Exterior Painting: Services Included, Process, and Cost Factors
If you manage a commercial property in Edmonton, you already feel the pressure of our freeze-thaw cycles, chinooks, prairie winds, and that relentless UV fade we get on south and west elevations. Paint is not cosmetic first. It’s a building envelope control layer you can see. A smart exterior repaint cuts future repair costs, stabilizes surfaces, and keeps your site rentable and on-brand. This guide explains what’s included in exterior painting for commercial buildings, how the process should flow, and what drives cost in Edmonton. You’ll see what matters, what to skip, and how to pick a crew that will still be answering the phone in five winters.
Depend Exteriors serves property managers, business owners, and facility teams across Edmonton, St. Albert, Sherwood Park, Beaumont, Fort Saskatchewan, and Spruce Grove. We handle commercial exterior painting for offices, retail strips, warehouses, multifamily, and institutional buildings. The details below reflect the way our crews work on real sites in our climate.
What “Exterior Painting” Usually Covers on Commercial Buildings
Scope changes by building type, substrate, access conditions, and your goals. In Edmonton, most commercial exterior painting includes walls and trims, but it often goes further once we look closely. Expect a complete scope to include washing, repairs, priming, coatings, and finishing details, plus site protection and safety. Material choices change by surface: acrylic elastomerics for stucco; DTM (direct-to-metal) industrial enamels for steel; urethane-modified alkyds or acrylics for wood; siloxane sealers or acrylic systems for masonry.
A thorough scope should define each surface by square footage, specify the coating system for that surface, and outline prep standards. It should also note access equipment, containment for lead or silica if applicable, and protection plans for adjacent properties, landscaping, and public areas.
Surfaces We Commonly Paint in Edmonton
Commercial properties here often combine several materials. A strip mall might have EIFS or stucco field walls, metal parapet caps, aluminum window frames, and pressure-treated wood bollards. A warehouse might have tilt-up concrete, exposed steel lintels, and hollow metal doors. Each one needs a different approach.
Stucco and EIFS need crack repairs and flexible coatings. Brick needs repointing and breathable products, not film-heavy paints. Cement board handles conventional acrylics well when properly caulked. Exposed steel needs rust treatment and DTM systems with the right profile. Fiber-cement trims need careful caulk work at joints and fasteners. These differences matter more here because our temperature swings are hard on rigid coatings.
What High-Quality Prep Looks Like
Prep decides how long the job lasts. On commercial exterior painting in Edmonton, this is where we spend most of the labor.
Washing breaks the bond between dust, oils, and the surface. We typically combine low-pressure rinses with surfactants and mildewcide where needed. For soot or petroleum staining near loading zones, we use degreasers safe for adjacent plantings and drains. We don’t chase high PSI that forces water behind cladding, especially on older stucco. The goal is a clean, sound surface, not eroded substrate.
Repairs start after the building is dry. For stucco, we open and fill cracks rather than smear over them. Wider cracks get backer rod and elastomeric sealant for movement. Small spalls on concrete block or tilt-up panels get patching compounds rated for exterior use. For wood trims, we replace rotten pieces and re-prime end grains, then fill minor checks. Rust on steel gets wire brushing or mechanical sanding to SSPC-SP standards appropriate for the project, followed by rust converters when needed and a compatible primer.
Caulking is a common failure point. We use commercial-grade polyurethane or silyl-terminated polymer sealants on control joints, penetrations, window perimeters, and stucco terminations. Acrylic painter’s caulk has limited movement and short life in our winters. Movement joints in EIFS or large masonry sections may require backer rod to set proper joint depth and shape.
Priming ties the system together. Porous masonry or chalky paint needs a masonry conditioner or bonding primer. Ferrous metals need anti-corrosion primers. Previously painted but glossy surfaces often need deglossing or an adhesion-promoting primer. Primers are not optional where the substrate demands it; they add years to the system.
Masking protects everything else. We protect glass, signage, lighting, overhead doors, handrails, paving, and landscaping. For sites along busy streets in Garneau, Oliver, or Downtown Edmonton, we add sidewalk control, cones, and schedule work outside peak times to keep tenants and pedestrians safe.
The Painting Sequence, Step by Step
A well-run project moves in stages. Here is a clean sequence that keeps quality high and disruptions low.
