Stucco painting in Queens is a house job rather than a building job, and a house has more than one surface on it. Stucco, brick veneer, trim and usually a garage, spread over four elevations that get very different amounts of sun.
On a city building the exposed face is the street face and everything on it is the same material. A Queens house is a different object. It stands on its own lot, it carries stucco alongside brick veneer and wood trim, and all four of its elevations take weather rather than one.
As a stucco painting contractor in Queens we survey by elevation and by material rather than quoting a house as one surface. The south and west walls of a Queens house reach the end of a coating well before the north one does, and the trim reaches it before any of the masonry. Painting all of it every time the worst wall looks tired is the most common way homeowners here spend more than they need to.
Four things that are true of a house and not of a building.
A typical Queens house carries stucco, brick veneer, wood trim and a garage door, sometimes a porch as well. Those are four coating decisions, not one, and they do not all want the same product.
Wood moves, holds water at the joints and takes more direct weather than a wall face. On a Queens house the trim will need recoating roughly twice for every time the stucco does.
All four elevations of a detached Queens house are exposed, unequally. Sun degrades a coating faster than rain does, so one side of the house is visibly older than the opposite side well before either needs work.
Over twenty years in a Queens house the number that matters is how many repaints you paid for, not what one of them cost. Grouping the work by what is actually due changes that number more than the paint specification does.
Each of the four sides separately, and each surface on it separately. A Queens house usually produces a list rather than a number, and that list is where the savings are.
Trim on all four sides and stucco on the two sunny ones is a common answer. It looks like a smaller job than painting the house and it is, which is why nobody offers it unless they surveyed properly first.
You leave with a date for each surface rather than one date for the property. That is what stops a Queens homeowner repainting a north elevation that had years left in it.
It is the default and it is rarely the right answer. A quote for a house is easy to write and easy to compare, which is why most contractors give you one. What it hides is that a third of what you are paying for did not need doing this year. Ask for the survey by elevation instead. If the north wall has five years left in it, that shows up on a list and it does not show up in a single price. Over the time you own a Queens house that difference is measured in whole repaint cycles rather than in percentages.
Detached and semi-detached houses fill the borough, so the same uneven wear turns up from Ozone Park and Woodhaven through Maspeth and Middle Village out to Bayside and Whitestone.
See stucco contractor Queens for our other stucco work in the borough, or stucco painting NYC for how a coating is specified.
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It depends on the surface rather than on the house. Masonry holds a coating considerably longer than wood trim does, and a sun-facing wall gives up before a shaded one. That is why we give a date per surface rather than one date for the property.
Usually not, and assuming they do is what makes a Queens repaint expensive. All four elevations of a detached house are exposed but not equally, so the south and west walls reach the end of a coating years before the north one. Grouping by what is due saves a full cycle.
They can be coated on the same visit but they should not be treated as the same job. Masonry wants a breathable coating and wood wants a different formulation and a different preparation. On a Queens house they are two specifications that happen to arrive on the same truck.
Sun rather than rain. Ultraviolet exposure breaks a coating down faster than water does, so the south and west elevations of a Queens house lose color and film integrity while the north side still looks acceptable. It is uneven by design of the site, not by defect of the paint.
Less than most quotes suggest, if the survey was done properly. A price for the whole house includes elevations that may not need doing. A price built from a survey by wall and by material is usually smaller in any given year, though it requires somebody to have looked at all four sides first.
