​​If you own or manage a commercial, HOA, condo, or multi-family property in South Florida, one of the biggest long-term expenses you’ll face is exterior repainting.

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In Miami’s coastal climate, paint failure happens much faster than the national average. The key factor that determines whether your building needs repainting every 5 years or every 15 years is simple:

Whether the exterior is professionally washed on a regular schedule.

This guide breaks down repaint timelines by material type and building size, specifically for Southern Florida commercial properties.

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Why Buildings in Miami Require More Frequent Repainting

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South Florida is one of the most aggressive environments in the country for exterior coatings.

Major contributors include:

• Salt air from the Atlantic accelerating coating breakdown

• High humidity promoting algae, mold, and mildew growth

• Frequent rain keeping façades wet for extended periods

• Intense UV exposure causing fading and chalking

• Airborne pollutants embedding into porous surfaces

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Without routine exterior building cleaning, contaminants penetrate the surface. At that point, repainting becomes corrective instead of preventative.

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Repaint Cycles by Exterior Material (Miami Conditions)

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1. Stucco (Painted)

Common on condos, HOAs, and commercial buildings throughout Miami.

Without professional exterior washing:

• Repaint every 4-6 years

• Mold and algae embed into pores

• Stains bleed through fresh paint

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With annual or semi-annual building washing:

• Repaint every 10-15 years

• Surface remains clean and breathable

• Coatings maintain adhesion and color

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Stucco benefits more than any other material from routine soft washing services.

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2. Concrete (Painted or Sealed)

Common on mid-rise and high-rise commercial structures.

Without routine cleaning:

• Repaint every 5-7 years

• Salt and mildew degrade coatings

• Increased risk of surface cracking and corrosion

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With scheduled exterior façade cleaning:

• Repaint every 12-18 years

• Slower carbonation and surface breakdown

• Improved long-term durability

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Concrete may look durable, but Miami’s climate still shortens its coating lifespan without maintenance.

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3. EIFS (Exterior Insulation and Finish Systems)

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Frequently used in multi-family and mixed-use developments.

Without washing:

• Repaint every 4-5 years

• Moisture retention and staining accelerate failure

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With regular low-pressure exterior cleaning:

• Repaint every 8-12 years

• Reduced staining and patchwork

• Lower moisture-related risk

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EIFS requires gentle, consistent cleaning, not high-pressure washing.

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4. Painted Metal Panels & Architectural Steel

Common on modern commercial and luxury residential buildings.

Without exterior washing services:

• Repaint every 6-8 years

• Salt corrosion forms at seams and fasteners

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With routine façade washing:

• Repaint every 12-20 years

• Slower oxidation

• Extended coating performance

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Salt buildup is the biggest threat to metal surfaces in coastal South Florida.

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Repaint Cycles by Building Height

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Low-Rise Buildings (1-3 Stories)

Typical: retail centers, small office buildings, townhome communities.

• Without washing: repaint every 4-6 years

• With annual cleaning: repaint every 10-15 years

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These buildings are often overlooked because access is easy, but staining becomes permanent quickly.

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Mid-Rise Buildings (4-10 Stories)

Typical: condo associations, medical offices, commercial properties.

• Without washing: repaint every 5-7 years

• With scheduled exterior cleaning: repaint every 12-18 years

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Skipping maintenance significantly increases long-term capital expenditure due to access costs.

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High-Rise Buildings (10+ Stories)

Typical: luxury condos, hotels, Class A commercial towers.

• Without washing: repaint every 6-8 years

• With professional façade washing program: repaint every 15-20+ years

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At height, salt exposure intensifies, and repainting costs can exceed several hundred thousand dollars.​

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Cost Comparison: Exterior Washing vs Repainting in Miami

 

Average commercial repaint project in Miami:

• $100,000 - $500,000+ depending on height, material, and scope

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Annual or semi-annual exterior building cleaning:

• Typically 5-15% of repaint cost per year

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Routine exterior washing can often double the life of exterior paint systems, dramatically reducing lifecycle costs.​

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Final Takeaway for Miami Property Owners & Managers

If your commercial building, HOA, condo, or multi-family property in Miami is not on a structured exterior cleaning schedule, you are accelerating repaint cycles by years.

Exterior washing is not cosmetic maintenance. It is asset protection and capital expense control.

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Protect Your Building Before Paint Fails

If you manage a mid-rise or high-rise property in South Florida and want to extend your repaint cycle, reduce long-term costs, and maintain curb appeal, a proactive exterior cleaning program is one of the highest ROI maintenance decisions you can make.

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Aerial Access Solutions specializes in safe, efficient exterior building cleaning for commercial and multi-family properties throughout Miami, Fort Lauderdale, Boca Raton, and West Palm Beach.

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If you’d like a property assessment or want to understand how often your specific building should be cleaned based on material and height, contact us to schedule a consultation.