Florida exterior repaint scope-of-work template

August 11, 2026 · Mendola Painting

Two proposals can both say “prep and paint exterior” while describing very different work. One may include chalk removal, failed-caulk replacement, stucco repair, stain isolation, metal preparation, primer, two finish coats, landscaping protection, and a weather log. Another may leave those decisions to the crew after work begins.

This template turns an exterior repaint into a comparable written scope. It does not prescribe one product or preparation method for every house. The selected coating manufacturer's current label, data sheet, substrate guidance, and site conditions control application.

1. Create an elevation and component schedule

Photograph and label north, east, south, and west elevations, then add courtyards, lanais, detached structures, screen enclosures, parapets, and hidden returns. Under each elevation, list components separately: stucco or masonry field, siding, soffit, fascia, trim, doors, shutters, railings, gutters, downspouts, vents, meters, conduits, and previously coated horizontal surfaces.

2. Resolve moisture and building defects first

Paint is not a repair for an active roof, flashing, plumbing, drainage, irrigation, window, stucco, or condensation problem. Map stains, soft areas, repeated blistering, efflorescence, open cracks, failed sealant, and splash-back. Record who evaluates and corrects the source, what documentation releases the surface, and whether repainting the repaired area changes the schedule.

The U.S. EPA identifies moisture control as central to mold control and advises against painting moldy surfaces. The painting scope should identify cleaning or remediation responsibility without asking the painter to diagnose a hidden source or certify an environmental condition.

3. Define cleaning by the condition to be removed

State what cleaning is intended to remove and what must remain protected. Include pressure or other method limits, detergents, dwell and rinse approach, runoff control, nearby plants, pool equipment, electrical fixtures, doors, windows, and dry time. High pressure is not a universal substitute for surface evaluation; it can damage a substrate or drive water where it does not belong.

Sherwin-Williams' exterior preparation guidance emphasizes a clean, dry, dull, and sound surface and lists scraping, washing, sanding, repair, and priming considerations. Translate the current guidance for the selected system into the proposal instead of using the word “prep” alone.

4. Separate repairs from paint preparation

• Identify cracks by location, length, width, and selected repair approach.
• Name sealant joints to be removed, replaced, left open by design, or excluded.
• List stucco, wood, siding, metal, soffit, fascia, and door repairs with quantities or allowances.
• State who approves substrate repairs and how concealed damage becomes a change order.
• Identify lead, asbestos, or other suspect-material decisions before disturbance where applicable.

5. Record primer and finish as a system

List the exact primer and finish products, surfaces receiving each, color, sheen, tint, application method, recoat window, and spread-rate or coat requirement from the current technical documents. Avoid substituting “one coat” or “two coats” for the actual appearance and performance requirement. Existing color, new color, porosity, texture, application, and product coverage can affect the result.

Create a small approved sample on the actual property or another agreed sample surface. Record elevation, product, color code and name, sheen, number of applications, date, light conditions, approver, and whether the sample remains as part of the finished work.

6. Use a weather-window log

Manufacturers publish product-specific temperature, rain, dew, humidity, and drying limitations. Benjamin Moore explains that exterior temperature, humidity, direct sun, wind, rain, and dew can affect application, while Sherwin-Williams' exterior FAQ points users to the label and product data page for temperature and weather limits. The proposal should require the crew to follow the selected product's current instructions.

• Date, elevation, component, start and stop time
• Air and surface temperatures using the project's chosen method
• Relative humidity, forecast rain or dew risk, shade or direct sun, and recent washing or rain
• Primer or coating product, lot or purchase record, color, and application
• Pause, protection, or restart decision and the person recording it

A log documents decisions; it does not extend a manufacturer's application limits or guarantee weather after the crew leaves.

7. Write the protection plan

Name windows, doors, roofs, pavers, pools, screens, fixtures, cameras, vehicles, neighboring property, landscaping, HVAC equipment, outdoor kitchens, pets, and occupied access routes. Record daily setup, material storage, overspray controls, wash-water or debris handling, and when covers must be removed to avoid creating another hazard.

8. Define completion before work starts

• Inspection distance and ordinary viewing conditions agreed for the walkthrough
• Color and sheen confirmed against the approved record
• Included elevations and components checked against the schedule
• Protection removed, fixtures restored, debris removed, and landscaping reviewed
• Touch-ups logged and closed without silently changing the scope
• Products, colors, leftover-material handling, care guidance, photos, and warranty terms delivered

Primary reference points

Use the completed elevation schedule when comparing estimates. It keeps substrate, defects, preparation, repairs, coatings, weather, protection, color samples, and closeout expectations together so homeowners, HOAs, property managers, and painters are discussing the same scope.