Skip to content 
Elastomeric coating lasts significantly longer than traditional exterior paint in the intense Arizona heat. While standard high-quality exterior paint typically protects for five to seven years, elastomeric coatings can remain effective for fifteen to twenty years or more. This durability stems from the coating’s unique ability to stretch and contract as temperatures fluctuate, which prevents the cracking and peeling common with traditional products.
Local Painters provides this technical comparison to help property owners understand the physical properties and long-term performance expectations of these two different materials. This article details the specific reasons why elastomeric products outperform standard paint in desert environments and identifies the best exterior coating Arizona homeowners should select for their specific property needs.
Physical Differences Between Paint and Elastomeric Coating
Traditional exterior paint used in exterior painting projects is a liquid application that dries into a thin, relatively rigid film. It consists of pigments, resins, and solvents designed to provide color and a basic moisture barrier. In contrast, elastomeric coating is a high-build material that is approximately ten times thicker than standard paint. According to technical specifications from Sherwin-Williams, elastomeric coatings can be applied at a thickness of 15 to 20 mils per coat, whereas traditional paint usually sits at 2 to 3 mils when dry.
The primary difference lies in the resin content. Elastomeric products use advanced acrylic resins that remain flexible after curing. This flexibility allows the material to bridge small gaps and move with the structure. Because Arizona experiences extreme temperature swings between day and night, building materials like stucco and masonry expand and contract constantly. This movement, known as thermal expansion, often causes traditional paint to become brittle and snap, leading to surface cracks.
Flexibility and Crack Bridging
One of the most significant elastomeric coating benefits is its ability to stretch up to 300% of its original size. Standard paint has almost zero elasticity once it fully dries. When a stucco wall develops a hairline crack due to heat, traditional paint will crack along with the surface. An elastomeric coating acts more like a rubber band, stretching over the crack to maintain a continuous, waterproof seal.
Sun Resistance and UV Degradation
The Arizona sun emits high levels of ultraviolet (UV) radiation that breaks down the chemical bonds in standard paint. This process, called chalking, results in a fine powder on the surface and leads to color fading. Data from the U.S. Department of Energy indicates that white or light-colored reflective coatings can also help manage the surface temperature of a building, reducing the thermal stress placed on the exterior walls. Elastomeric coatings are engineered with higher UV resistance, allowing them to maintain their color and structural integrity much longer than standard latex or acrylic paints.
Performance Comparison: Standard Exterior Paint vs. Elastomeric Coating
| Feature | Standard Exterior Paint | Elastomeric Coating |
|---|---|---|
| Average Lifespan | 5 to 10 Years | 10 to 20+ Years |
| Material Thickness | 3 to 5 Mils (Dry) | 15 to 20 Mils (Dry) |
| Elasticity | Minimal to None | High (up to 300% stretch) |
| Crack Bridging | No | Yes (up to 1/16th inch) |
| Waterproofing | Water Resistant | Fully Waterproof |
| Breathability | High | Moderate |
| Typical Cost | Lower Initial Price | Higher Initial Price |
Stucco Protection and Waterproofing
Most Arizona homes feature stucco exteriors, which are naturally porous. Standard paint provides a decorative finish but may allow moisture to seep into the stucco during monsoon rains. Because elastomeric products are waterproof, they create a barrier that prevents water from reaching the underlying masonry. This is a primary reason why many professional house painting contractors in Arizona recommend these coatings for aging stucco that has begun to show signs of spiderweb cracking.
Bonus Tip: Before applying any coating, ensure the surface is clean and free of loose debris. Elastomeric products require a very strong bond to the substrate to function correctly, so pressure washing and professional cleaning are mandatory steps.
Breathability and Moisture Trapping
While the waterproofing benefits are significant, a high-quality coating must also balance this protection with the ability to allow water vapor to escape from inside the home. This critical property is known as breathability or “perms.” If a coating is too thick and lacks breathability, moisture from inside the house can become trapped between the wall and the coating, leading to bubbles and eventual failure. Modern elastomeric coating services use vapor-permeable formulas that keep liquid water out while letting vapor pass through, protecting the structural integrity of the home.
Things to Consider Before Making a Decision
Choosing between paint vs elastomeric coating involves more than just looking at the price tag. Property owners should evaluate the current state of their exterior and their long-term goals.
