Commercial painting cost per square foot in Houston, TX (2026)

Exterior work is normally measured from elevations and site conditions. Lift access, traffic control, repairs, coating type, and weather planning make a flat floor-area formula unreliable.

Confirm the measurement before comparing proposals. One bidder may use floor area, another may use wall area, and another may provide a lump-sum price by elevation or phase.

For example, a 5,000-square-foot office does not have only 5,000 square feet of walls. Ceiling height, perimeter, offices, corridors, conference rooms, and partitions determine the actual paintable area.

• Occupied or vacant space: occupied properties may require phased work, daily reset, protection of equipment and furnishings, tenant notices, and night or weekend shifts.
• Height and equipment: atriums, warehouses, stair towers, loading areas, and multistory exteriors may require lifts, scaffolding, or additional safety planning.
• Existing surface and coating: drywall, concrete block, metal, stucco, wood, and previously coated surfaces require different preparation, primers, and finishes.
• Repairs and preparation: water damage, rust, failed caulk, mildew, chalking, delaminating stucco, and damaged drywall should be identified and priced before coating begins whenever possible.
• Products and occupancy requirements: low-odor or lower-VOC products may be appropriate for occupied offices, medical spaces, schools, or other sensitive environments, chosen by substrate, performance requirements, occupancy plan, and approved specifications.
• Colors and finish schedule: multiple colors, accent areas, detailed trim, brand standards, and different sheen requirements increase layout and application time.

1. Areas — measured areas and surfaces.
2. Preparation — preparation and repair assumptions.
3. Products — primer, finish product, sheen, and color schedule.
4. Coverage — coverage or coat requirements.
5. Access — access equipment and who supplies it.
6. Schedule — work hours, phasing, and shutdown requirements.
7. Protection — protection, cleanup, and daily handoff.
8. Exclusions — alternates, exclusions, and change-order process.
9. Insurance — insurance documentation.
10. Terms — warranty and payment terms.

Houston Superior Painting carries $2Min general liability coverage and workers' compensation insurance. A current certificate of insurance is available on request and is provided after the customer approves the project. If a property requires additional-insured wording or a certificate holder, that requirement should be discussed before scheduling and confirmed by the insurer. See insurance and warranty.

Houston Superior Painting offers a 5-year written workmanship warranty on eligible work. Commercial clients should review the project-specific estimate and warranty for covered workmanship, excluded substrates or conditions, maintenance requirements, and the claim process.

When the approved scope allows it, work can be planned around operations through after-hours or weekend scheduling, phased completion by floor or suite, daily cleanup, and communication with the property manager or site contact. Any premium for restricted hours or phasing should be shown in the written proposal. More on our commercial painting page and in painting an occupied office.

Pricing is for preliminary planning; a site walk and written proposal set the actual price. Last reviewed October 2026.