What Is Included In Exterior Painting?
A successful exterior painting project does far more than change a colour. It protects your building from moisture, UV, freeze-thaw cycles, and daily wear. For commercial properties in Edmonton, that protection matters through long winters, spring melt, and dry summers that stress coatings. If you have searched for commercial exterior painting Edmonton and wondered what the full service actually includes, this article explains the process from first site visit to final walk-through, with practical details on materials, timelines, and how professional painters make judgment calls on site.
Why exterior painting is a building system, not a one-off task
Paint is a finish, but it also functions as a barrier and a signal. It keeps water out, reflects heat, and helps tenants, customers, and inspectors read the condition of a property at a glance. Well-prepared and correctly applied coatings can extend siding life by 5 to 10 years. Poor prep shortens that by half. In Edmonton’s climate, freeze-thaw expansion pushes on micro-cracks. If the coating is weak or thin, those cracks widen and pull more moisture into the substrate. That is why pro crews spend as much time on preparation as they do on the final coats.
The site visit: assessing substrates and exposure
Every exterior starts with an assessment. We walk the building with you, inside and out where access allows, and check each substrate: wood, fiber-cement, stucco, EIFS, masonry, aluminum, steel, or vinyl. We look for chalking, oxidation, efflorescence, hairline cracks, impact damage, adhesive failures around sealants, and pinholes in previous coatings. On commercial jobs, we also note tenant entry points, deliveries, loading dock schedules, and nearby pedestrian traffic. These details drive staging plans, parking control, and daily production sequencing.
In Edmonton, orientation matters. The south and west elevations weather faster from UV. North elevations often show mildew or green algae near grade because they stay cooler and damp. We test moisture in suspicious areas with a meter, especially on wood trim and stucco below parapets. Any reading above safe ranges pushes us to correct drainage or delay painting until the substrate dries into spec.
Scope definition: what gets painted, and what does not
Clarity on scope avoids surprises. A standard exterior scope includes siding, trim, soffits, fascia, doors and frames, exterior metal (railings, bollards, downspouts), and in some cases exposed foundations. On commercial exterior painting in Edmonton, we often include canopies, tilt-up concrete panels, corrugated metal cladding, signage backers, and rooftop mechanical screens visible from the street. We exclude roofing, active signage faces, and moving overhead doors unless requested. If you have glazing systems with anodized aluminum, we discuss compatibility before including them.
We mark color breaks and define lines around fixtures. If certain areas need night work or weekend work because of foot traffic or tenant hours, we write it in, along with any required City of Edmonton permits for sidewalk closures.
Surface preparation: where most of the value is
Preparation is the biggest share of the labour on any exterior. It looks simple on paper, yet it demands judgment and consistency. In our climate, the standard steps include containment, cleaning, repairs, and masking.
Cleaning starts with pressure washing or soft washing depending on the substrate. We use detergents that break down grime and organic growth, then rinse within controlled PSI ranges so we do not etch wood or force water behind siding. On chalky paint, we use chalk-binding washes or TSP substitutes and rinse until runoff clears. On steel with heavy oxidation, we degrease before mechanical prep.
Repairs come next. On wood, we scrape to a tight edge, sand feather edges, and set any raised nails. We fill minor checks with exterior-grade fillers and back-prime raw edges. On stucco, we open cracks into a V, then patch with an elastomeric-compatible stucco repair and allow full cure. Masonry joints showing failed mortar get repointed or sealed with a breathable sealant, depending on the structural need. Where sealants meet dissimilar materials — for example, aluminum frames to EIFS — we cut out failed caulk and install a new bead, ideally a high-performance silicone or silyl-terminated polymer that stays flexible in Edmonton winters.
Masking and protection follow. We shield windows, fixtures, HVAC units, landscaping, and adjacent vehicles. On retail sites in Old Strathcona or 124 Street, we coordinate with tenants to move patio furniture and cover signage during off hours. For higher-risk areas near public walkways, we set up drop screens and clear signage.
