Why does one South Bay painting estimate cost $12,000 and another cost $25,000?
Short answer
Painting estimates differ mostly because of scope, not paint. Two bids can both say “paint the exterior” while one includes power washing, scraping, sanding, wood and stucco repair, caulking, primer, protection and a written warranty, and the other skips most of it. Compare what each bid includes line by line, not just the total.
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1/5What can we help you paint?
Quality
“We focus on quality and providing our customers with a great experience from beginning to end.”
The uncomfortable truth about painting bids
Painting is mostly labor, and most of that labor is preparation you never see in the finished photos. Two contractors can both write “paint exterior, two colors” on a one-page bid while proposing completely different amounts of work. The lower number is often a smaller scope, not a better deal.
That's why the same medium-sized South Bay home can draw bids anywhere from the low teens to the mid-twenties. The paint itself is a small part of the difference.
Where the money actually goes
- Preparation: washing, scraping, sanding, caulking and priming. This is the biggest driver of how long paint lasts.
- Repairs: rotted fascia, trim and siding, cracked stucco, drywall damage. Paint over damage fails early.
- Protection: masking windows, covering floors and landscaping, sealing off rooms.
- The coating system: product line, primer and the number of coats.
- Access and height: two-story elevations, steep landscaping, scaffolding.
- Supervision, clean-up, insurance and licensing, plus the cost of standing behind a warranty.
Compare scopes, not totals
Put your bids side by side and check each line. An illustrative comparison of what a lower and a higher bid often include:
| Scope item | Typical low bid | Cooley Brothers estimate |
|---|---|---|
| Power washing / cleaning | Often extra or skipped | Included on exteriors |
| Scraping & sanding failing paint | Light or spot only | All loose and glossy areas |
| Rotted wood & stucco repair | Excluded or change-order | Identified and priced up front |
| Caulking & primer on bare/repaired areas | Not specified | Specified in the scope |
| Protection of floors, furniture, landscaping | Basic drop cloths | Covered, masked and sealed off |
| Who's on site | Varies day to day | A crew lead who stays with your job |
| Daily clean-up | End of job | Every day |
| Final walkthrough & touch-ups | Rarely | Always, with you |
| Warranty | Verbal or 1 year | Up to 5 years, in writing |
Questions to ask every painter
- What exactly is included in your preparation?
- What happens if you find rotted wood or cracked stucco mid-job? How is it priced?
- Which paint product and sheen are you pricing, and how many coats?
- How will you protect my floors, furniture, windows and landscaping?
- Who leads the crew, and will the same people be here every day?
- Is clean-up done daily or only at the end?
- Do we do a final walkthrough together? How are touch-ups handled?
- What does the warranty cover, for how long, and is it in writing?
A good painter answers these easily and puts the answers in writing. Here are our answers to the questions homeowners ask us most.
Real South Bay price ranges
Our published ranges: small homes $8,000-$18,000, medium homes $16,000-$28,000, large homes $22,000-$56,000. Bedroom walls run $800-$1,400. See exterior pricing and interior pricing for what moves a project up or down the range.
When Cooley Brothers may not be the right fit
If the only goal is the lowest possible price today and the surfaces are already in great shape, a lighter-prep painter may be fine. We're the right call when you want the job done once, done right, by a crew that cleans up every day and stands behind it in writing.
Frequently asked questions
Why is one painting estimate so much higher than another?
Usually because the scopes are different. The higher bid often includes more preparation (washing, scraping, sanding, caulking, priming), wood and stucco repairs, more protection of your property, and a longer warranty. Ask each painter to list exactly what is included.
How much does it cost to paint a house exterior in the South Bay?
Cooley Brothers Painting's published ranges are $8,000-$18,000 for small homes, $16,000-$28,000 for medium homes and $22,000-$56,000 for large homes. Condition, repairs, height and access, trim detail and the coating system decide where a home lands.
Is the cheapest painting bid ever the right choice?
It can be, if the scope is truly the same and the surfaces are in good shape. If the lowest bid leaves out repairs or prep your home needs, the savings often disappear when the paint fails early and the job has to be redone.
What should a painting estimate include?
A written scope listing surfaces, prep steps, repairs, primer, the paint product and sheen, how your property will be protected, the schedule, clean-up, the final walkthrough and the warranty terms.
What questions should I ask a painter before hiring?
Ask what their prep includes, who will be on site and who leads the crew, how they handle rotted wood or cracked stucco they find mid-job, what product and how many coats they are pricing, how the site is cleaned each day, and what the warranty covers in writing.
Most of a lasting paint job happens before the paint.
When two estimates both say “paint the exterior,” the difference is usually here. Ask every painter what their prep includes.
Why estimates differWalk and written scope
We walk the project with you, measure and photograph it, and put every prep step, repair and product in writing.
Protect the property
Furniture moved and covered, floors and landscaping protected, plastic and tape so dust and overspray stay put.
Clean and power wash
Surfaces are cleaned, and exteriors power washed, so primer and paint actually bond.
Scrape and sand
Loose and failing paint is scraped, and edges and glossy areas are sanded smooth.
Repair wood, stucco, drywall
Rotted wood replaced, cracks and holes patched before any paint goes on.
Caulk and prime
Gaps caulked, and bare or repaired areas primed so the finish coat lasts.
Finish coats, daily clean-up
Applied by an experienced crew lead and team, with the site cleaned up every day.
Walkthrough and warranty
A final walkthrough and touch-ups with you, backed by up to a 5-year written warranty.
Homeowners who compared bids and chose us anyway
“We are very pleased with the work Benjamin and his crew did on painting our home! Everyone was professional and pleasant, and our house looks brand new! They did amazing work!”
“Hired them for painting an accent wall and my girlfriend’s bedroom – they did a great job and looks wonderful – they also finished in a timely manner and communicated well throughout. Will use again!”
“I am so pleased with my newly painted house. Ronald and his team were great . The Prep that they did on my house was just what was needed to get the best result in the end. Thank you for making my house a…”
“Update – crew leader Benjamin did a wonderful job on our bathroom, and we are very happy with our choice to hire Cooley. They are a little slow/clunky on the communication from their office, but Benjamin was…”
“Cooley Brothers painted the exterior of our house a couple of months ago. They also did some needed repairs to the eaves and stucco. They were professional and respectful throughout the whole job – starting…”
“I was looking for a painting contractor for my house exterior. was amaze with the detail on the work quoted and the crew that getting the job done especially the Foreman Daniel Bravo and Carlos. The sanding…”
“I have been very pleased with the ongoing work and attention by David Cooley, Ronald (his crew manager) and staff. They painted the exterior of our home along with varnishing our wooden gate. The work was…”
“Cooley Brothers Painting just finished my house painting project and it went flawless. The crew leader Benjamin Portillo and crew were professional and exceeded my expectations. Great service… from the power…”
Want an estimate you can actually compare?
We itemize the prep, repairs, products and warranty, so you know exactly what you're paying for.