Elastomeric Coating for Scottsdale Stucco Homes

Elastomeric coating is a thick, flexible exterior paint built for masonry and stucco. It goes on roughly ten times thicker than standard exterior paint and stretches as the wall moves. On the right Scottsdale home it bridges hairline cracks, keeps monsoon rain out of the stucco and holds its color longer than standard acrylic. On the wrong home it can trap moisture and peel. Here's how to tell the difference.

What Elastomeric Coating Does

• Bridges hairline cracks: It stretches across small cracks up to about 1/16 inch so they don't show through.
• Waterproofs stucco: It sheds wind-driven monsoon rain and keeps water out of the wall.
• Moves with the wall: It flexes through daily heat swings without cracking.
• Holds up to UV: Quality elastomerics resist chalking and fading in Arizona sun.

When Elastomeric Is the Right Call

Elastomeric makes the most sense on stucco homes with a lot of hairline cracking, older homes that have never been sealed and walls that take heavy monsoon rain. It's also a strong choice on block walls and parapets that crack often.

When to Skip It

Elastomeric isn't the answer for every home. It's a poor fit when:

• The stucco has a moisture problem. Elastomeric slows vapor movement and can blister if water is trapped behind it.
• The home already has many coats of paint that are failing. That needs to be fixed first.
• You want to change to a different coating later. Once a wall has elastomeric, most standard paints won't bond well over it without special prep.
• The cracks are structural or wider than 1/16 inch. Those need real stucco repair first.

We check for moisture, test adhesion and look at the cracks before we recommend it.

How We Apply It

1. Pressure wash or soft wash the full exterior
2. Repair wider cracks and damaged stucco and let patches cure
3. Prime with a masonry primer where needed
4. Apply elastomeric at the manufacturer's full film thickness, usually in two coats
5. Keep the coating off wood trim and doors, which get a standard exterior paint

Film thickness matters. Elastomeric thinned out or rolled on light performs like regular paint at a higher price.

Elastomeric Coating Cost in Scottsdale

Expect elastomeric to add roughly 20 to 40 percent to a standard exterior repaint because the material costs more and it goes on thicker. For a typical single-story Scottsdale home that's about $5,000 to $8,500 total. Two-story homes run about $8,000 to $15,000 depending on access and repair work.

Frequently Asked Questions

Is elastomeric paint worth it in Arizona? On stucco with lots of hairline cracks, usually yes. On sound stucco with no cracking, a quality acrylic often gives the same life for less.

How long does elastomeric coating last? With proper prep and full thickness, about 10 years on most Scottsdale walls.

Can elastomeric go over existing paint? Yes, if the existing paint is well bonded. Loose and chalky paint must be removed first.

Does my HOA allow elastomeric? Most do. The color still has to match your approved palette.