Priming and adhesion control
Primers solve three problems: adhesion, staining, and porosity. We select primers based on substrate and existing coating.
- On bare wood, we use oil or alkyd bonding primers that block tannins from cedar or redwood. On pine, high-adhesion acrylics often work if temperatures stay in range.
- On galvanized metal and aluminum, we apply a dedicated bonding primer after proper deglossing and oxidation removal.
- On rusted steel, we spot-prime with a rust-inhibitive primer after power-tool cleaning to near-white metal. For heavy corrosion, we discuss epoxy mastic systems, which change the schedule and budget.
- On chalky masonry and stucco, we use penetrating primers or masonry conditioners that tie down loose particles and equalize absorption. If hairline cracking is widespread, an elastomeric primer may be justified to bridge micro-movement.
Spot-priming is common for repaint work, but if more than 30 to 40 percent of a surface is bare or uneven, a full prime coat is more efficient and yields a consistent finish.
Coatings selection: matching paint to Edmonton’s weather and your building use
Paint choice is not about brand favoritism. It must match the substrate, exposure, and maintenance plan. For commercial exterior painting Edmonton projects, we typically specify high-build 100 percent acrylic topcoats for siding and stucco because they tolerate temperature swings and resist UV. On tilt-up concrete, elastomeric systems can span hairline cracks and shed water, but they must remain breathable to let vapor escape. For ferrous metal, a two-coat system with a rust-inhibitive primer and an industrial acrylic or urethane topcoat stands up to salt and impact near loading zones.
Gloss level affects durability and appearance. Higher sheens resist dirt and clean easier, which suits high-traffic entries and metal handrails. Lower sheens hide surface imperfections on large stucco expanses. On darker colours, we caution about heat buildup on south-facing metal doors; excessive heat can cause sticking and premature wear.
VOC compliance is standard, and we follow Alberta regulations. Low-VOC acrylics are now high-performing. If you require a Green Globes or LEED-friendly approach, we select compliant products without sacrificing lifespan.
Colour planning that respects context
Colour is marketing for a commercial building. It can make a small retail bay read as a destination or let a distribution center recede from residential views. We review sightlines, neighbour palettes in places like Glenora or Downtown, and any franchise standards. We paint test patches and review in daylight at different times of day. Edmonton’s winter light is cool; colours can read differently than in July. If you plan LED upgrades or new signage, we align the colour plan so elements complement rather than fight each other.
Application methods: brush, roll, or spray
Each method has a place. Spray delivers fast, uniform coverage on large, smooth surfaces. Rollers push paint into texture on stucco or rough-sawn siding. Brushes cut sharp lines and work paint into joints and corners.
On commercial jobs, we often spray-and-back-roll for stucco and fiber-cement to lock paint into pores and even out sheen. For metal, a fine-finish spray tip on warm, stable days yields a clean film without orange peel. Around occupied entries, we switch to brush and roller to control overspray. We monitor mil thickness with a wet film gauge during application. If a product calls for 4 mils wet to yield 1.5 mils dry, we check several points per elevation. This attention avoids thin top commercial painting services spots that show early wear.
Weather windows and Edmonton timing
Temperature, humidity, and wind drive scheduling. Most acrylics want surface and air temperatures above 10°C during application and for several hours after. In spring and fall, that means late morning to afternoon windows. We do not paint when overnight lows threaten dew that can dull or streak fresh paint. On windy days across open sites like the south industrial parks, we adjust methods or pause to avoid overspray risk. Winter exteriors are limited, but some cold-weather products tolerate lower temps for touch-ups or urgent rust control. We plan full repaints from May through early October for best results.
Safety and site logistics
Professional crews build safety into daily routines. We use fall protection for work above 10 feet, tie off on approved anchor points, and inspect ladders and lifts at the start of each shift. On downtown sites or along Whyte Avenue, we coordinate with property management to set cones, barricades, and posted notices. If lifts or swing stages are required, we secure permits and arrange inspections. Night work may be scheduled to reduce public exposure; lighting and noise rules apply, and we follow them.
