Photo: New white lap siding on the original house, above the new front porch frame, Lynnfield, MA
Exterior House Painting in Central & Eastern Massachusetts
Waterfront Construction Inc, an owner-led general contractor based in Northborough, MA, paints house siding and trim, with the prep that makes exterior paint last: washing, scraping, sanding, rotted-trim repair, caulking and priming bare wood. Painting rarely needs a building permit, but homes built before 1978 fall under lead-safe renovation rules.
- Owner-led
- Founded in 2017 in Northborough, MA
- Insured
Updated
Exterior House Painting: the essentials
- Typical timeline
- Exterior painting time depends on the size and condition of the house and on the weather; we give you a schedule with the estimate.
- Permit in Massachusetts
- Not normally required; lead-safe rules apply to homes built before 1978.
- Cost benchmark
- Priced per project after a free site visit; see what drives the cost below.
- Where we work
- Central & Eastern Massachusetts and southern New Hampshire, from our base in Northborough, MA.
Most paint failures start before the first coat: dirt and chalk left on the surface, loose paint painted over, bare wood left unprimed, or paint applied when it was too cold or damp to cure. Prep is most of the job, especially on New England exteriors that face freeze-thaw cycles, wind-driven rain and strong sun.
We paint siding and trim on house exteriors. We have not published a painting case study on this site yet.
What's included
- Siding & trim painting
- Washing, scraping & sanding
- Caulking & priming bare wood
- Rotted trim repair before painting
- Color selection help
The prep that makes exterior paint last
| Step | Why it matters |
|---|---|
| Wash | Removes dirt, chalk and mildew so the new paint can bond. |
| Scrape and sand | Loose and flaking paint must come off, and glossy surfaces are dulled so the new coat adheres. |
| Repair | Rotted trim is replaced, and holes and cracks are patched before painting. |
| Caulk | Gaps at trim joints are sealed so water cannot get behind the paint. |
| Prime | Bare wood, patches and stains get primer; a stain-blocking primer stops bleed-through. |
| Finish coats | The number of coats depends on the color change and the surface; label coverage and recoat times are followed. |
Choosing exterior paint, and when to paint
General guidance for New England exteriors:
- Exterior: 100% acrylic latex paints flex with temperature changes and resist peeling on wood siding and trim.
- Temperature and moisture: every paint label sets a minimum air and surface temperature, and paint should dry before dew or rain. In Central Massachusetts that usually limits exterior painting to late spring through early fall.
- How long it lasts: a good exterior paint job typically lasts 7–10 years or more, depending on sun exposure, the siding material, the quality of the prep and moisture. South- and west-facing walls usually need attention first.
What does exterior house painting cost in Massachusetts?
Exterior painting prices depend on the size and number of stories of the house, the condition of the siding and trim, height and access, the amount of trim and the number of colors, and prep is often the largest part of the labor. We do not publish a painting price range; we give an itemized estimate after looking at the surfaces.
What moves the price
- The size and number of stories of the house
- Surface condition: how much scraping, sanding and wood repair is needed
- Height and access, including ladders or staging
- Amount and detail of trim, windows and doors
- Number of colors and sheens
- Lead-safe rules (containment and cleanup) on pre-1978 homes
Permits, inspections and rules in Massachusetts
Exterior painting has fewer permit steps than other work, but two rules matter. In Massachusetts:
| Permit or rule | When it applies | Who handles it |
|---|---|---|
| Building permit | Painting alone normally does not need one. | No application in most cases. |
| Historic district review | Some local historic district commissions review exterior paint colors; many exempt paint color. | Check with your town's historic district commission before choosing colors. |
| Lead-safe renovation rules | Homes built before 1978, when prep disturbs more than 20 sq ft of exterior painted surface in total. | A contractor holding a Massachusetts Lead-Safe Renovation Contractor license, with a certified renovator directing the work. |
In New Hampshire
New Hampshire has no statewide contractor license. Building permits come from each town's building department, and the federal EPA Renovation, Repair and Painting (RRP) rule governs lead-safe work on homes built before 1978.
Free estimate
Tell us about your project
Free and no-obligation. Prefer to talk? Call (508) 816-2726 (Mon–Sat, 7am–6pm).
- Itemized estimates
- 500+ projects completed
- Insured
Homes built before 1978: lead-safe rules
Scraping and sanding old paint is exactly the kind of work lead-safe rules were written for. The same rules cover siding, window and other renovation work on homes built before 1978:
- The rules cover paid renovation in homes built before 1978 that disturbs more than 6 square feet of painted surface per room inside, or more than 20 square feet in total outside, and any window replacement.
