Suggested Exterior Maintenance Reasons, Frequency & Cost
Our goal is to simplify your mountain life with our year-round mountain home maintenance services. In this article we focus on the factors that influence the frequency and cost of keeping your home in pristine condition.
Stain or Paint
Reason – Staining or painting exterior wood helps preserve and protect the wood from warping, cracking and splitting. It prevents water from absorbing into the wood and promoting wood rot. It stops UV damage and helps maintain the color of the wood. It eliminates mold and mildew growth that can discolor the wood.
Frequency – A good stain job performed with products that work well in our environment will last about 4 to 6 years. Good paint jobs will last about 5 to 7 years at our elevation. Homes that receive a lot of direct sunlight and UV exposure may need to be stained or painted with greater frequency than homes that are in wooded areas. Homes that have been stained with water-based products will have to be stained with greater frequency than homes that have been stained with oil-based products as water-based products do not hold up as well in our environment.
Cost – The cost to paint or stain an average Tahoe Donner home is about $5,500. Factors that affect the staining or painting costs include the size of home, its height, color combinations, complexity of design and variety of siding materials.
Reason – Driveway sealing helps protect the oils that bind the asphalt materials together. It seals over the porous asphalt surface, reducing the chance of water damage. Filling the cracks with a hot rubberized compound minimizes the amount of water that can penetrate down to the base material and erode away the driveway foundation. Asphalt sealant also acts as a wear layer on your driveway.
Frequency – We recommend that you reseal your asphalt driveway every 2 to 4 years. Steep driveways receive more abuse from snow removal equipment and may need to be sealed more often.
Cost – The average cost is $450. Factors that affect the driveway sealing costs include the size of the driveway, the amount of cracks within the driveway, how much dirt is on the driveway and the condition of the asphalt.
Reason – Constant exposure to snow and ice on deck boards and handrails breaks down protective stains and paints. These horizontal surfaces also sit in direct sunlight and receive wear from foot traffic, causing protective coatings to wear off much quicker than coatings on vertical wood surfaces.
Frequency – We recommend that you stain your deck boards and handrails every 1 to 3 years to provide optimal protection. Decks that receive direct sunlight, heavy snow loads and frequent foot traffic will have to be stained with greater frequency.
Cost – The average cost for a small deck is about $500 to $750 while the average cost for the typical primary deck may range from $1,000 to $1,750, depending upon whether the deck needs repairs and sanding. Factors that affect the deck restoration cost include the size and number of decks, entries and stair systems and whether wood repair and/or sanding are needed.