Latest Discussions : Painting


05:45PM | 07/23/05
Member Since: 07/22/05
1 lifetime posts
our condominum building, located in southern california, near the ocean is badly in need of resurfacing.

the stucco is in decent shape but there are many cracks to be repaired, in some areas down to the base coat. there is also some leaking that is occurring.

the contractors we have consulted have provided inconsistent advice.

some say that texcote is the only way to go.

others say elastomeric paint is the best option.

can someone explain the difference and the pros and cons of each ?



04:32AM | 07/30/05
Member Since: 07/28/02
1356 lifetime posts
The texcote product is an elastomeric product just under a different name.

You need to go to a paint store in your area and have a rep from that company come out and spec out this job and you don't want to rely on just anyone to do this on this type of job. An elastomeric coating sounds like what you need on this project.


04:44AM | 09/30/05
Member Since: 09/29/05
1 lifetime posts
I would like to offer suggestions.

First, a painting store does not carry industrial coating systems. They carry paint which will never last more than eight years. most cases you will begin to deal with massive failure on the surface of stucco within two to four years. When this happens, you will be faced with more costs to try to remover the old paint than it cost to apply it in the first place. NEVER PAINT STUCCO! You have no idea of the damage to the look of your units and the cost of restoring the walls down the road.

Second, an elastomeric is the right direction, However, the name brand that you are asking about is sold by a distributor who sells one thing, and one thing only. Of course it is the solution for all your problems (it's all he has). With this company, as well as all others, you need to do a little background search. Right on this site, you will find a forum which allows people to comment on certain products or techniques. If you type in that company name and/or "liquid siding" or "liquid vinyl" you will be faced with some rather negetive advice as to the product you are asking about. Maybe thousands of complaints overall. You need to get away from the hype of "one solution" and check out all of the players. Watch for negetive press, but also watch for no press at all. Often, the low class players in the elastomeric industry are prone to change names, even three times in five years, and corp. identity for their protection. There is a lot of history in this industry, you need to get around the "also ran" players and get to the meat of the industry. If you do, you will end up with a Canadian product, as they invented the stuff. A few exist. As Peter Drucker says, "any newer technology brings with it a rush of "also rans" and then 25 years down the road, most are gone. This will be the case for elastomerics in the U.S. Unfortunatly, all the half wits will destroy this industry if people such as yourself don't remain vigilant. What happens is the "also ran" will decide he can create his own product and/or goes to the paint industry for his formulation. The U.S. paint industry will not formulate a long lasting coating system, even if they knew how to. Watch what you look at! Don't buy a suspect product! Follow science and require tested and MPI listed elastomeric coating systems with an acrylic base. Don't fall for a high stretch product ("it has a high stretch rate and stretches 600%)they don't allow natural vapor transmission!!!

Finally, as I stated, and elastomeric is the solution, but it needs to be able to transfer water vapor through it's rather durable skin. If not, it will bubble under hydrolic forces. Also, I said it would be Canadian because there are only two products like this which are tested and listed for government work etc. one has been around since 1960 and one since 1973, both have good track records, but the newer one has a direct sales force like the product you inquired about and would be 30% more expensive to cover commissions etc.

Lastly, expect to pay 3 times and more than paint. It will last many more times longer than paint so it will pay for itself over time, but don't paint. Either re-plaster or go with a quality elastomeric. Any questions please call 435-640-0283 and I'll give you the entire scoop


Mark Hedden



03:51PM | 10/25/06
Member Since: 10/24/06
1 lifetime posts
You appear to be well versed on the subject. I am secretary/treasurer of a condominium on Vancouver Island by the ocean. We are considering elastomeric paint for our building. I want to make sure we have the right specifications. Have you any ideas about this? thanks a lot.


08:11PM | 04/29/15
If I understand correctly texcote and elastomeric paint are the same thing, right? What are the best brands of elastomeric paint? Also I have been told over and over not to paint stucco but to either restucco (which is pretty costly) or to apply a fog coat. Is it better to apply elastomeric paint or a fog coat? My stucco is in pretty good shape just a few cracks. We mostly want to change the color of the house and give it a fresh look. So texcote, fog coat, elastomeric paint? What is my best option and do you have any brands that you would recommend?


12:28AM | 06/24/15
I just had a sales rep for CLEARVIEW ENERGY SOLUTIONS come over today to give me the demo for TEX COTE for my stucco, and the first price quoted to me was $20,000, and finally got price down to $13,220 which STILL seems like much to expensive for me.

