Exterior house painting: how often, lead paint rules, best season and cost
For Silicon Valley homes · Updated October 2026 · Sources below
Most homes need exterior paint every 6 to 10 years, and wood siding sooner. If your home was built before 1978, a painter who disturbs more than 20 square feet of exterior paint must have EPA lead-safe certification. Paint in the dry months and compare quotes on prep, paint and coats, not just price.
The short version
- Repaint about every 6-10 years; wood siding every 3-7 years
- Built before 1978? Hire a firm with EPA lead-safe (RRP) certification
- Painting needs no building permit in California
- Jobs of $1,000 or more need a licensed contractor
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What it costs
- Paint a house exterior$1,819 - $4,552 (average $3,177)
- Per square foot$1.50 - $4
Home size, number of stories, siding type, trim detail and how much prep and repair is needed change the price.
Typical ranges from published cost guides - mostly national figures. Bay Area prices usually run higher. Your actual price depends on your home and the job, and a pro gives you the real number. Source: Angi cost guide (national) (2025). Have a quote? Check it with the Quote Explainer
Signs it's time to repaint
- Peeling, flaking or bubbling paint
- Faded, chalky paint that rubs off on your hand
- Bare wood showing on trim, sills or siding
- Cracked caulk around windows and doors
- Hairline cracks in stucco
Before you hire
- Check the year your home was built. Before 1978, ask for the firm's EPA RRP certification before you sign.
- Compare quotes on prep: washing, scraping, wood repair, caulking and priming are most of the job.
- Ask for the paint brand and product line and the number of coats in writing.
- Plan for the dry season - late spring through early fall is the most reliable window in Silicon Valley.
In Silicon Valley
- California contractor law: anyone doing a painting job of $1,000 or more (labor and materials) must hold a contractor's license. Check it on the CSLB website.
- California's building code lists painting and similar finish work as exempt from a building permit, so a repaint alone needs no permit.
Questions homeowners ask
How often should I paint the outside of my house?
Most homes need it every 6 to 10 years, and wood siding every 3 to 7 years. Sun-facing walls wear faster, so you may see peeling there first.
My house was built before 1978. What do I need to know about lead paint?
Under the EPA's Renovation, Repair and Painting rule, anyone paid to disturb paint in a pre-1978 home must have EPA lead-safe firm certification and follow lead-safe work practices. The rule applies when more than 20 square feet of exterior paint is disturbed. Ask for the certification before you sign.
When is the best time of year to paint a house in the Bay Area?
Late spring through early fall, when days are dry and mild. Avoid painting right before rain or on very hot afternoons in direct sun, and follow the temperature limits on the paint label.
Do I need a permit to paint my house?
No. California's building code lists painting as finish work that doesn't need a building permit. If your home is historic or in an HOA, check their rules on colors first.
How much does it cost to paint a house exterior?
Angi's national guide puts most jobs at about $1,819 to $4,552, or about $1.50 to $4 per square foot. Bay Area prices usually run higher, and prep work and repairs change the number a lot.
Do you need a permit?
Usually no permit - this is finish work.
General guidance based on California's building code - your city can have stricter rules, and zoning, historic and HOA rules can apply too. Check with your city's building department before you start.
Check the rule for your cityQuestions to ask the pro
- Which prep steps are included - washing, scraping, wood repair, caulking, priming?
- Which paint and how many coats?
- My home was built before 1978 - does your firm have EPA RRP certification?
- Are trim, doors, gutters and the garage door included?
- What does your warranty cover, and for how long?
Before you sign, check the contractor's license at cslb.ca.gov. How to hire a contractor in California
Need a painter?
Tell us about the job in 2 minutes - free. We send it to one local pro at a time, never a crowd.
Related answers
Sources
- Angi - Cost to paint the exterior of a house
- EPA - Renovation, Repair and Painting Program: Contractors
- CSLB - AB 2622 implementation bulletin ($1,000 minor work limit)
- 2025 California Residential Code R105.2, work exempt from permit (City of Albany excerpt)
General information for Silicon Valley homeowners, not professional advice for your home. Rules and programs change - check the source, and have a licensed pro look at your situation.