Specialty

Elastomeric & Stucco Coating

Waterproof and protect your stucco with flexible coatings built for Colorado's freeze-thaw cycles

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Overview

Elastomeric coatings are the gold standard for protecting stucco in Colorado. Unlike standard exterior paint that applies at 3-4 mils thick with minimal flexibility, elastomeric coating applies at 15-25+ mils thick and stretches 200-360% without rupturing. This thickness and flexibility allows it to bridge cracks up to 1/16 inch and maintain a waterproof membrane that moves with the building.

Denver experiences 100+ freeze-thaw cycles per year. Water enters stucco through cracks, freezes and expands up to 9% in volume, and progressively widens the crack. This is the single biggest reason for stucco failure along the Colorado Front Range. Elastomeric coatings prevent water entry while remaining breathable enough to allow interior moisture to escape.

Colorado's Front Range has thousands of stucco-clad communities from the 1990s-2010s building boom. Many used one-coat stucco systems over OSB sheathing -- a system known for moisture problems. Before applying elastomeric, it is critical to verify there is no trapped moisture behind the stucco and to resolve all moisture sources first.

Materials & Tools Needed

Coatings and Repair

Elastomeric masonry coating (Sherwin-Williams Loxon XP, Behr Elastomeric)
Alkali-resistant masonry primer
Elastomeric crack filler and caulk
Stucco patching compound and finish coat mix

Application Equipment

Heavy-duty airless sprayer capable of thick viscosity
Heavy-duty roller frames with 1-1/4 inch nap covers
4-inch masonry brushes for detail work
Wet and dry film thickness gauges

Repair Tools

Cold chisels and margin trowels for crack prep
Hawk and finishing trowels for stucco repair
Stucco texture tools (dash brush, float)
Grinder with diamond cup wheel for crack preparation

Preparation

Pressure washer (1,500-2,500 PSI for stucco)
Moisture meter (pin-type or pinless)
Scaffolding or boom lift for access
N95 respirators and fall protection equipment

Step-by-Step Guide

Stucco Condition Assessment

Classify all cracks by severity: hairline (cosmetic), small (1/16-1/8 inch), medium (1/8-1/4 inch requires investigation), large (over 1/4 inch likely structural). Check for delamination with tap test. Measure moisture content.

Moisture Source Identification

Identify and resolve all moisture sources before coating: failed caulk, damaged flashing, gutter failures, sprinklers hitting stucco, soil against walls. Elastomeric will not fix underlying moisture problems -- it will trap them.

Small Crack Repair

Clean cracks with wire brush. Apply elastomeric crack filler. For cracks 1/16 to 1/4 inch, widen with cold chisel, insert backer rod if deep, and fill with elastomeric caulk. Allow 24-48 hours cure.

Large Damage Repair

Remove all loose stucco to sound substrate. Install new metal lath if needed. Apply scratch coat, brown coat, and finish coat matching existing texture. Allow 28-day cure before coating.

Surface Cleaning

Pressure wash at 1,500-2,500 PSI. Apply bleach solution for mold and mildew. Allow 24-48 hours drying. Stucco must be completely dry (below 12% moisture) before elastomeric application.

Masking and Protection

Mask all windows, doors, trim, and fixtures. Elastomeric is extremely thick and very difficult to remove from unintended surfaces once cured. Protect landscaping and walkways.

Priming

Apply alkali-resistant masonry primer compatible with the elastomeric system. Essential on new repairs, unpainted stucco, and surfaces with efflorescence. Follow manufacturer primer recommendation.

First Coat Application

Apply at 10-12 mils wet film thickness per coat -- significantly heavier than standard paint. Coverage: 50-75 sq ft per gallon (vs. 300-400 for standard paint). Maintain a wet edge.

Curing Between Coats

Allow 4-8 hours cure. In cooler Denver temperatures below 60 degrees F, extend to 8-12 hours. Do not apply if rain is expected within 24 hours.

Second Coat Application

Apply second coat at same thickness. Two coats minimum achieves 15-25 mils dry film thickness for crack-bridging and waterproofing. Some specs require three coats for 25-35 mils.

Detail and Transition Work

Cut in at trim, windows, doors. Coat soffits, stucco returns, and parapet walls. Ensure continuous coverage at all corners and foundation-to-grade transition.

Quality Control

Measure dry film thickness with coating gauge. Verify minimum DFT meets specification. Check for pinholes that compromise waterproofing. Touch up thin areas.

Cleanup and Documentation

Remove masking while coating is still slightly flexible. Clean overspray immediately. Provide product specs, DFT measurements, warranty, and maintenance schedule. Expected service life: 8-15 years.

Denver Pro Tips

Freeze-thaw is the primary enemy

Denver experiences 100+ freeze-thaw cycles per year. Water in stucco cracks freezes and expands 9%, progressively widening cracks. Elastomeric with 200%+ elongation bridges these cracks. Standard paint (2-5% elongation) cannot. For Colorado stucco, elastomeric is a necessity.

Application temperature window is tight

Surface temperature must be 50-90 degrees F during application AND for 24 hours after. Denver's spring/fall pattern of 65 degrees daytime and 35 overnight is problematic. The reliable window is May 15 through September 30.

South-facing stucco gets double punishment

South-facing walls get maximum UV AND thermal cycling. Surface temperatures can reach 140+ degrees F in summer and drop 100 degrees overnight. Elastomeric flexes with this cycling. Apply to south/west elevations first if budget requires phasing.

Vapor permeability is critical

While elastomeric waterproofs the exterior, it must remain breathable to allow interior moisture to escape. In Colorado, vapor drive is outward in winter. Using non-breathable products or too many coats traps moisture causing hidden damage. Verify product perm rating is 8+.

What Affects Pricing

Total stucco surface area per elevation
Stucco condition and repair scope -- minimal cracking vs. extensive damage
Number of coats -- 2-coat standard vs. 3-coat premium
Product specification -- standard vs. high-elongation vs. silicone-enhanced
Surface preparation intensity -- simple wash vs. heavy treatment
Building height and access requirements
Material cost -- elastomeric is 3-5x cost per gallon of standard paint, with 4-6x lower coverage

Frequently Asked Questions

What is the difference between elastomeric coating and regular paint?

Regular paint applies at 3-4 mils with 2-5% elasticity. Elastomeric applies at 15-25+ mils and stretches 200-360%. This bridges cracks up to 1/16 inch and creates a waterproof membrane. It has 10-20x the film build, providing superior protection against moisture, UV, and physical damage.

How long does elastomeric coating last in Denver?

A properly applied two-coat system lasts 8-15 years. South and west walls on the shorter end. By comparison, standard acrylic on stucco lasts 4-7 years in Denver. The long-term cost per year is often lower despite higher upfront cost.

Can it be applied over existing paint?

Yes, if existing paint is sound and well-adhered. Loose, peeling, or chalky paint must be removed first. If multiple old layers exist (3+ coats), consider stripping to bare stucco for best results.

Will it hide my stucco texture?

Elastomeric will soften very fine texture details slightly due to its thickness, but will not hide medium or heavy stucco textures (dash, lace, sand). The heavier the existing texture, the less noticeable the coating thickness.

Is it worth the extra cost for Colorado stucco?

For most Front Range stucco homes, yes. Standard paint costs less upfront but needs reapplication every 4-7 years. Elastomeric costs 2-3x more but lasts 8-15 years. Over 15 years, elastomeric is comparable or cheaper per year. More importantly, it prevents moisture intrusion during freeze-thaw cycles.

How We Can Help

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