- Current Surface Condition: If the stucco has many hairline cracks, elastomeric is usually the superior choice. If the surface is in perfect condition, a high-quality paint might suffice.
- Duration of Ownership: Homeowners planning to stay in their residence for over a decade often find the higher cost of elastomeric coatings pays for itself by skipping one or two paint cycles.
- Budget: The initial cost for an elastomeric coating is typically 50% to 100% higher than a standard paint job due to the volume of material required.
- Texture and Appearance: Elastomeric coatings are much thicker and can slightly soften the sharp edges of a stucco texture. Some people prefer this smoother look, while others want the original crispness of the stucco.
Bonus Tip: Avoid using elastomeric coatings on wood siding or trim unless the product is specifically rated for it. Wood moves and breathes differently from masonry, and using the wrong coating can lead to wood rot if moisture gets trapped.
Long-Term Value of Best Exterior Coating Arizona Options
While the upfront investment for elastomeric coating services is higher, the cost per year of protection is often lower. A standard paint job might cost $4,000 and last 6 years, resulting in a cost of about $666 per year. An elastomeric job might cost $7,000 but last 15 years, bringing the annual cost down to approximately $466.
Beyond the math, the protection against water intrusion and the reduction in maintenance frequency provide peace of mind. Homeowners do not have to worry about the cycle of scraping, priming, and repainting every few seasons. According to a guide on exterior maintenance by The Family Handyman, choosing the right material for the local climate is the single most important factor in reducing long-term home repair costs.
Common Questions About Exterior Coatings
Many homeowners ask if they can apply an elastomeric coating over existing paint. The answer is yes, provided the existing paint is firmly adhered to the wall. If the old paint is peeling or chalking, it must be removed or stabilized with a masonry sealer before the new coating goes on.
Another frequent question involves color choices. Because these coatings are so thick, they hold pigment well, but very dark colors can still absorb significant heat. In Arizona, choosing lighter shades helps the coating last even longer by reflecting more UV rays. Professional house painting contractors AZ residents trust will usually suggest mid-to-light tones for maximum longevity.
Arizona Homeowner FAQ
Does elastomeric coating stop all leaks?
It is highly effective at stopping leaks through the walls by sealing hairline cracks. However, it will not fix structural issues, roof leaks, or major cracks larger than one-sixteenth of an inch. These require manual repair with patch kits or caulk before coating.
Is elastomeric coating the same as “cool paint”?
Not exactly. While both can reflect heat, elastomeric refers to the flexibility and thickness of the material. Some “cool paints” are thin like traditional paint but contain reflective pigments. Many elastomeric coatings include these reflective properties, but their main goal is durability and waterproofing.
Will the coating look different than regular paint?
To the casual observer, it looks like a high-quality, thick paint job. Up close, it may appear slightly more “rubbery” or have a softer texture than thin paint. It provides a very clean, uniform finish that hides many minor surface imperfections.
Can I wash my house after it is coated?
Yes, and you should. Dust and dirt can accumulate on the surface, which might hold heat or moisture. A gentle rinse with a garden hose once or twice a year keeps the coating clean and maintains its reflective properties. Avoid high-pressure washing at close range, which can damage the surface.
Summary of Key Takeaways
Selecting the right exterior finish is essential for protecting a property from the harsh desert environment. Elastomeric coatings offer superior longevity, better crack protection, and higher resistance to UV damage compared to standard paint. While traditional paint is a cost-effective solution for short-term needs or homes with perfect surfaces, the long-term durability of an elastomeric system is hard to beat. Property owners should evaluate their budget, the current condition of their stucco, and how long they plan to keep the building before making a final selection.
Expert Recommendations for Your Property
Choosing between these options requires an assessment of your specific home and goals. Contact Local Painters at 602-775-3019 or email localpaintersaz@gmail.com to discuss your project needs. Getting a professional evaluation of your stucco condition will ensure you choose the material that provides the best protection for your investment. Whether you need standard painting or specialized elastomeric coating services, selecting the right product today prevents expensive repairs tomorrow.
Sources
- Sherwin-Williams – A global manufacturer providing technical data sheets on coating thickness and resin flexibility.
- U.S. Department of Energy – Federal agency offering data on how exterior coatings and reflectivity impact building temperatures.
- The Family Handyman – A leading home improvement publication detailing the practical application and benefits of different exterior finishes.
