What Should You Charge for Exterior House Painting?

Pricing exterior painting looks simple from the outside: square footage times a rate. In Edmonton, that shortcut often fails. Prep work swings widely with our freeze-thaw cycles. Heights, access, siding type, and paint choice change labour time. And clients compare quotes in a tight market where the lowest number can cost them more later. This guide explains how a professional should build prices that hold up on site, keep crews profitable, and win trust with homeowners across Edmonton and surrounding neighbourhoods.

The Edmonton effect: climate, substrates, and why prep rules the job

Exterior painting in Edmonton is a different sport than in milder cities. The temperature swings and long winters break coatings faster and open up hairline cracking on trim and fascia. Vinyl and aluminum chalk faster. Old cedar needs stain or oil primer that blocks tannins. Masonry needs breathable coatings. Each surface demands a different approach, and those steps drive time more than any other factor.

Old paint on south and west elevations tends to show the worst UV damage. On two-storey homes in Windermere or Terwillegar, that often means more scraping and spot-priming up high, plus safe ladder moves or a small lift. Bungalows in Capilano or Pleasantview often look “easier,” but low-eave soffits can add crouch work, which slows production. The takeaway: predict production rates by elevation and surface condition, not house size alone.

The baseline formula that actually works

A sound estimate breaks down into four buckets: labour, materials, equipment and access, and overhead with profit. Building from the ground up is more accurate than plugging in a generic price per square foot.

• Labour: hours by task. Prep, masking, caulking, priming, application, detail work, cleanup, and returns.
• Materials: primer, topcoats, caulking, fillers, sandpaper, tape, plastic, sundries.
• Equipment and access: ladders, pump sprayer or airless, extension poles, scaffold or lift, fuel, delivery.
• Overhead and profit: insurance, WCB, vehicle, shop costs, admin, contingency, and healthy margin.

For exterior painting services in Edmonton, professional labour burdens often land between $55 and $80 per production hour once WCB, insurance, payroll costs, and travel are included. Strong crews that hit consistent production rates earn that rate back. If the rate feels high, check the hours, not the hourly figure.

Common price ranges by home type in Edmonton

These are working ranges based on recent jobs in Edmonton and St. Albert with professional-level prep and high-quality coatings:

• Small bungalow (900 to 1,200 sq ft of floor area) with simple lap siding and trim: $3,000 to $5,500.
• Mid-size two-storey (1,500 to 2,000 sq ft) with mixed siding and moderate trim detail: $5,500 to $9,000.
• Large two-storey or split-level (2,200 to 3,000 sq ft) with more gables, fascia work, and accents: $8,500 to $14,000.
• Stucco repaint on a mid-size home with minor hairline repairs: $5,000 to $9,500.
• Full substrate rehab (peeling wood, major scraping, oil-priming, multiple repairs) can add 30% to 60% above the base.

These numbers assume standard access, two coats, and normal colour changes. Deep colour changes, specialty coatings (elastomeric on stucco, DTM on metal), and lift rentals push the range higher.

How to measure the job without undercutting yourself

Measure paintable surfaces, not floor area. On lap siding, measure wall width and height per elevation, then subtract major windows and doors if the home has large glass sections. On stucco, use total wall area and skip subtracting windows unless the home is heavy on glazing, as masking offsets the time savings.

Trim is where many estimates leak. Fascia and soffit lengths matter, but count brackets, rafter tails, corbels, and decorative returns. Columns and porch ceilings deserve their own line. Measure railings by linear foot and set a realistic hourly rate, because railings are slow. Doors and garage doors should be itemized by unit, with adjustments for material and pre-finish condition.

Production rates that match real Edmonton conditions

A few grounded benchmarks help build realistic hours. Adjust up for rough substrates, down for new or smooth surfaces.

• Scraping and spot-sanding failing paint on wood: 100 to 150 sq ft per hour.
• Spot-priming bare wood with stain-blocking primer: 150 to 250 sq ft per hour.
• Caulking gaps and trim seams: 40 to 80 linear feet per hour, depending on access and joint depth.
• Spraying and back-rolling lap siding, two coats: 250 to 400 sq ft per hour per painter with a helper.
• Brushing and rolling trim: 40 to 80 linear feet per hour when detailing profiles and returns.
• Stucco repaint, two coats with airless and back-roll: 150 to 250 sq ft per hour per painter, depending on profile depth.
• Railing systems: 8 to 15 linear feet per hour per painter due to spindles and angles.

