Blog › Aug 20, 2026 · 8 min read
Exterior painting in Miami is half coating chemistry and half paperwork. Salt air, algae, and HOA color boards decide the job as much as the sprayer. This guide covers condo / HOA realities, prep that actually lasts, and how to budget before you request a free written estimate from Gold Hands.
Key takeaways
- HOA / condo approval comes first — color charts, COI, work hours
- Wash + prime beat “just spray another coat” in South Florida humidity
- Soft-wash exterior (per story): $299 · driveway wash from $149 (prep, not paint)
- Unit-level scopes (doors, lanai ceilings, railings) are common when towers own the skin
- Large-area painting promo: $0.99/sq ft for 3,000+ sq ft when terms apply — call (786) 788-8714
Condo vs single-family exterior scopes
| Property type | What owners usually paint | Who controls color |
|---|---|---|
| High-rise condo | Entry door, lanai ceiling/walls, railings (if allowed) | Association + architectural review |
| Townhome / villa HOA | Rear patio walls, fences, sometimes full elevation | HOA board + recorded guidelines |
| Single-family (no HOA) | Full elevations, fascias, accents | You — still follow Miami-Dade rules if applicable |
| Coastal exposure | Same + more frequent wash cycles | Same — expect shorter recoat intervals |
What drives exterior painting cost in Miami
- Substrate: chalky stucco, wood fascia, metal railings, and PVC trim each need different primers
- Access: scaffolding / lifts for second stories; condo loading rules for materials
- Prep hours: algae, mildew, and salt film removal — not optional if you want adhesion
- Repairs: hairline stucco cracks, rusted fasteners, failed caulk joints
- Coat count: color changes and deep reds/yellows often need extra film build
Prep menu that pairs with exterior paint
| Prep service | Gold Hands listed rate | Why it matters before paint |
|---|---|---|
| House exterior soft-wash (per story) | $299 | Removes algae without blasting paint off |
| Driveway up to 500 sq ft | $149 | Curb appeal package while scaffolding is up |
| Patio or pool deck wash | $179 | Keeps overspray cleanup honest |
| Full property wash package | $349 | Driveway + patio + walkway |
Painting labor/materials are quoted separately after we see elevations. A soft-wash invoice is not an exterior paint price — it is the foundation that keeps new film from peeling.
HOA / condo checklist (print this)
Recommendations for Miami exteriors
- Get HOA approval before buying 20 gallons of a non-approved color
- Budget wash + repairs as their own lines — not “included somehow”
- On the coast, plan earlier recoat cycles than inland suburbs
- For towers, photograph railing rust and lanai ceiling mildew for the estimate
- Ask about transferable warranties on full exterior packages via our painting page
Related reading
House painters Miami · interior cost per room · pressure washing costs · specials · YouTube.
Frequently Asked Questions
How much does exterior painting cost for a Miami condo or house?
Exteriors are quoted after measuring elevation, substrate (stucco, wood, metal), and prep. Planning ballparks for South Florida single-family work often land in the low-to-mid thousands; premium interior-sized packages on our painting page illustrate $3,500–$5,000 for larger finished scopes. Condo owners usually paint unit features (doors, lanai ceilings, railings) under HOA rules — not the whole tower. Always get a written estimate.
Do Miami HOAs and condos require approval before exterior paint?
Almost always for visible colors and common-element work. Expect architectural review, approved color charts, insurance certificates, and restricted work hours. Painting without approval can force a redo at your expense.
Should I pressure wash before exterior painting?
Yes for chalky, algae-stained, or salt-filmed surfaces. Gold Hands lists house exterior soft-wash at $299 per story and driveway washing from $149 — soft-wash protects paint films better than blasting on high PSI.
What paint fails fastest in Miami salt air?
Cheap builder acrylics without proper primer on chalky stucco, and any coating applied over mildew. Coastal exposures need thorough wash, alkali-resistant primers on masonry, and quality exterior acrylics rated for humid climates.
Can you paint only my condo lanai or entry door?
Often yes — if the association allows unit-owner work on those surfaces. Send photos and the HOA color code; we quote unit-level scopes regularly in Sunny Isles, Aventura, Brickell, and beach towns.
Need this done in Miami?
Gold Hands Miami — insured & bonded, background-checked crews, free upfront quotes. Call (786) 788-8714.
Call (786) 788-8714