- In Massachusetts, the company doing that work must hold a Lead-Safe Renovation Contractor license from the Department of Labor Standards, with a certified renovator directing the work. This is separate from Home Improvement Contractor registration and the Construction Supervisor License.
- Before work starts, the homeowner receives the lead hazard information pamphlet.
- Work areas are contained with plastic sheeting, and open-flame burning or power sanding and planing without HEPA dust collection are not allowed.
- Cleanup uses HEPA vacuums and wet wiping, followed by a cleaning check before the area is reopened.
- Unless a test shows otherwise, painted surfaces in a pre-1978 home are treated as if they contain lead.
Ask any contractor for their lead-safe license number before work starts on a pre-1978 home. In New Hampshire, the federal EPA RRP rule applies instead.
How a house painting project works, step by step
Exterior painting time depends on the size and condition of the house and on the weather; we give you a schedule with the estimate.
| Step | What happens |
|---|---|
| 1. Estimate visit | We look at every surface, note repairs and the age of the paint, and talk through colors and sheens. You get an itemized estimate. |
| 2. Color selection | We help you narrow down colors; testing samples on the wall in your own light is the most reliable way to choose. |
| 3. Protection | Landscaping, walkways and fixtures are covered before any prep or paint. |
| 4. Prep | Washing, scraping, sanding, repairs, caulking and priming. |
| 5. Painting | Finish coats applied within the label's temperature and recoat limits. |
| 6. Cleanup and walkthrough | Touch-ups, cleanup and a walkthrough with you. |
Exterior Painting questions, answered
Have a different question? Call (508) 816-2726 or send us your project details.
How much does exterior house painting cost in Massachusetts?
It depends on the size of the house, the condition of the siding and trim, height and access, trim detail and the number of colors, and prep is often the largest part of the labor. We do not publish a painting price range; we give an itemized estimate after looking at the surfaces.
When is the best time to paint a house exterior in Central Massachusetts?
Late spring through early fall, on dry days. Every exterior paint lists minimum air and surface temperatures on its label, and the paint should dry before dew or rain; cold nights and morning dew shorten the season at both ends.
How long will exterior paint last?
A good exterior job typically lasts 7–10 years or more, depending on sun exposure, the siding material, the quality of the prep and moisture. South- and west-facing walls and horizontal trim usually wear first.
Does my house have lead paint?
If it was built before 1978, assume painted surfaces may contain lead until a test shows otherwise. Lead-safe rules then apply to prep that disturbs more than 6 square feet per room inside or 20 square feet in total outside: containment, no open-flame burning or uncontrolled power sanding, HEPA cleanup and a cleaning check.
Do you repair rotted trim before painting?
Yes. Rotted trim is replaced and holes and cracks are patched before priming and painting, because paint cannot hold on soft or rotted wood.
Can you help me choose colors?
Yes. We help you narrow down choices for your house and its light. Test samples on the wall at different times of day before committing, especially for exteriors.
Do I need a permit to paint the outside of my house?
Usually not: painting alone does not normally need a building permit. If your house is in a local historic district, check whether the commission reviews exterior colors, and remember that lead-safe rules apply to homes built before 1978.
Guides for planning your house painting project
- How to Choose a Remodeling Contractor in Massachusetts: A Pre-Hire ChecklistA 10-step Massachusetts pre-hire checklist: HIC registration, the Construction Supervisor License, insurance, contract rules, the deposit limit and who pulls the permit.
- Do You Need a Permit to Remodel in Massachusetts?Which remodeling projects need a building permit in Massachusetts, who pulls each permit, what varies by town, and how New Hampshire differs.
Related services
- Interior PaintingWalls, ceilings, trim, doors and cabinets painted after patching, sanding and priming, with help choosing colors.
- Siding Installation & ReplacementVinyl, fiber-cement and engineered-wood siding with trim, soffit and fascia, installed over a proper weather barrier.
- Window ReplacementReplacement windows, insert or full-frame, flashed, insulated and sealed, with interior trim and casing.
Where we've done exterior painting, and every town we serve
We have not published a exterior painting project on this site yet.
Based in Northborough (Worcester County), we work across Worcester County, MetroWest, Greater Boston, the North Shore, the South Shore & Bristol County, and southern New Hampshire: 193 cities and towns in 11 counties. See every town we serve, by county.
Exterior Painting by town
Sources and page details
Code and permit details are general: your town's building department has the final word on what applies to your project.
Published by Waterfront Construction Inc, an owner-led general contractor based in Northborough, Massachusetts. Ernando Nunes has 15+ years of hands-on construction experience and founded the company in 2017. Updated .
Planning a house painting project?
Get a free, itemized estimate from Waterfront Construction Inc. Call (508) 816-2726 or use the estimate form on this page.