Step two in the order of operations
Stucco and Siding in Scottsdale and the East Valley
Sonoran Building Solutions repairs, re-floats and recoats stucco and replaces siding across Scottsdale and the East Valley under Arizona ROC 368140. We seal the shell right after the roof so water stays out and the paint that follows lasts.
- ROC 368140
- One crew chief on site
- Written order of operations
- Callback in 1 business hour
What we do on stucco and siding
Most Scottsdale and East Valley homes are stucco, and most stucco problems start small. Sonoran Building Solutions handles:
- Crack repair. Hairline, map and structural cracks, opened and filled the right way.
- Patching and texture matching. Repairs around old windows, drain lines, satellite mounts and previous leaks, blended into the existing finish.
- Re-float and color coat. Resurfacing sections or full elevations where the finish has failed, with color coat that fits the HOA palette.
- Water damage repair. Cutting out wet or soft stucco and the material behind it, then rebuilding.
- Siding replacement. Wood, fiber cement and other siding on homes and light commercial buildings where siding is used.
For commercial and multifamily buildings, see our commercial exterior envelope work.
The Arizona realities for stucco
Heat cycles. Walls can swing from a cool night to a surface that is far too hot to touch by afternoon. That expansion and contraction opens cracks over the years.
Soil and slab movement. Many Valley homes sit on slab foundations over caliche and expansive soils. Small shifts show up first as cracks at window and door corners.
Monsoon. July to September storms drive water sideways into every opening in the wall. A hairline crack that never mattered in May becomes a leak in August.
UV. Sun fades and chalks color coat and breaks down caulk at control joints and trim.
HOA design review. Most communities control stucco color, texture and trim color. We pull the approved palette and submit the request, then schedule around the approval.
Permits. Surface repair is typically not permitted work. Replacing wall sections, siding or any framing is. We confirm with the local jurisdiction, whether Scottsdale, Mesa, Chandler, Gilbert or Maricopa County, and handle it.
Where stucco sits in the order of operations
Stucco is the second trade. Seal the shell before anything else touches it.
- Before stucco: the roof. Roofers work along the top edge of every wall. New stucco under an unfinished roof gets scuffed, stained and cut. Roof first.
- During stucco: openings. If you plan new windows or doors, they are cut into the wall. Finish the stucco repair and the new openings together, so you never patch the same wall twice. See windows and doors.
- After stucco: paint. Patches need time to cure before color goes on. Paint is the seal on the envelope and goes on last outside. See painting.
The cost of getting this wrong is simple: a repainted wall that has to be patched again. A written order of operations keeps that from happening.
Stucco work compared
| Condition | What it usually means | Typical fix |
|---|---|---|
| Hairline cracks, no stains | Cosmetic movement or curing shrinkage | Fill, texture and recoat |
| Wide or stair-step cracks | Movement in the slab or framing | Open, repair and watch, with a structural opinion if needed |
| Stains or bubbling near roof lines | Water getting in from above | Fix the roof or flashing first, then repair stucco |
| Soft or crumbling areas | Water has been inside the wall | Cut out, dry, rebuild and re-float |
| Failed finish across a whole elevation | Age and UV | Re-float or color coat |
How a stucco job runs
- Free assessment. We walk every elevation, check suspect areas and photograph them.
- Written scope. You get a plain list of repairs, what each costs relative to the others and how it fits with the roof and paint.
- Approvals. HOA color and texture request submitted. Permit pulled if the work needs one.
- Repair. Cracks opened and filled, damaged areas rebuilt, texture matched.
- Cure. We schedule cure time before color or elastomeric coating goes on.
- Walkthrough. We walk the finished wall with you.
One crew chief is on site daily and is your single point of contact.
What moves the price
Every wall is different. The things that move the number are:
- The number and type of cracks, and whether any are structural
- Whether water damage is hiding behind the finish
- The size of the area being repaired or re-floated
- Texture complexity and how hard it is to match
- Height, access and scaffolding
- Whether the roof, windows or paint are being done at the same time
We give price ranges for each step at the free assessment, not before we have seen the wall.
Mistakes to avoid with stucco
Painting over active cracks. Paint hides a crack for a season. Water still enters. Repair first.
Patching without matching texture. A smooth patch on a sand-finish wall shows from the street, especially in low afternoon light. We match texture before we call a repair finished.
Ignoring the source of a stain. A stain under a roof edge or window corner is usually a symptom. We find where the water comes from, and if it is the roof or a window, that is fixed first.
Skipping cure time. Fresh patches need time before they are coated. Rushing leads to blotches, cracking and peeling.
When to call
Book the assessment if you see:
- Cracks wider than a credit card, or stair-step cracks at corners
- Stains, bubbling or soft spots
- Chalky or faded color
- Water marks inside near an exterior wall
- A planned roof, window or paint project that depends on the wall being sound
The assessment takes about an hour, costs nothing and you keep the written plan either way.
What's included
What every stucco and siding job includes
- Full walk of every elevation with photos of cracks and stains
- Suspect areas checked for moisture before patching
- Cracks opened and repaired properly, not skimmed over
- Texture matched to the existing wall
- Cure time built into the schedule before color goes on
- Flashing details checked at windows, doors and roof edges
- HOA color and texture approval where required
- Written scope with a clear note on what comes next
Common local searches
- stucco repair Scottsdale
- stucco contractor East Valley
- stucco crack repair Phoenix
- re-stucco Scottsdale AZ
- siding replacement Mesa
- stucco color coat Chandler
- stucco water damage Gilbert
- exterior contractor Paradise Valley
Answers first
Stucco and siding FAQ
Why does stucco crack in Arizona?
Stucco cracks mainly from slab and soil movement, heat expansion and contraction, and shrinkage as it cures. Many hairline cracks are cosmetic, but wider or stair-step cracks can let monsoon water into the wall and need proper repair.
Can cracked stucco just be painted over?
Not reliably. Paint alone only hides a crack for a short time, and water can still enter the wall. Cracks should be opened, filled and patched, then cured before any color or elastomeric coat goes on.
Should stucco be repaired before painting?
Yes. Patches must cure before paint. Painting first means the patched areas show through and the paint has to be redone.
Does stucco work come before or after the roof?
After. A re-roof drags debris and ladders across the walls and can scuff fresh stucco. Roof first, then stucco, then windows and paint.
How do I know if there is water damage behind stucco?
Look for stains, bubbling, soft spots, efflorescence or cracks that follow window corners. We check suspect areas at the assessment and tell you what we find before any repair is priced.
Do I need a permit for stucco work in Scottsdale?
Cosmetic crack repair and recoating usually does not need one, but replacing wall sections or siding can. We confirm with the city or county and pull any permit under ROC 368140.
Will you match my HOA's stucco texture and color?
Yes. We match the existing texture and submit the approved color to your HOA design review before we start.
Service area
Stucco and siding in Scottsdale, Phoenix, Mesa, Chandler and Gilbert
Find out what your stucco needs before the monsoon
Book the free assessment. We walk every wall, photograph what we find and give you a written order of operations. You keep it either way.