The cost to paint a building is usually $3,000-$25,000 for a small-to-mid-size exterior project, with larger or difficult buildings costing $50,000 or more. Price depends mainly on paintable surface area, building height, surface condition, coating type, and local labor rates; interior painting is priced separately.
| Item | Low | Average | High | Notes |
|---|---|---|---|---|
| Exterior painting | $1-$2 per sq ft | $2-$4 per sq ft | $4-$7 per sq ft | Paintable wall area, not floor area |
| Small building exterior | $3,000 | $8,000 | $18,000 | About 2,000-5,000 sq ft of wall surface |
| Mid-size building exterior | $10,000 | $25,000 | $50,000 | About 5,000-15,000 sq ft of wall surface |
| Interior painting | $1.50 per sq ft | $3 per sq ft | $6 per sq ft | Floor area; excludes major repairs |
| Surface preparation | $0.25 per sq ft | $0.75 per sq ft | $2 or more per sq ft | Scraping, patching, or specialized cleaning |
What a typical building paint quote includes
For an exterior repaint, contractors commonly charge $1-$4 per square foot of paintable wall surface for standard preparation and two finish coats. A straightforward, one- or two-story building with sound siding usually falls near the middle of the range. Brick, stucco, metal panels, extensive repairs, and elevated access can push the rate higher.
Building floor area and paintable area are not interchangeable. A 5,000-square-foot single-story building may have fewer exterior wall square feet than a two-story building with the same floor area. A contractor should state which measurement the estimate uses and list included elevations, trim, doors, and other surfaces.
For a typical 5,000-square-foot wall-surface repaint, a reasonable planning budget is about $10,000-$20,000. That assumes standard exterior paint, moderate preparation, normal access, and average U.S. labor rates. Small jobs may have minimum charges, while high-rise or large industrial work requires a separate scope and access plan.
Assumptions: standard coating, sound surfaces, two finish coats, ordinary access, and no major code or structural repairs.
How paint, labor, access, and prep shape the quote
Labor is often the largest expense, especially when crews must scrape, repair, mask, and reach upper floors. Materials vary with coating grade and surface porosity. Equipment, disposal, and site protection add charges that may not appear in a simple per-square-foot rate.
| Quote component | Typical range | What changes the charge | How it may be billed |
|---|---|---|---|
| Paint and primer | $0.20-$0.80 per wall sq ft | Coat count, quality, color change, porous surfaces | Per gallon or surface area |
| Labor | $35-$85 per worker-hour | Region, height, detail work, crew experience | Hourly or included in project bid |
| Preparation and repairs | $0.25-$2 per wall sq ft | Peeling paint, cracks, mildew, damaged siding | Per area or repair task |
| Lifts and scaffolding | $500-$3,000 per project | Building height, rental period, ground conditions | Rental or equipment line item |
| Pressure washing and cleanup | $0.10-$0.50 per wall sq ft | Soil, grease, access, water containment | Per area or lump sum |
| Permits and site protection | $100-$1,500 | Local rules, sidewalk closure, occupied site | Permit fee plus contractor time |
Labor estimates may use a blended project rate rather than a separate hourly charge. For budgeting, can approximate labor: 120 worker-hours at $50-$75 per hour equals $6,000-$9,000 before materials, equipment, and overhead.
Ask whether the bid includes washing, scraping, primer, two finish coats, lift rental, masking, and cleanup. A low quote that excludes necessary preparation can become more expensive through change orders or early paint failure.
Wall area, height, and paint type drive the final price
Paintable square footage is the strongest pricing variable. A basic estimate starts with wall length multiplied by height, then subtracts large openings and adds trim or separate structures. Complex facades, many windows, balconies, and decorative details take longer than uninterrupted walls, even when the measured area is similar.
Height changes both labor productivity and equipment needs. A one-story building with walls under 12 feet may be accessible from ladders or small lifts. At 20-30 feet, lift rental and slower movement between work areas can add roughly 10%-25%. Buildings above 40 feet may require scaffolding, swing stages, specialized insurance, and additional safety planning, increasing the quote by 25%-60% or more.
Surface and coating also matter. Sound vinyl or fiber-cement siding generally needs less repair than weathered wood. Masonry may absorb more primer and coating; elastomeric systems for stucco or concrete can cost $2.50-$6 per wall square foot installed. Specialty anti-corrosion coatings on metal may run $3-$8 per square foot, depending on cleaning and coating specifications.
Preparation thresholds are useful when comparing bids. If more than 10%-15% of the surface has peeling paint, contractors may price extensive scraping or spot priming separately. Cracks wider than about 1/8 inch, soft wood, rust, or active leaks require repairs beyond ordinary painting. Lead-safe procedures may apply to pre-1978 buildings with lead-based paint and add labor and containment costs.
Confirm the measured wall area, building height, surface repair allowance, and specified coating before comparing per-square-foot prices. Otherwise, two estimates may describe different amounts of work.
Where scope control can lower a building repaint bill
Limiting the work to surfaces that need repainting can reduce cost without compromising the coating system. A building with sound paint on protected elevations may need only exposed or weathered sides painted, if color match and warranty terms permit. Ask for separate prices by elevation rather than accepting one all-or-nothing total.
Choose a standard, durable coating appropriate to the substrate instead of specifying a premium product without a performance reason. A major color change, especially from dark to light or light to dark, can require extra coats. Keeping a similar color can lower material use and labor when coverage remains adequate.
Complete minor repairs, landscaping clearance, and access coordination before the crew arrives, but leave hazardous paint removal and surface treatment to qualified professionals. Clear vehicles, outdoor furniture, and stored items from work zones. For occupied properties, coordinate access and operating hours early to prevent idle crew time.