These rates already include setup and normal ladder moves. If a lift is needed, add time for placement and safety checks.

Material choices that change price and performance

Coatings are not interchangeable, especially outdoors here. Cheaper paints chalk quickly and struggle with UV and freeze-thaw. For siding and trim, expect material costs between $250 and $500 per 1,000 sq ft of painted area when using reputable lines. High-build primers and stain blockers add cost but save callbacks.

Vinyl-safe colours prevent warping. Dark new colours over vinyl can cause heat distortion. If a homeowner in Summerside wants a dramatic dark change on vinyl, spec a vinyl-safe palette and document it on the quote. On stucco, breathable acrylic or elastomeric paints handle hairline cracking better than standard exterior latex. On exposed fascia, a quality urethane-modified acrylic resists peeling more than budget paint.

Caulking matters as much as paint. A flexible, paintable elastomeric caulking at joints and penetrations slows water intrusion. Low-grade caulking dries out fast in our winters and opens up again by spring, which leads to peeling.

Height, access, and the cost of working safely

Two-storey homes with steep gables in Glenora or Magrath Heights usually require roof tie-offs or outriggers to hit peaks. That adds equipment time and sometimes lift rental. A day rate for a 40- to 50-foot lift in Edmonton often ranges from $350 to $550 plus delivery. If a lift is needed for only one elevation, group work to maximize its use and keep the rental to a one-day charge.

Tight lot lines and delicate landscaping slow production. Protecting stone beds, stamped concrete, and cedar decks with plastic and boards takes time. Note tree interference in mature neighbourhoods like Strathearn or Highlands. Pruning coordination with the homeowner can speed up the job and reduce cleanup.

Colour changes and their multiplier effect

Light over dark usually takes two coats with a quality line. Dark over light can take three for depth and uniformity. Reds, yellows, and certain deep blues have lower hide; they often need an extra coat or a grey-tinted primer first. If the home is moving from beige stucco to charcoal, plan for primer and two finish coats on all elevations with strong sun exposure. Document coat counts on the quote. If a client DIY-primes before a pro arrives, test it for compatibility; re-priming may be needed, and that affects price.

How to build a quote that wins without underpricing

Homeowners in Edmonton look for clarity and trust more than the rock-bottom number. Set the quote up so they can see value.

• State the surfaces and components included, by elevation if helpful.
• List prep steps: wash, scrape, sand, caulk, mask, prime where needed.
• Name the paint line and finish. Include sheen, colour change notes, and any vinyl-safe restriction.
• Specify application methods: spray and back-roll for stucco or lap siding; brush and roll for trim and doors.
• State coat counts and any allowances for carpentry repair.
• Outline warranty terms in plain language: number of years, what is covered, what is excluded, and what voids it.

Transparent quotes win better clients and fewer disputes. This approach also separates professional exterior painting services in Edmonton from handyman bids that skip surface preparation or use bargain paints.

Sample pricing walk-through: two-storey in Terwillegar

A 1,800 sq ft two-storey with vinyl siding, wood trim and fascia, and one double garage door. Moderate fading, minor caulking gaps, no major peeling. Colour change: lighter neutral to a fresh light grey on siding; white trim stays white.

• Prep: soft wash, light sanding on trim, re-caulk joints and penetrations, spot-prime bare wood. Estimated 24 labour hours.
• Siding: spray and back-roll two coats, approximately 2,000 sq ft of paintable area. Estimated 12 to 16 labour hours with a painter and helper.
• Trim and fascia: brush and roll, roughly 350 linear feet. Estimated 14 to 18 labour hours.
• Garage door and entry door: mask, sand scuffs, apply door-rated enamel. Estimated 4 to 6 labour hours.
• Materials: two pails of topcoat for siding, one pail for trim, quart of enamel for doors, primers, caulking, tape, plastic, sundries.

Total labour: 54 to 64 hours. At $65 per production hour burdened, labour lands at $3,510 to $4,160. Materials $500 to $750. Equipment and access $150 to $300. Overhead and profit allocation 20% to 30% of subtotal. Final range: roughly $5,200 to $6,700. If the homeowner adds the rear deck railing, add $400 to $700 depending on condition.

Where quotes go wrong and how to avoid rework

The two most common errors are underestimating prep and ignoring weather delays. Edmonton’s spring can be wet and windy. Add float days in the schedule and communicate that to clients. If rain hits fresh paint, plan for touch-ups. Second, always probe peeling areas on fascia with a 5-in-1. Soft wood needs consolidation or replacement, not just more paint. Include a carpentry allowance or a per-linear-foot rate for wood replacement.