– Site review and color confirmation: We confirm substrates, access, and safety needs. We provide drawdowns or sample areas to confirm color and sheen in real light. Tenants see the actual finish before we roll it across the building.
– Washing and dry-down: We wash, then let the building dry. Masonry and stucco often need 24 to 48 hours depending on weather. Rushing this traps moisture and blisters later.
– Repairs and caulking: We patch, fill, and seal. We replace failed trims or flashing where paint alone won’t protect.
– Priming: We spot-prime repaired areas and prime entire surfaces when needed. Metals and chalky masonry get full, even coverage.
– First coat: We spray and back-roll or brush where required for film build and texture consistency. Elastomerics and masonry coatings benefit from back-rolling to work material into pores and hairline cracks.
– Dry time and quality check: We allow proper recoat windows considering temperature and humidity. Edmonton evenings can drop quickly; we plan around that to avoid surfactant leaching and dull patches on acrylics.
– Second coat and cut-in: We apply a full second coat for coverage and longevity. We finish trims, doors, and details to clean lines.
– Final walk: We walk the site with you, mark touch-ups, and leave a written record of products, colors, and batch numbers for future maintenance.
Choosing the Right Coatings for Edmonton’s Climate
Freeze-thaw movement is our main challenge. UV fade is a close second for south and west walls. The right coating system handles movement, resists chalking, and sheds water.
For stucco and EIFS, an acrylic elastomeric with high elongation and good dirt pickup resistance is a strong choice. Look for products rated for at least 200 percent elongation with low dirt pick-up. On hairline cracks, elastomerics bridge without splitting. On heavy-texture stucco, back-rolling matters to fill voids.
For tilt-up concrete or CMU, use breathable acrylic masonry coatings or siloxane-stabilized systems to reduce water entry while allowing vapor to escape. Heavy films trap moisture and lead to blisters when the sun hits after a cold night.
For steel, DTM acrylics or urethane-fortified alkyds resist corrosion and handle color retention. If the steel is in harsh zones like loading docks with brine splash, we may specify a zinc-rich primer plus a urethane topcoat. For a retail site, that might be more than you need; a balanced spec saves money.
For wood trims and doors, an acrylic for flexibility performs well, with an oil or hybrid primer on bare wood to block tannin bleed. Sill noses and bottom edges need special attention, as water accumulates there.
For aluminum storefronts, repainting needs an adhesion promoter and a product that bonds to factory anodized finishes. Some storefronts are better left as-is or replaced rather than coated, depending on oxidation and pitting.
Safety, Access, and Logistics on Active Commercial Sites
Edmonton construction bylaws, weather, and tenant operations shape the plan. We schedule around store hours, deliveries, and school drop-offs. We use scissor lifts, boom lifts, swing stages, or scaffolding depending on height and site geometry. For Whyte Avenue, 124 Street, or downtown corridors, traffic and pedestrian control can be part of the permit. On winter work, we use cold-weather acrylics that can cure at lower temperatures, but we still respect minimum substrate temperatures and dew point spread to avoid surfactant leaching and adhesion problems.
For silica and lead controls, we test suspect buildings built before 1990. If we cut into old coatings or masonry, we follow safe work procedures with containment, PPE, and HEPA vacuums. Your tenants don’t want dust drifting into their entrances, and you don’t want citations.
How Long a Commercial Exterior Paint Job Should Last Here
Longevity depends on prep, product, exposure, and maintenance. In Edmonton, a well-prepped and properly coated stucco façade with elastomeric can hold 8 to 12 years before you need a full repaint. South-facing high-UV walls may need a refresh at 7 to 10 years. DTM coatings on steel can last 5 to 8 years in standard exposure, shorter in high-salt or industrial zones. Wood trims vary widely; plan 4 to 7 years, and budget for periodic touch-ups.
A light wash every 12 to 24 months extends service life. Keeping sprinklers off the building and clearing debris from ledges and sills also helps. We often set a simple maintenance calendar with property managers: quick annual walk, spot touch-ups on high-wear areas, and a wash to keep dirt and mold from degrading the film.
What Impacts Cost on Commercial Exterior Painting in Edmonton
Budgeting is easier when you know the levers. Price reflects square footage and complexity, but the details below are what move numbers up or down.