Quality control: checkpoints that matter
We write checkpoints into the plan: after washing and prep, after priming, after the first topcoat, and at final. At each stage, we walk the site with photos and notes. We measure wet film build on early sections to confirm coverage. We spot test adhesion on problem areas after primer cures. If new failures appear — for example, peeling at a gutter joint after a hot afternoon — we stop and correct before moving on. This rhythm builds a consistent finish and avoids callbacks.
What a standard commercial exterior includes, line by line
- Site protection and access: barricades, signage, lift delivery, and setup.
- Cleaning: washing, stain treatment, mildew removal.
- Repairs: scraping, sanding, patching, caulking, minor carpentry for loose trim.
- Priming: spot or full prime appropriate to substrate.
- Coatings: two finish coats unless a different system is specified.
- Metal elements: rust treatment, prime, and finish as required.
- Doors and frames: degloss, prime if needed, and finish with a hard-wearing topcoat.
- Sealants: remove and replace failed beads at critical joints.
- Final cleanup: debris removal, hardware cleanup, and site reset.
This is the baseline. If your project needs masonry sealing, elastomeric systems, or epoxy floor striping in loading areas, we add those clearly to the scope.
How long it takes and what drives the timeline
A small retail façade in Westmount might take three to five working days. A full multi-tenant plaza in Mill Woods can run two to three weeks with a four- to six-person crew. Timelines depend on access, prep volume, weather delays, and coordination with tenant hours. We stagger elevations to keep entrances open. If you have high-traffic weekends, we front-load back-of-house elevations Monday through Friday and shift to storefronts early in the week.
Cost drivers you should know
Price reflects labour hours and materials. Largest drivers are prep level, substrate condition, access (lifts and swing stages), and coating system complexity. Elastomeric and industrial urethane systems cost more per litre and require stricter weather windows. Deep colours often need extra coats to achieve full hide, which increases time and paint. If your building has many small colour breaks or detailed profiles, expect more brushwork and longer duration. That said, proper coatings on the right surfaces reduce life-cycle costs. A durable system can stretch repaint intervals by several years, which matters for budgeting.
Warranty and maintenance planning
A paint warranty covers adhesion and film integrity within normal wear. It does not cover impact damage or substrate movement from structural issues. We offer warranties aligned with product specs and site conditions. More important is a maintenance plan. Annual washing reduces static grime and preserves colour. Quick touch-ups on door frames and downspouts after equipment bumps keep rust from spreading. In Edmonton, spring inspections catch winter damage early. A few hours of maintenance each year keeps a big repaint farther on the horizon.
Special cases: stucco, masonry, and metal
Stucco and EIFS need breathable systems. If a previous paint trapped moisture, you may see blistering. We test and choose coatings that let vapor out while shedding liquid water. For masonry like split-face block, we often apply a clear penetrating sealer or a breathable masonry coating depending on water infiltration patterns. For metal cladding with factory finishes, we check for chalking and gloss loss. A mild abrasive wash and a bonding primer restore a fresh surface for the topcoat. If you have galvanized downspouts, fresh galvanizing needs a season of weathering or an etch primer to avoid adhesion problems.
Edmonton neighbourhood notes
Older buildings in Strathcona often mix brick, wood trim, and newer aluminum storefronts. We plan transitions carefully so sealants and coatings do not fight each other. In business parks like Edmonton Research Park or Acheson nearby, tilt-up panels dominate; elastomeric coatings help bridge micro-cracks typical of those panels. Downtown towers with podiums face heavy pedestrian traffic and wind tunnels; we schedule off-peak work and use high-adhesion, quick-dry products at entrance points to reduce downtime.
For condo boards in Oliver or Garneau, communication is half the job. Notices, quiet hours, and unit-by-unit balcony access plans keep residents informed and the project on schedule. Depend Exteriors runs a schedule board visible to the property manager, so everyone knows which elevation comes next.
