting season runs roughly from late spring to early fall, when surfaces stay dry for days at a time. Most paints need surface and air temperatures above their minimum, often around 50°F, and no rain for several hours after application. A painter who starts the week after a rainy stretch without checking moisture in the wood is taking a risk with your money.
Older houses and lead paint
Houses built before 1978 probably have lead paint under the newer layers. Under Washington's lead renovation rules, painters who disturb more than small areas of painted surface on those houses must be certified and follow lead-safe practices: containment, no open-flame burning or uncontrolled power sanding, and careful cleanup. This adds cost and is not optional.
Painting permits and approvals
Painting does not need a building permit. Historic districts may review color changes, and HOAs often have color standards.
How to vet a painter
- Confirm L&I registration, bond and insurance.
- On pre-1978 houses, confirm lead-safe certification.
- Ask for the prep sequence in writing, including washing, drying time, priming and carpentry.
- Ask which product line they will use and how many coats.
- Ask how they protect plants, windows and decks.
- Ask for a workmanship warranty and what it covers.
Painting quote red flags
- A price with no description of prep.
- "One coat will cover" on a house that needs two.
- No lead-safe certification on an older house.
- A start date during a wet spell without a plan for moisture.
Exterior painting guides by city
Questions about exterior painting
How often should a house be repainted here?
Every 7 to 12 years for wood siding, 10 to 15 for fiber cement, sooner on south and west walls.
Can a house be painted in the rain?
No, and not shortly after rain either. Painters work around weather windows.
Should I stain or paint cedar siding?
Solid stain shows wood texture and fails by fading; paint gives more color options and fails by peeling if prep is poor. Both work with good prep.
Is pressure washing safe?
At low pressure with the right tip, yes. High pressure drives water into the wood and damages soft cedar.
How long does a repaint take?
One to three weeks depending on size, prep and weather.