External Painting Cost in Mumbai
External painting is priced per square foot, and on a sound building it is genuinely a finishing cost. On a building with hollow plaster it is not a painting job at all, and any quotation that does not distinguish the two is pricing the wrong scope.
To be confirmed
We have chosen not to publish a figure we cannot stand behind for your specific building. What follows is more useful anyway: what actually moves the number, and how to compare two quotations honestly.
What actually moves the number
In rough order of how much they typically matter.
- Substrate condition
- Whether plaster repair is needed first, which is a different and larger scope.
- Coating specification
- Acrylic versus elastomeric, decided by whether the elevation has live cracking.
- Number of coats and film thickness
- Two full coats at specified DFT versus one thinned coat is the most common hidden difference between quotes.
- Scaffolding
- Frequently the largest line on a tall building.
- Surface preparation
- Cleaning, removing chalking material and treating biological growth.
What a quotation should and should not include
Normally included
- Surface cleaning and preparation
- Alkali-resistant primer
- Two exterior topcoats to specified DFT
- Dry film thickness verification
Normally excluded
- Plaster repair
- Crack treatment
- Scaffolding unless stated
- Window sealant renewal
Warning signs in a cheap quotation
None of these prove bad faith. All of them mean the two quotations in front of you are not for the same work.
- Painting quoted with no hollowness survey
- No primer line item
- A single topcoat
- No stated dry film thickness
- Elastomeric grade priced but applied too thin to bridge anything
What external painting involves
External painting is the final protective and decorative layer on a building envelope. Done properly it follows plaster repair and crack treatment and uses an alkali-resistant primer with an exterior-grade topcoat; done as a cover-up over hollow plaster it fails within a season and hides the actual problem.
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Cost — questions we get asked
Why will you not publish a rate for this?
Because a rate quoted without seeing the building is either meaningless or misleading. The condition of the existing structure changes the number more than anything else, and it cannot be assessed over the phone. We publish what drives the cost instead, so you can interrogate any quotation — including ours.
What makes two quotations for the same job differ so much?
Almost always the invisible work. Whether plaster repair is needed first, which is a different and larger scope. Beyond that, the items most often trimmed are preparation, curing time and testing — none of which are visible at handover and all of which decide whether the system lasts.
What should I check before accepting a quotation?
That it states thickness, curing period, junction and penetration detailing, and what testing is carried out before anything is covered. A quotation that omits all four is not comparable to one that states them, whatever the headline rate says.
Is the site inspection chargeable?
No. The inspection and the itemised scope that follows are free and carry no obligation. You are free to take that scope to any contractor.
Get an itemised quotation you can actually compare
An engineer visits, establishes the real condition, and gives you a rate-wise scope. A housing society committee can put it line by line to a general body meeting.
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