Real-world example: refreshing a retail strip on 97 Street
A recent project involved a 13-bay retail strip with EIFS parapets, stucco fields, and aluminum doors. We found chalking on the stucco, failed sealant at parapet caps, and light rust at bollards. The scope included soft wash with a chalk-binding detergent, cutting out and re-caulking 140 linear metres of joints, elastomeric primer on the worst chalk zones, and two acrylic topcoats. Metal doors got a bonding primer and a high-durability acrylic urethane topcoat in a semi-gloss for easy cleaning. We staged lifts to keep three bays open at all times, worked storefronts Tuesdays through Thursdays, and used early mornings for door painting to allow cure before opening. Weather gave us two wind days; we shifted to back-of-house work. The job ran 12 working days with a five-person crew. Two months later, the property manager reported cleaner-looking storefronts and easier graffiti removal from the semi-gloss metal.
Compliance and documentation
Commercial exteriors often require proof of insurance, WCB clearance, and product data sheets. We provide safety plans, lift certifications, and SDS for all materials. If the site needs an Encroachment Permit for sidewalk occupation, we apply and post it. For heritage façades, we coordinate with the City if colour or material changes trigger review. Documentation protects you during lender inspections and future leasing discussions.
What you handle versus what we handle
You pick colours, approve the scope, and coordinate tenant notices with our templates. We handle the rest: access, protection, sequencing, and quality control. If your building has on-site security, we sign in and out and follow post orders. If after-hours work is preferred, we confirm alarm codes and reset procedures to prevent false alarms.
Risks we manage so you do not have to
Overspray near vehicles is a real concern in tight lots. We plan work zones, ask tenants to park away from active elevations, and use wind monitoring. Moisture trapped under paint can cause blistering; we test and wait instead of rushing. Adhesion on old unknown coatings is unpredictable; we run test patches and adjust primer choice before full-scale production. These precautions protect your asset and schedule.
How Depend Exteriors approaches commercial exterior painting in Edmonton
We live here and work year-round, so our systems match local conditions. For commercial exterior painting Edmonton clients, we bring crews sized for your building and a process that balances speed with control. You will see consistent prep standards, steady communication, and clean sites at the end of each day. Our estimators give written scopes with product names and film-build targets. Our foremen track weather and adjust the plan so we use the best hours for each task. The result is a coating system that looks sharp on day one and still reads crisp years later.
Getting ready for your project
You can make the project smoother with a few steps. Clear items near walls, such as planters and small signage. Share any known leaks or past problem areas so we can check them early. Confirm access hours and any days where noise must be minimal. Decide on colours with test patches in both shade and sun. If you plan other exterior work — lighting upgrades, signage installs, or caulking projects — we coordinate sequencing so trades do not undo each other’s work.
What success looks like after we are done
Edges are clean. Colours are even. Doors swing freely without sticking. Sealant beads are smooth and continuous where water hits first. Downspouts are tight, and metal reads uniform. There is no paint where it should not be. Your tenants comment that the site looks brighter, and your maintenance list for the next year is shorter.
Book a site visit in Edmonton
If your property needs repainting this season, Depend Exteriors can assess your exterior and deliver a clear plan. Whether it is a retail strip in Terwillegar, a warehouse near the Yellowhead, or a condo along Jasper Avenue, we align the scope, schedule, and budget to your needs. Call us or request a consultation online. Ask about current openings for commercial exterior painting Edmonton projects and get your building on the calendar while the weather window is open.
Summary: what is included in exterior painting
Exterior painting includes assessment, cleaning, repairs, priming, two finish coats, sealant replacement where needed, and site protection from start to finish. On commercial buildings, add logistics, safety planning, lift work, and tenant coordination. Done well, the work protects your asset, sharpens your presence, and reduces near-term maintenance. If you want those benefits with clear communication and reliable scheduling, Depend Exteriors is ready to help.
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.