CMCORKY'S MHS™ Corky's Corner™

Trade guide

Painting (Interior & Exterior)

Interior and exterior painting and staining: walls, ceilings, trim, doors, cabinets, siding, decks and fences. Most of the quality is in the prep.

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What the work involves

  • Moving and protecting furniture, floors and landscaping
  • Cleaning, scraping, sanding, patching and caulking
  • Priming bare or repaired areas
  • Two coats of finish on most surfaces
  • Cleanup and touch-ups

What should happen, step by step

Use this as a checklist while the job is underway. If a step is skipped, ask why.

Durations are typical planning ranges from Corky's field experience, not guarantees. Weather, inspections, material lead times and surprises behind walls change them.

How long it usually takes

A room is often done in a day or two. Whole-house interiors and exteriors can take several days to a couple of weeks. Exterior work depends on weather and temperature limits on the paint label.

Plan your dates with the Project Timeline Planner

General guidance only. Your contractor's written schedule is what counts.

Inspections to expect

  • No building permit usually; HOA color approval for exteriors
  • Lead-safe rules (EPA RRP) for paid work that disturbs paint in pre-1978 homes

Which inspections apply depends on your city or county. Ask your contractor to share each passed inspection result. Understanding permits & inspections

What a good bid includes

Check off each item on the bids you receive:

How to read a bid · Have one in hand? Second Look Review (from $25)

Payment schedule

Small deposit (or none for small jobs), balance after walk-through. Large exteriors may have a midpoint payment.

  • Pay a modest deposit, then progress payments tied to finished, visible milestones (e.g., 'rough-in passed inspection'), never to dates alone.
  • Keep payments at or behind the work completed - you should never have paid for much more than has been done and delivered.
  • Hold the final payment until the final inspection is passed, the punch list is finished and you have lien waivers.
  • Avoid cash. Pay by check or card so there is a record, and get a receipt for every payment.
  • Deposit limits vary by state: California, for example, caps a home improvement down payment at 10% of the price or $1,000, whichever is less. Arizona has no single statewide percentage cap that we are aware of, so negotiate it and put it in the contract. Check your state's rules.

Payment schedules & lien waivers

Red flags & common rip-offs

  • No mention of prep - just 'paint the house'
  • One coat sold as 'full coverage'
  • Unspecified paint brand or product line
  • No lead-safe certification on a pre-1978 home
  • Large cash deposit for a small job
  • Painting in direct midday sun on hot desert walls when the label says not to

Also watch for the general warning signs: large upfront payments, cash-only, no written estimate, pressure to sign today and no proof of license or insurance.

Questions to ask before you sign

  1. Exactly which surfaces, how many coats, and which paint product?
  2. What prep is included?
  3. Are you EPA Lead-Safe Certified (pre-1978 homes)?
  4. How will you protect my floors, furniture and plants?
  5. Is touch-up paint left behind with the colors labeled?
  6. What temperature range does the paint label allow, and how will you schedule around summer heat?

Get the answers in writing, in the contract. Always ask for the contractor's license number and proof of insurance, and check the license with your state or local licensing agency. How to hire a contractor · Quick question? Contractor's Desk ($5)

Warranty

Paint makers warrant the product; painters often give a workmanship warranty for peeling/blistering for a set period. Get it in writing.

Expect two kinds of warranty: the manufacturer's product warranty (shingles, windows, fixtures, equipment) and the contractor's workmanship warranty on the installation. Get both in writing with the length, what is covered and how to make a claim. Many product warranties require registration or installation per the manufacturer's instructions. In Arizona, a homeowner can file a workmanship complaint against a licensed contractor with the Registrar of Contractors within two years of the last work performed on a remodel or repair.

DIY vs. hire out

Usually OK to DIY

  • Interior rooms, fences, most prep
  • Touch-ups

Hire a licensed pro

  • High exteriors and two-story work
  • Pre-1978 surfaces if you're not lead-safe trained
  • Cabinet spraying

Some work legally requires a licensed contractor and a permit even on your own home. Check your state and city rules.

Permits to expect

Painting usually does not need a building permit, but HOAs and historic districts may control exterior colors. Federal lead-safe rules apply to paid work that disturbs paint in pre-1978 homes. Permit rules are set by your city, county and state, so they vary a lot. Call or check the website of your local building department before work starts. When a permit is required, the licensed contractor usually pulls it in their own name.

General information, not legal advice. Requirements vary by location.

Sources

Check a contractor license: search your state's contractor licensing board, or find your state consumer protection office. External sites open in a new tab; Corky's MHS™ is not affiliated with them.

Please note

Educational information only - not legal, engineering or code advice. Rules vary by state, county and city, and change over time. Check with your local building department and licensing board, and read your own contract.