I have read numerous articles about point over stucco. The most that
make sense are that Elastomeric coatings prevent breathing and
moisture penetration, making the vapor barrier on the outside of the
wall, leading to moisture problems inside the walls. Rotting,
I have read elastomeric is the best thing since sliced bread for use
over stucco, it adheres like ino other product, never peels, lasts
more than 10 years (and is even guaranteed.....)
OK, theory set aside, I'm looking for practical experience. In the
California Bay area, we have lots of winter storms that make rain fall
sideways instead of down. Water may seep into the tiniest cracks in
the exterior of buildings, and build-up in the walls, drying slowly
because of the limited airflow inside walls.
Is there any direct experience regarding Elastomeric over Stucco,
condensation or peeling due to moisture, etc, over a 10-20 year
timeframe? I think not, because Elastomeric coverings haven't been
available for a long enough time, but I'd like to hear experience, not
I believe manufacturers will only gaurantee it if it is applied using
two coats. This stuff is expensive, so you'll have to weigh the
I have worked on jobs in Southern California, about 12 years ago,
where we have used hundreds of gallons of this stuff over stucco on
large complexes while I was working for other people, but I have never
gone back too see if the stuff lasted or not. But I can tell you that
it is not like regular paint, more rubbery, and if you plan on
spraying it, it takes a very powerful spray pump.
Our condo was painted three years ago with one coat primer, one coat
Porter semigloss (elastomeric?) paint. 37 y/o building, stucco on
concrete block, Florida, many fine cracks. Contractor used a brushable
caulk. The previous paint job was a disaster - I doubt the building had
been pressure washed beforehand, as mildew showed up underneath the
peeling paint (all over). Previous painter had caulked outside of
screens, rather than take down screens and caulk around window openings.
We had estimates ranging from $27,000 for primer and two coats of
elastomeric paint (first I had ever heard of it) down to $7,000.
My parents home, same kind of surface, had Ben Moore latex semigloss
when it was built 1984. Repainted '93, even though it didn't need it.
To make a long story short, prep has a lot more to do with longevity,
assuming a quality name brand of paint is used. All of the steps, from
pressure washing through priming through painting have timing issues,
along with weather conditions (don't paint in hot sun, too cold, etc.).
Semigloss is almost the universal choice around here to avoid mildew
growth. Latex allows escape of moisture through the paint membrane. We
have had no recurrence of peeling or showing of cracks. Our condo board
was ready to grind out all the fine, hairline cracks and patch with
concrete. The contractor who got our bid cost $7,000, the low bid (and
the winner, hands down, based on "gut feeling"). The amount of paint
that came off the building during pressure washing was amazing - it had
to be two thick coats. Never saw anything like it.
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