Compare at least three written estimates with matching scope, coat count, preparation, product, warranty, and equipment. A bid that is 20%-30% below comparable quotes may omit repairs, lift rental, or primer. Scheduling during a contractor’s less-busy period can help, but weather-sensitive exterior work still needs suitable temperatures and dry surfaces.
The most reliable savings usually come from accurate scope, adequate prep, and avoiding unneeded coating upgrades. Cutting preparation to hit a low budget can shorten the repaint cycle and raise long-term costs.
How long crews take and what labor rates mean
A small, accessible building may take a three-person crew two to four working days after setup and preparation. A 10,000-square-foot wall-surface project can take roughly one to three weeks, depending on repairs, number of coats, weather, and daily access. High or occupied buildings often take longer because work areas must be isolated and equipment moved.
Painting production varies widely. A crew may finish 300-600 square feet per worker per day on open, prepared walls, but detailed trim, scraping, and lift work can reduce output. Rain, high humidity, and temperatures outside the paint manufacturer’s specified range can delay application and drying.
Labor rates commonly range from $35-$85 per worker-hour, with higher rates in major metropolitan areas or for industrial coatings and elevated access. Some contractors price by surface area and do not disclose hours. In either format, the estimate should clarify crew size, working days, work hours, and responsibility for protecting tenants, equipment, and landscaping.
Time estimates are most useful when tied to the prep level and access method. A two-day promise may not include repairs, while a longer schedule may reflect staged work rather than excessive labor.
Regional painting rates from coastal cities to rural markets
Labor and operating costs vary by location. Compared with a broad national baseline, large coastal metros such as New York, Boston, San Francisco, and Los Angeles may run about 15%-35% higher. Smaller Midwestern or Southern markets often fall 5%-20% below that baseline, although local contractor availability and building conditions can reverse the difference.
Urban projects may have higher charges for parking, permits, sidewalk protection, equipment delivery, and restricted work hours. Rural locations can have lower labor rates but higher travel or mobilization charges, particularly when contractors must transport lifts or serve a distant site. Regional weather also affects scheduling: cold winters may shorten exterior painting windows, while hot, humid conditions can limit application times.
Use regional adjustments as a budgeting guide, not a substitute for local quotes. For example, a $20,000 baseline estimate could become $23,000-$27,000 in a high-cost metro or $16,000-$19,000 in a lower-cost market, before unusual access or repair needs.
Three building repaint estimates with different scopes
These examples show how surface area, access, and coating needs affect a total. They are illustrative U.S. estimates, not fixed national prices, and exclude structural repairs unless noted.
| Building and scope | Area and rate | Labor and access | Estimated total |
|---|---|---|---|
| Single-story retail exterior, sound metal panels | 3,000 wall sq ft at $2-$3 | 3 workers, 3-4 days; minor washing | $6,000-$9,000 |
| Two-story office, moderate peeling and trim | 8,000 wall sq ft at $2.50-$4 | 4 workers, 7-10 days; lift and spot repairs | $20,000-$32,000 |
| Three-story apartment exterior, masonry | 15,000 wall sq ft at $3.50-$6 | 5 workers, 2-3 weeks; scaffolding and masonry coating | $52,500-$90,000 |
In the office example, the lower end assumes moderate repairs and standard commercial paint; the higher end allows more trim work, longer lift rental, and additional patching. An occupied apartment project may also need phased access, tenant notices, and added protection, which can place the estimate above the table range.
Compare the cost per paintable square foot only after confirming that each quote includes the same surfaces and access equipment. A larger total can still represent better value if it includes substantial repair or a longer-lasting coating.
Extra charges for repairs, removal, and difficult access
Contractors may charge separately for scraping, caulking, rotten-wood replacement, rust treatment, or damaged stucco repair. Small patch jobs may cost $150-$600 each, while substantial siding or masonry repair can add thousands. Ask the estimator to distinguish routine preparation from repairs that require owner approval.
Removing old coating can add $1-$4 per square foot or more when containment, specialized disposal, or lead-safe work is necessary. Pressure washing is often a separate line item, particularly when runoff must be contained. Lift delivery, overnight rental, parking, or street closure fees can add $500-$3,000 depending on project duration and site rules.
Some contractors apply a minimum charge of $500-$2,000 for small buildings, isolated repairs, or mobilization. Rush work, weekend hours, and restricted overnight schedules can add 10%-30% to labor. Written estimates should identify exclusions, change-order rates, and whether taxes, permit fees, and disposal charges are included.
Resolve visible damage and access restrictions before signing so the bid reflects the likely full job. A documented allowance for uncertain repairs is more useful than an artificially low base price followed by open-ended extras.
Interior versus exterior building painting prices
Interior painting is commonly estimated by floor area, with typical prices of $1.50-$6 per square foot for walls and ceilings, depending on ceiling height, room layout, surface condition, and finish. That measure is not directly comparable with exterior pricing per square foot of wall. Offices with open layouts may cost less per floor square foot than spaces with many rooms, doors, and trim details.
Occupied interiors can require furniture moving, floor protection, dust control, and work outside business hours. These requirements may add 10%-25% compared with vacant, unrestricted spaces. High ceilings over 12 feet, exposed mechanical systems, and specialty finishes can push prices above the ordinary range.
For a 5,000-square-foot office floor, a basic interior repaint might total $7,500-$20,000, assuming standard walls and ceilings, limited repairs, and ordinary access. Detailed trim, extensive color changes, or repainting doors and frames can raise the budget. Request separate line items for walls, ceilings, trim, and repairs to make alternatives easier to compare.
Keep interior and exterior measurements separate in budgets and contractor bids. Their unit prices describe different surfaces, preparation needs, and work conditions.