Exterior Painting Cost in Kirtland: Shade, Mildew, and Wooded-Lot Houses

Kirtland houses sit under trees. Along Chillicothe Road, up Booth Road, and on the acre lots near the Holden Arboretum, the siding spends most of the year in shade, and shade in Northeast Ohio means moisture that never fully dries. The north side grows a green or black film, the paint under it loses its grip, and the house looks older than it is. We paint Kirtland every season from our shop ten minutes away in Mentor, and the fix starts with the wash, not the paint.

The wash is the job

Painting over mildew is painting over a living thing. It comes back through the new coat in a year. Every Kirtland exterior starts with a pressure wash that includes a bleach-based house wash on the shaded faces, rinsed clean and allowed to dry before anyone picks up a scraper. Where the siding is sound under the film, that wash plus two coats is the whole job. Where the moisture has lifted the paint to bare wood, usually the north side and under the eaves, that face moves to the restoration tier.

• Whole-house pressure wash with mildew treatment, first on every job: $1,500 flat
• Standard siding, sound paint, wash-prep-two coats: $281 per 100 square feet
• Wood siding full restoration, peeling to bare wood: $2,700 per 100 square feet
• Soffit, fascia, and trim, scraped, primed, two coats: $150 per linear foot in two colors, $125 in one

Windows, trim, and the older Kirtland homes

The historic district and the older homes along Route 306 carry original wood sash and real trim profiles. Sound paint is a repaint. Lifting paint, cracked glazing, or sash that has swelled from the damp gets the restoration process, storms and screens off the house. We cut period-appropriate colors clean at the line; a Kirtland porch is usually the first thing a visitor sees.

• Repaint window, one color: $75; two colors: $150
• Restored window, sash and trim, re-glazed, primed, two coats: $506
• Storm window or screen refinished off the house: $75 per piece
• Storm door refinished: $300

Decks and fences

Wooded-lot decks hold water, grow the same film as the siding, and need the same wash before any stain. We clean, brighten, and apply a penetrating or solid stain depending on how far gone the boards are. Decks and fences are quoted per square foot from the walkthrough, because the board condition and the rail count drive the price more than the footprint does.

A worked example: a Kirtland colonial under maples

A two-story wood-sided colonial on a wooded acre, 1,900 square feet of siding, sound except the north face. Standard siding on three sides (14 × $281) = $3,934. Restoration on the north face, 500 square feet (5 × $2,700) = $13,500. Eighteen windows repainted in two colors (18 × $150) = $2,700. Ninety feet of fascia and soffit in one color (90 × $125) = $11,250. Wash with mildew treatment $1,500. Owner quality checks $225. About $33,100 for a two-color repaint with the problem side done properly. Done with the north face in the standard tier instead, because it was caught early, the same house is about $21,000. That is the argument for washing and repainting a shaded house before it peels.

Questions Kirtland homeowners ask

• Will the mildew come back? Not through the paint, if it was washed and killed first. Shaded siding should be rinsed every year or two; we tell you which faces.
• Can you use a mildew-resistant paint? Yes. Our standard exterior acrylic carries a mildewcide, and we add it on heavily shaded elevations.
• How long does a Kirtland exterior take? A typical two-story runs five to seven working days with a crew of three, weather permitting.
• Do you paint trim only? Yes. Trim, soffit, and fascia are priced per linear foot and are often the whole job on a brick or vinyl house.

Get your number

Text photos of the north side and any peeling to 440-382-5701, or use the quote form. Kirtland estimates come back the same day at the prices above.