Exterior Painting in Atlanta, GA

Most Atlanta homeowners start thinking about exterior painting once something has begun to go wrong: paint lifting off the trim, a powdery film on the siding, or bare wood showing near the bottom of the walls. Those symptoms are useful. They show where the old coating failed and why, and that tells us what the new one needs in order to last.

Here we explain how we read failing paint, how the coating system is chosen, why caulk type deserves its own decision, and how repairs and access fit into the order of work.

Peeling and chalking mean different things

Peeling is a loss of adhesion. It often traces back to moisture getting behind the paint through open joints, a leaking gutter or bare end grain, or to paint applied over a dirty or glossy surface. Fixing it means scraping back to edges that are firmly attached, sanding those edges smooth and finding the water source if there is one.

Chalking is the paint itself breaking down in sunlight, leaving a powdery residue you can wipe off with a finger. It shows up most on sunny walls and is no reason to strip the house, but the chalk has to be washed away, and heavily chalked surfaces may need a primer that binds the remaining residue before the topcoat.

Old coatings and what goes on top of them

Compatibility is checked before products are picked. Acrylic paint over old oil-based layers needs a bonding primer or it may let go. Fresh acrylic over a sound, clean acrylic surface usually needs only spot priming of bare and repaired areas. Masonry, stucco and previously stained wood each have their own suitable primers and finishes.

Houses built before 1978 may have lead in the older paint layers, and scraping or sanding them creates dust that has to be contained. Testing a few spots before preparation begins shows whether that work has to follow the EPA’s lead-safe practices.

Picking the coating system and sheen

A coating system means every layer together: the cleaner, any primer, and the number and type of finish coats. Many repaints use two coats of a 100 percent acrylic exterior topcoat over spot-primed areas, though the right combination depends on the substrate and how much bare surface is exposed after scraping.

Sheen is chosen at the same time. Lower sheens on siding forgive surface flaws, and higher sheens on trim and doors shed dirt and stand up to cleaning. Confirm the coating system, sheen and repair scope before materials are delivered, so the products on site match what you approved.

Caulk choices next to mildew and rusty metal

Caulk type is worth deciding on purpose. Joints between trim and siding move with temperature, so the sealant needs to stay flexible and accept paint. Low-grade caulk tends to shrink and crack, reopening the very gaps it was meant to close.

Mildew and metal affect that choice. Mildew on old caulk and on the siding beside it is treated with a mildewcide wash and rinsed before any new sealant goes in. Where caulk meets metal flashing or a rusted railing base, the metal is cleaned and primed first so the bead bonds to a sound surface.

Repairs and access before the first coat

Wood repair is scheduled before priming: rotted sills, fascia sections and trim pieces are replaced or consolidated, and new wood is primed on every face it can reach. Access planning runs alongside, because the ladders, planks or lift chosen for a wall determine how the repairs and the painting there are carried out.

Areas that are hard to reach safely, such as a high gable or a wall above a lower roof, get a final check before the equipment comes down, since a missed spot up there is the hardest to fix later. The last walk-around also looks at the most weather-exposed sides for any surface that needs another coat.

Permits in Atlanta

Atlanta lies in Fulton and DeKalb counties. Should a porch repair turn into new framing, or outdoor wiring need to move, ask the City of Atlanta Department of City Planning, Office of Buildings whether that work calls for a permit. Planning other work on the house? Our Atlanta remodeling services page outlines what else we handle.

Common questions about exterior painting in Atlanta

Why is the paint on my siding coming off as powder?

That powder is chalk, which forms as paint breaks down under sunlight over the years. It is normal for aging exterior paint, especially on sunny walls. Before repainting, the chalk is washed off until a hand wipe comes away nearly clean, and heavily chalked areas may get a primer that binds what remains so the new paint adheres properly.

Do all the old layers have to be stripped before repainting?

Usually not. Paint that is still well adhered can stay; it is cleaned, dulled if glossy and painted over. Loose, peeling and blistered paint is scraped back to sound edges, which are then sanded smooth. Full stripping is generally reserved for surfaces where the old coating has failed almost everywhere or where built-up layers keep cracking.

How many coats of paint does a house exterior need?

Many repaints use spot primer on bare or repaired areas followed by two finish coats, which gives a more even color and a thicker protective film than a single coat. A large color change, a very dark color or surfaces with lots of bare wood may need more. The estimate should state the number of coats for each surface.

Show us where the paint is failing

If paint is peeling, chalking or lifting off your trim, call 404-409-4448 and tell us where. After a visit to read those failures in person, we can write an estimate for your Atlanta home that shows the preparation, products and exclusions.