Masking windows and hardscapes is another missed line. On stucco with black-trimmed windows in Chappelle, overspray is a big risk. Budget enough time for plastic and tape on every window, light, outlet, and meter. It is slower than brushing, but the finish looks uniform and the cleanup is cleaner.

Warranty structure that protects both sides

A clear, limited warranty helps homeowners choose and helps contractors stop endless touch-up calls. On repaints over sound coatings with premium paint, a three- to five-year workmanship warranty fits Edmonton’s climate. Exclude new movement cracks, wood rot, and damage from ice dams or sprinkler systems. Clarify that colour fade is normal over time, and that dark colours on sun-facing vinyl are restricted to vinyl-safe tones. State that pressure washing or abrasive cleaning can void the warranty if it damages the coating.

Pricing signals that build trust

Small details on a quote communicate professionalism. State that samples or drawdowns are included on request so clients can judge colour in local light. Offer to meet HOA requirements where needed in neighbourhoods such as Summerside or Lake Summerside. Mention that environmental conditions guide daily start times; on hot July days, crews start early to avoid painting sun-baked walls, which helps adhesion. That tells clients the job will not be rushed at the expense of quality.

Seasonality and timing in Edmonton

Exterior work runs mainly May through October. The shoulder months test drying times. Many manufacturers specify application above 10°C with falling temperatures allowed if the coating has early block resistance. North elevations in late September may need a later start to allow dew to burn off. Quotes should explain that schedule windows are weather-dependent. Offering a spring booking with a small discount can fill calendars and gives homeowners a defined start.

Insurance, WCB, and why homeowners care

Homeowners in Edmonton ask for proof of WCB and liability coverage because they know ladder work carries risk. Include copies with your quote or state coverage clearly. It removes a barrier and separates professional exterior painting services in Edmonton from informal operators. The cost is baked into overhead; it also defends the business against a single accident wiping out a season’s profit.

How to handle add-ons and scope creep without friction

Set a simple change-order process. If the client adds the fence or decides to change door colour after a sample is approved, use a one-page add-on form that lists Find more info the task, price, and any added days. Keep it friendly and matter-of-fact. Most scope issues become problems only when they are not documented.

What homeowners are actually buying

A paint job should protect and refresh. In Edmonton, protection matters as much as colour. Proper prep, the right primers and caulks, and a premium topcoat push repaints further out, often seven to ten years on protected elevations and five to seven on sun-facing sides. That is why the cheapest bid tends to cost more after year three. A clean, even finish that seals out water and stands up through winter is the real value.

Local cues that indicate a serious pro

Homeowners in Glenora, Westmount, or Rutherford often pick up on the same signals during quotes:

• Moisture meter or at least a probe check on suspect trim before pricing repairs.
• Written surface prep steps, not vague promises.
• Specific paint lines named, with data sheets available on request.
• A schedule that respects weather rather than pushing for speed.
• Site protection plan: coverings for decks, shrubs, stone, and fixtures.

These habits show experience and justify a fair price.

How Depend Exteriors builds fair, durable quotes

Depend Exteriors approaches exterior painting with a repair-first mindset that suits our climate. Estimators walk every elevation, test failing spots, and measure actual paintable areas. They explain where primer will be used, which caulking will go where, and why certain colours are restricted on vinyl. They spec reputable paint lines and match the coating to the substrate: breathable systems on stucco, vinyl-safe palettes on siding, and enamel on high-touch doors and railings.

Pricing is transparent. Homeowners receive a scope that lists surfaces, prep, application method, coats, and warranty coverage. Change requests are simple and documented. Crews protect landscaping and hardscapes and keep a tidy site. Work is scheduled around weather for proper curing. This method keeps finishes looking sharp longer and reduces callbacks.

For homeowners comparing exterior painting services in Edmonton, that clarity makes the decision easier. It shows value beyond the number.

Ready to price your exterior? Start with a short site visit

A quick, no-pressure visit answers the big questions fast: what the home needs, how much prep it will take, whether a lift is required, and which products make sense for the surfaces and colours. Depend Exteriors serves Edmonton, St. Albert, Sherwood Park, and nearby communities. Homeowners get a clear written quote, a defined schedule window, and coating options that balance longevity and budget.

Call Depend Exteriors to schedule a site assessment, or request a quote online. A 20-minute walk-around usually gives enough data to produce an accurate, durable price that respects the home, the climate, and the calendar.