– Substrate condition: Heavy repairs add labor. A stucco façade with widespread cracks and delamination costs more than a sound surface needing only caulk and paint. Rusted steel with pitting requires more prep and thicker film builds.
– Access: Straight walls reached by scissor lift cost less than multi-level façades with limited access or over glass canopies that require swing stages or specialty rigging. Downtown work may need traffic control and off-hour scheduling.
– Coating system: Elastomeric coatings and industrial urethanes cost more per gallon and require specific coverage rates to work as designed. One high-performing system often beats two budget coats that fail early.
– Weather windows: Shoulder season work needs more planning, potential heat or shelter, and slower dry times. That can lengthen the schedule and add labor.
– Scope creep: Adding doors, railings, or extra elevations mid-project adds cost. A clear scope at the start saves you money.
As a ballpark for commercial exterior painting in Edmonton, simple, sound surfaces like warehouse tilt-up panels might land between $2.50 and $4.50 per square foot. Stucco with elastomeric and repairs can range from $4.00 to $7.00 per square foot. Steel elements, storefront touch-ups, and doors are usually priced per unit or linear foot. These are ranges, not quotes. A site visit tightens numbers and protects you from surprise change orders.
Color and Sheen Choices That Work on Commercial Sites
Beyond branding, color and sheen affect durability and maintenance. Dark colors on south and west elevations fade faster and build heat, which can stress the coating and substrate. Mid-tone neutrals hold better in UV. For stucco, a low-sheen or flat elastomeric helps hide imperfections and reduces dirt streaking. For metal doors and trims, a satin or semi-gloss helps with washability and scuff resistance.
If your brand needs a deep accent color at entries or parapets, we can isolate it to areas with less UV exposure or specify a higher-grade, fade-resistant topcoat. We also check reflectance values against city guidelines where glare could affect traffic or adjacent residences.
Weather Timing in Edmonton: What We Plan Around
Our season runs from late April through October for most exterior work. We can paint earlier or later with the right products and suitable daytime highs, but the dew point spread is critical. If the substrate is near dew point, moisture forms under the film. We monitor hourly forecasts for nighttime lows, wind gusts, and rain chances. We also watch chinooks. Warm air can spike temperatures but leave cold substrates. A surface thermometer in the morning tells the truth.
On windy days in the Edmonton Research Park or open industrial areas near Anthony Henday, overspray control is a real concern. We adjust to brush and roll or pause until conditions are safe. Your parked cars and neighboring façades are part of the plan.
Warranty and Documentation You Should Expect
A responsible contractor backs the work with a written warranty on labor and materials, typically 2 to 5 years depending on the system and exposure. The warranty should list what’s covered, what voids coverage, and a simple process for claims. We also provide a closeout package with product data https://dependexteriors.com/our-services/commercial-painting/ sheets, colors, batch numbers, and a maintenance guide.
If a contractor cannot name the exact products and doesn’t specify coverage rates in writing, that is a red flag. Coverage rate affects film thickness, and film thickness affects lifespan.
A Real Example: Edmonton Retail Plaza Repaint
A property manager in South Edmonton called about a 1990s stucco plaza with chalking paint and hairline cracking, plus faded metal parapet caps. Tenants were open 9 a.m. to 9 p.m., and the lot stayed busy. We scheduled washing for early mornings and Sundays, used low-pressure cleaning, and taped entry notices 48 hours ahead.
We cut out cracked stucco joints, installed backer rod where needed, and used a high-movement sealant. We primed chalky areas with a masonry conditioner and applied two coats of elastomeric at manufacturer-specified spread rates, back-rolling to fill the texture. Metal caps got a rust-inhibitive primer and two coats of DTM acrylic. We kept lift work off-peak and blocked small sections so every store stayed open.
The project ran two weeks start to finish with weather breaks, and the owner reported fewer complaints about leaks and staining after storms. The façade looked fresh, brand colors popped, and they booked interior upgrades the next quarter because leasing picked up. The maintenance plan is a light wash every 18 months and a quick inspection each spring.
How Commercial Exterior Painting Differs from Residential
The paint itself can be similar, but the site challenges are not. Commercial sites have more foot traffic, tighter access, and stricter timelines. Lifts and staging need trained operators and documented safety processes. Coordination with tenants and city permits matter. Durable coatings and correct film builds matter more, as the surfaces take more abuse from hand carts, deliveries, and snow clearing.
