We all know houses need regular maintenance, but it can be hard to pull the trigger on expensive upkeep unless there’s a compelling reason. Take house painting, for example. Until the paint is peeling off, it can be easy to justify spending that money on other things (summer vacation, anyone?).

When to Repaint

     Houses typically need repainting every 5–10 years, depending on the building materials and how exposed they are to the weather. South-facing wood siding in direct sun will need attention more often than north-facing stucco tucked in a shady grove.

     The ideal time to repaint is right before the paint starts showing tiny, cracked squares—called "checking." Once the paint starts checking, or worse, peeling, the prep work (and therefore the cost) to repaint your house increases significantly. So don't wait for the obvious warning signs; catching it early saves money.

A Special Warning for Older Homes

     If your house was built before 1978—when lead paint was still legal—it's critical to keep a solid, unbroken coat of paint over the entire exterior. Should you ever need to power wash, sand, scrape, or wire-brush lead-based paint, the dust and chips are considered hazardous waste and must be handled accordingly. That means collecting all the dust, chips, and even power-wash runoff, then having a hazmat team package and transport it to an approved disposal site. Just add another zero to the end of the paint bid—it can be that expensive.

Timing the Job

     The best time to have your house painted is when there's no rain in the forecast, which makes summer ideal. Since you are not the only one who knows this, be sure to call with plenty of advance notice to schedule the job. Beyond appearances, a fresh coat of paint protects your home from sun, wind, and water damage.

Hiring the Right Contractor

     You're welcome to paint your own house. But if you want to hire someone for work valued at more than $600, you need a licensed contractor—it's the only way your homeowner's insurance will cover any accidents. If you hire an unlicensed painter and he falls from second-story scaffolding and breaks his arm, his leg, or his neck, you’ll be personally liable for the damages.

     Sadly, this is not the only thing that can go wrong, which is why it is so important to choose a reputable painting company. Call friends, neighbors, and business associates—and your REALTOR—to get referrals. Just because a painting contractor is licensed does not mean they do a good job or offer a reasonable price. This is a small town: you can find out who’s good and who isn’t.

     Once you have a few names, verify that each contractor is licensed and carries up-to-date liability and workers' comp insurance. With a contractor's license number, you can check the California State License Board website for their license status, classification, and insurer.

What Affects Cost

     The cost and timeline for painting your house depend on its size, condition, the intricacy of the job, and the quality of paint you choose. I always recommend getting the very best quality paint available. Labor is the biggest cost, and quality paint will allow you to go longer between paint jobs.

     A solid bid should include pressure washing, scraping all loose paint, spot-priming bare wood, premium exterior caulk, and two finish coats (or one heavy coat if the manufacturer specifies it). It should also cover painting the siding, trim, fascia, eaves, garage door, and exterior doors, plus cleanup and a workmanship warranty. For most homes, a small crew of painters can complete this work in just a few days.

The Bottom Line

     While painting your house may not be the most exciting way to spend money, it is a worthy investment, one that protects your home's value and keeps small problems from becoming expensive ones.

     If you have questions about property management or real estate, please contact me at [email protected] or call (707) 462-4000. If you have an idea for a future column, share it with me and if I use it, I’ll send you a $25 gift certificate to Schat’s Bakery.

     Dick Selzer is a real estate broker who has been in the business for more than 50 years. The opinions expressed here are his and do not necessarily represent his affiliated organizations.