I'm not familiar with what "EFIS" is? The homes here are a three coat
stucco. (I call them as looking like a Taco Bell)
There was a company here that was hawking some type of "ceramic"
coating. Had all the typical "but wait, there's more!" sale pitches.
OK, I'll give you that mold "could" grow naturally here, but it would take
an extreme circumstance.
Our unit isn't in the line of fire, but many of them are on the right side
of a fairway, which means bad golfers smack them regularly. I counted two
dozen punch marks on the side of one unit. The red clay tile roofs are beat
up too. We would have preferred a unit on the fairway, but in the end, I
refuse to wear a hard hat to relax on the patio.
When our Florida condo was painted in 2001, it had been in awful shape -
doubt it was even cleaned prior to last paint job, as it peeled badly
and had mildew under the paint. Hubby and I got bids, interviewed
contractors. First bid was $27K for prep, two coats "elastomeric
paint". We had some real deadbeats in the condo, so $27K would not go.
Two story, eight units, four wings, concrete block/stucco.
The contractor who did the work pressure washed, cleaned with bleach and
rinse, patched many fine cracks with brushable caulk, primer one coat of
semigloss. He did mainly commercial work, no nonsense, and I knew about
30 seconds after we met that I wanted him to do the work. He rec. two
coats of paint, we went with one. Acryllic semi. $7K. There is yet to
be any peeling or cracking showing. I have an allergy to low bidders,
but we could not have done better. Took one week for pressure wash and
prep, one week for painting. The crew didn't speak English, but the
boss did :o) They did a ton of masking, cleaned up everything. During
pressure washing, we devised a system to catch all the paint debris,
which was a god-awful mess but it worked.
The type of paint you use depends on where you live. People here in NC
use latex, a special blend for stucco. My friend in New Mexico uses
stuff that is more like stain, his doesn't peel it just chalks. There
is one guy here in town that didn't repair the stucco when some big
chunks got damaged during hurricane Hugo. He liked the look of the
exposed brick work. The brick always looks wet so I think there is
some kind of sealer on it. Anyway I would check with people like
Benjamin Moore going directly to the company for advice on paint
selection, prep and application. As far as bids goes it looks like
someone just arbitrarily pulled some numbers out of a hat, one charges
$1K per unit and the other 2K plus 10K more. Did anyone give a serious
evaluation of the maintenance that was required? Painters arent the
best people to ask about stucco unless you live where they do a lot of
it. Ask someone who does stucco work. You may want to consider getting
separate contractors for repair and paint. This is not advice just
some thoughts to consider.
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