In short, commercial exterior painting in Edmonton is project management plus technical coating work. If the contractor gets the first part wrong, the second part rarely goes well.
Permits, Bylaws, and Environmental Considerations
Most exterior painting does not need a building permit. You may need a permit for sidewalk closure, lane closure, or staging that extends into public rights-of-way. We handle permits where our equipment or safety zones affect public space.
We select low-VOC products when possible and set up containment to keep wash water out of storm drains. On older buildings, we treat peeling paint and sanding debris as potentially hazardous until tests show otherwise. This is not overkill; it’s risk management and good practice.
Scheduling Around Tenants and Operations
We can phase work by elevation, tenant, or time of day. Many property managers like dawn starts for noisy or disruptive tasks, then quieter cut-ins during open hours. For medical, food service, and childcare sites, we plan odor control, extra ventilation, and more robust masking. We post clear signage, keep the site clean, and provide a contact number for tenant concerns. Good communication reduces complaints and keeps your phones quiet.
What You Can Do to Prepare Your Site
Small steps help jobs run smoothly. Clear vehicles from painting zones. Turn off sprinklers. Let tenants know the schedule and who to call. Confirm paint colors and gloss levels early. Identify any known leaks or chronic wet spots so we can address root issues before coating. If birds nest on canopies or soffits, we plan humane deterrents after painting to prevent fresh streaks.
Red Flags When Comparing Quotes
Extremely low bids often drop prep steps, reduce film thickness, or swap products. If the quote is vague about primers, caulk type, and coverage rates, assume corners will be cut. If the contractor will not provide a certificate of insurance, WCB coverage, or references from commercial clients in Edmonton, move on. A clear schedule, a safety plan, and a defined scope protect you more than a low number ever will.
Why Local Experience Matters
Edmonton’s climate, soil, and building stock are specific. We know which corners catch drifted snow, which elevations burn under July sun, and which industrial zones need extra corrosion protection. We also know how to work around local events and seasonal traffic. That local knowledge prevents call-backs and keeps tenants happy.
Depend Exteriors has painted commercial exteriors across Edmonton, including Westmount mid-rise sites, South Common retail, and light industrial near Parsons Road. We adjust specs to each building, not the other way around.
FAQ: Quick Answers Property Managers Ask Us
How long will my site be disrupted? Most plazas or single-building projects wrap in one to three weeks. We phase access so all tenants remain open.
Can you paint in cooler weather? Yes, within product limits. Many acrylics cure down to 2 to 5°C, but substrate temperature and dew point matter more than air temp. We schedule for safe windows.
Will paint fix water ingress? Paint helps shed water, but it will not fix failed flashing or open control joints by itself. We address those issues first, then coat.
Do you color match existing panels? Yes. We produce drawdowns and test patches so you see the result on your building.
What about warranties? We issue a written warranty. Typical terms: 2 to 5 years depending on system and exposure.
The Value of a Professional Walkthrough
A site visit reveals what a phone call cannot. We check chalking, measure moisture, probe soft wood, and test adhesion. We look for pattern cracks that hint at movement, not just aging. We examine gutters and downspouts for overflow stains that keep walls wet. We note traffic flow to plan staging and signage. This walkthrough produces a scope that holds up during the job, so you avoid change orders and timeline slips.
Ready to Plan Your Project?
If your Edmonton property needs exterior work this season, bring us in early. We’ll walk the site, provide a clear scope and quote, and suggest coating options that fit your building and budget. Whether you manage a retail plaza in Mill Woods, a warehouse near Yellowhead, or an office on Jasper Avenue, our team can help you extend the life of your exterior and keep your tenants happy.
Call Depend Exteriors to schedule a free on-site assessment for commercial exterior painting in Edmonton. We’ll confirm the details, set a schedule that respects your operations, and deliver a finish that holds up to our winters and still looks sharp next summer.
Depend Exteriors provides commercial and residential stucco services in Edmonton, AB. Our team handles stucco repair, stucco replacement, and masonry repair for homes and businesses across the city and surrounding areas. We work on exterior surfaces to restore appearance, improve durability, and protect buildings from the elements. Our services cover projects of all sizes with reliable workmanship and clear communication from start to finish. If you need Edmonton stucco repair or masonry work, Depend Exteriors is ready to help.