So, your stucco is looking a little tired, huh? Maybe it's faded, got some minor hairline cracks, or you just want a fresh new look without tearing everything off. That's where stucco redashing comes in. It's basically putting a new finish coat over your existing stucco, and it can make a huge difference. But what's it going to cost you here in Wichita? Let's break it down.
What Makes Stucco Redashing Prices Change?
There's no single price tag for redashing, and anyone who tells you there is probably isn't giving you the full picture. A few key things really drive the cost up or down:
The Size of the Job: This one's a no-brainer. More square footage means more materials and more labor. We usually price by the square foot, but larger jobs often get a slightly better per-square-foot rate. Makes sense, right?
Condition of the Existing Stucco: If your current stucco is mostly sound with just cosmetic issues, that's one thing. If it's got a lot of loose spots, significant cracking, or water damage, we'll need to do more prep work. That might mean patching, re-lathing small sections, or even applying a bonding agent. More prep equals more cost.
Type of Finish: You've got options. A smooth finish is generally the least expensive. Textures like a sand finish, worm finish, or a heavier dash can take more time and specialized tools, which bumps up the price a bit.
Accessibility: Is your house a single story with wide-open access, or a three-story with tight landscaping and lots of tricky angles? Scaffolding, extra safety measures, and working around obstacles all add to the labor time.
Color and Materials: Standard colors are usually included. If you want a custom color blend, that can add a little. The quality of the finish coat matters too. We use good stuff at Wichita Stucco & Plastering because it lasts longer and performs better in our Kansas weather, which can go from freezing to scorching in a week.
Typical Cost Ranges for Stucco Redashing in Wichita
Alright, let's talk numbers. Based on what I've seen around town, from College Hill to the newer developments on the west side, you're generally looking at:
Basic Redash (Good Condition, Simple Finish): For a house with solid existing stucco and a straightforward finish (like a light sand finish), you can expect to pay anywhere from $3.00 to $5.50 per square foot. This usually includes power washing, minor crack filling, and applying one or two new finish coats.
Moderate Redash (Some Repairs, Textured Finish): If there's a bit more prep work needed – maybe some larger patches, or you want a more intricate texture like a worm finish – the price can go up to $5.50 to $8.00 per square foot.
Extensive Redash (Significant Prep, Complex Finish): For homes needing more substantial repair before redashing, or if you're going for a very custom, multi-layer finish, you might see prices in the $8.00 to $12.00+ per square foot range. This is less common for just redashing and starts to approach the cost of a full re-stucco job, but it happens if the underlying issues are more severe.
So, for an average 2,000 square foot home exterior (not floor area, but exterior wall surface), you could be looking at anywhere from $6,000 to $16,000 or more, depending on the factors I just mentioned.
What Should Your Quote Include?
When you get a quote, make sure it's detailed. It should clearly spell out:
Square Footage: The exact area being redashed.
Prep Work: What kind of cleaning, crack repair, or patching they'll do.
Materials: The type of finish coat they're using (e.g., acrylic, traditional cement-based) and the specific texture/color.
Number of Coats: Typically one or two finish coats.
Protection: How they'll protect windows, doors, landscaping, and other surfaces from overspray or drips.
Cleanup: What the post-job cleanup entails.
Warranty: What kind of warranty, if any, is offered on the work.
How to Avoid Overpaying for Redashing
Getting a fair price means doing a little homework:
Get Multiple Bids: I always recommend getting at least three detailed quotes. Don't just compare the bottom line; compare what's included in each bid.
Ask for References: A good contractor will have plenty of happy customers. Talk to them, and if you can, drive by some of their previous redashing jobs.
Understand the Scope: Make sure you and the contractor are on the same page about what needs to be done. If one quote is way lower, it might be because they're not including necessary prep work that others are.
Don't Chase the Lowest Price: This isn't always the best deal. Sometimes, a slightly higher bid means better materials, more experienced labor, or a more comprehensive warranty. You don't want to pay twice for a job because you went with the cheapest option, do you?
Redashing can really extend the life and improve the look of your home's stucco. Just make sure you know what you're paying for and who you're hiring.