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Exterior Paint Cycle Reserve Calculator
Exterior paint lasts 7-15 years; major capex cycle requires reserving.
Annual reserve
$19,875
Cycle cost
$168,750
Monthly reserve
$1,656
How the math works
Cycle cost = sqft × $/sqft × (1 + prep%). Annual = cycle / years + touch-up.
25k × $5 × 1.35 = $168,750 / 10 + $3,000 = $19,875/yr → $1,656/mo.
How to Use
- Enter exterior paintable sqft.
- Enter paint + labor per sqft.
- Enter cycle years.
- Enter prep work % of cycle.
- Enter touch-up annual.
- Read annual reserve.
Frequently Asked Questions
Exterior paint cycle?
Wood siding: 7-10 years. Stucco: 8-15 years. Fiber cement (James Hardie): 10-15 years. Brick (painted): 8-12 years. Metal siding: 15-25 years. Vinyl siding: generally not painted (replace instead). Aluminum: 20+ years. Harsh sun/coastal exposure: cuts life 30-50%. North-facing walls vs south-facing: south wears 2-3× faster.
Cost per sqft?
Average: $2-6/sqft. Full-scope (prep + prime + 2 coats + finish): $3-8/sqft. Premium paint (high-performance): +$1-2/sqft. Scaffold/lift rental for multi-story: $2-6k/month equipment. Very tall buildings (10+ stories): helicopter-accessible or rope crews = premium $6-20/sqft. Minor trim paint: $1.50-4/sqft.
Prep work?
Pressure wash: $0.30-0.80/sqft. Scrape/sand peeling paint: $0.50-1.50/sqft. Caulk joints: $0.25-0.75/sqft. Prime bare wood/metal: $0.50-1.50/sqft. Replace rotted wood/sealants: case-by-case $100-500 per area. Prep work often 30-50% of project cost. Skimping on prep: paint peels within 2-3 years instead of 7-10.
Value beyond aesthetics?
Protection: prevents water intrusion, extends substrate life 2-3×. Curb appeal: major impact on tenant perception + rent premium potential. Resale: professional appraisers rate exterior condition heavily. Capex frequency: deferred exterior paint → larger repair/replacement costs later. HOA/HOA-like scrutiny: multifamily operators maintain consistent exterior standards across portfolio.
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