Residential
Residential Painting & Remodeling in South Florida
From a single room to a whole-house repaint, we do the preparation that makes a paint job survive Florida sun, salt air and summer rain — plus the licensed construction work most painting companies hand off to someone else.
On every job
- Licensed Florida general contractor, not a paint-only crew
- Written scope of work before anything is opened or covered
- Surface preparation quoted as line items, so you can see what you are buying
- Daily on-site supervision and progress you can actually check
- Furniture, floors, landscaping and pool decks masked and protected
- Full clean-up and a walkthrough before we ask you to sign off
Services
What we do for homes
Six services, all under one license. Most jobs use more than one of them, and they go on the same contract when they do.
Why Smart Coat
Why Smart Coat for your home
Three things that decide whether a repaint still looks right in year five, and that most bids do not address at all.
South Florida is hard on houses. Ultraviolet light breaks paint film down faster here than in most of the country, afternoon storms drive water into hairline stucco cracks, and homes east of the Intracoastal take a constant salt load that attacks coatings and fasteners. A repaint that skips preparation looks good for a season and chalky by the second summer.
We work the other way around. Every residential job starts with washing, scraping and repairing the substrate, sealing what needs sealing, and choosing a coating system rated for the exposure that particular wall gets. The finish coat is the last and least interesting part of the work.
Because Smart Coat is a licensed Florida general contractor as well as a painting company, the same team can open a wall, repair the stucco behind it and put the room back together — which matters on the jobs where a repaint uncovers a problem nobody knew about.
The preparation is quoted, not assumed
Washing, scraping, patching, caulking and priming appear as line items on your estimate rather than being folded into a single number. It is the part of the job a cheap bid drops, and the only way to see whether it was dropped is to be shown it.
The repair behind the paint is ours too
Wood rot at a fascia, a soft patch of stucco, a drywall seam that opened up — a paint-only crew stops there and hands you a second contractor. Smart Coat holds a Florida Certified General Contractor license, so the repair is scheduled inside the same job rather than after it.
You keep living in the house
Interiors are worked room by room, furniture is moved and covered rather than shoved aside, hardware comes off instead of being cut around, and the site is cleaned at the end of every day. Working hours and the room order are agreed with you before the first day.
Our process
How a home project runs
The same five steps on a single room and on a whole-house exterior. Only the scale changes.
Free estimate
We come out, look at the actual surfaces and write up what the job needs — including the repair work a quick drive-by quote would miss. You get a written scope and price, not a number over the phone.
Color and scope consult
We agree on the colors, sheens and exactly which surfaces are included, in writing. For association projects that means a color schedule the board can circulate and vote on, and sample sections on the building where it helps.
Prep and protection
Washing, scraping, crack and stucco repair, caulking and priming — plus masking of everything that is not being coated. This is the part of the job that decides how long the finish lasts.
Paint and restore
Coatings go on in full, specified coats with a supervisor on site while the crew works. On restoration projects the concrete, stucco and waterproofing scope is completed and checked before any finish coat is applied.
Walkthrough and warranty
We walk the finished job with you in daylight, work through your punch list, clean the site and hand over the paperwork — colors used, products applied and the warranty documentation for the work.
Service areas
Where we work
Miami-Dade, Broward and Palm Beach counties, from Miami and Coral Gables north through Fort Lauderdale and Boca Raton to West Palm Beach, and the coastal towns between them.
All service areasMiami-Dade County
Broward County
FAQ
Questions homeowners ask
The ones that come up before almost every residential estimate.
Do you paint single rooms, or only whole houses?
Both. A single room, a hallway or an accent wall is a normal job for us. Smaller jobs are usually scheduled around larger ones, so ask about timing when you request the estimate.
How long does a typical house repaint take?
Most single-family interiors run a few days and most exteriors run one to two weeks, depending on square footage, how much repair the walls need and the weather. Your estimate includes a schedule with the specific days.
Do I need to move out while you work?
No. Interior work is normally done room by room so you keep the rest of the house, and exterior work does not affect the inside at all. We agree access and working hours with you before the first day.
Do you handle repairs, or only painting?
We handle repairs. Drywall, stucco, wood rot, trim replacement and the construction work behind them are all in scope, which is why the company carries a general contractor license as well as painting crews.
What time of year is best to paint a house in Florida?
The dry season, roughly November through April, is the easier window for exterior work — lower humidity and fewer afternoon storms mean coatings cure the way the data sheet says they will. Exteriors are painted year-round here anyway; in the wet season the crew works around the forecast and stops early enough for the film to set before the rain.
Do you give a written estimate, and does it cost anything?
The estimate is free and it is written. We walk the property, measure it, note the repairs the surfaces actually need, and send a scope that lists the preparation, the surfaces included and the products — not a single number with no working shown.
No obligation
Tell us about your house
Send the details and we will walk the property, write a scope you can read, and price it line by line.