Paint flaking off foundation

I am painting my single story house in Southern California. It is a slab and foundation construction.
The walls are stucco and are painted white. The concrete foundation, which extends about 8" above ground, was also painted white with latex paint.
The paint on the foundation keeps flaking off in some areas. There is no visible moisture on the concrete where the paint is spalling. There is no visible efflorescence.
I suspect this problem is cause by some kind of moisture interaction between the paint and the foundation concrete.
I have to scrape and repaint the foundation every few years.
Can I use a special paint or coating on the foundation that will prevent the paint from flaking off?
--
Walter
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Walter R. wrote:

We have concrete block/stucco. When the bld. was painted, the contractor "excavated" about 6" down with pressure washer and painted that far down. Concrete on the ground will always have moisture. With a continuous coating going below grade, the edge that peels is below grade - that was in 2001, and so far, so good. Fill in the soil when paint is dry. Acryllic primer and paint, brushable caulk on hairline cracks. Previous paint job was a disaster, with no apparent prep or washing done - blistered, peeled, mildew under peeling paint. A huge amount of paint was blasted off during the latest paint prep, but had a great contractor.
You might want to just pressure wash the lower portion and leave it unpainted. Lot of trouble, IMO.
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wrote:

Masonary Sealer (Drylok)???
Oren "My doctor says I have a malformed public-duty gland and a natural deficiency in moral fiber, and that I am therefore excused from saving Universes."
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