Supposedly this is a government approved program that gives you some tax rebate on the extra cost you incur on your property tax bill. and the loan comes from what is referred to as the HERO program..20 year to pay off thru property taxes ????

I am getting cold feet because I am a senior citizen just barely squeaking by on social security. I am afraid I could lose my home by doing this, and I feel I should cancel. Any suggestions or thoughts on this????


11:27PM | 03/12/16
i just had a saleman leave my house , he show us how better it will be to use texcote the new stuff they call cool texcote my house is 2900 sg ft in side and 4,ooo out side he went to charge us 12.000 for the job is that a fair price also u little fear of this new type of paint , we live in caif i change my color to white it is now peach tell me what to do, oh by way the company make great windon, they did my window 10 year ago , i was very pleSE, I AM GOING WITH HERO PROGRAM HELP BEFORE I SIGN THE PAPER VA.


03:29AM | 07/27/16
Did you go through with it? I am in a similar situation


03:11PM | 10/01/16
Do not use the HERO program to borrow money for these products. You will pay a 4.99% initiation fee as well as 8.99% interest rate for 20 years. It will add thousands of dollars per year to your property tax bill. It is not a government program and you do not receive any help with the payments and they are not tax deductible.

Check out the website:

SLAP stands for Self-imposed Liens Against Property. By using a SLAP loan like HERO you are just shifting the very expensive costs from a typical home loan to your property taxes. Only about 1/3 of these SLAP homes are able to sell. Most buyers will not accept an additional lien on a property before they buy. You most likely will have to pay it off first, to sell.

For various reasons most lenders will not loan to pay off these SLAP assessments. Some sellers are caught in limbo.

For more information, including two investigative reports into SLAP loans, go to

Good luck.


01:11PM | 05/25/18
Actually, a lot of scary claims are made here by negative people about both Property Assessed Clean Energy (PACE) loans and Elastomeric paints. American specialty paint companies like TexCote and Cool Life make great products with lifetime warranties. We often hear from old customers about how much cooler and carefree their homes are with these coatings.

P.A.C.E. programs in California are designed to help homeowners make major home improvements that are energy efficient or help with water conservation. Once you obtain a loan, you will repay to your County Tax Assessor. This often means no payments for six and up to 18 months because it takes time to get the assessment on the tax bill, you still pay interest for that time. The interest rates vary and so do the rules that apply from the State, P.A.C.E. programs were all organized through two different California legislation efforts. The main point is that these programs provide a source of credit that is easier for homeowners to qualify for than most other loans. There are various new stringent requirements, there are many consumer protections built in, especially in regard to Price Gouging and Senior Abuse. The lenders also require all work to be completed before you sign a completion certificate and they pay the Contractors

There are three major PACE programs:

They all offer loans with different terms and conditions, they allow certified, participating contractors to facilitate these loans. I recommend that you research each directly with the lender and go with one that serves your area and offers the best rates. Don't be afraid to ask questions directly from the lenders.

Certified contractors provide services with a guarantee that they will be paid if work is completed as promised.

Sometimes Contractors will reduce their prices to help defray your up front loan fees depending on the scope of the project. Loan fees can be paid up front to the lender or rolled into the loan. There are also standard and optional no prepay penalty provisions.

More to know, but research and ask questions. If you have great credit and higher income you have more options, but for those who don't; this may be a good option that can enhance, improve or solve a stucco, roof, window, HVAC, Solar or other solution for your home or commercial building. PACE loans offer homeowners and commercial building owners the ability to make long term payments for major improvements, up to 30 years on Solar Systems, that can be paid off anytime.

Regarding Elastomeric, Reflective Coatings:

They were originally used in military and industrial applications, they really work great on metal, wood, masonry and stucco. There are also similar Coatings used on commercial and industrial roofing. They are valued for their breathability, waterproofing, thermal performance, elasticity and durability. There are many brands now that offer an unlimited color range. Ingredients vary slightly and energy efficiency ratings are available on most popular brands.

What is as important as the Coating is the experience of the people who apply the Coating. They must know what they are doing or you will not get good results. Most have to be certified applicators of the brand they sell, ask!

Best of luck,

Gerard Soberon


07:30AM | 07/04/18
i have many applications with texcote from the 70s, it is amazing that they have stood to toughest weather conditions on stucco,with over 40 years on stucco i used to offer 15 year warranties with each applications,the product i am speaking of is texcote x70, which i sprayed on after sandblasting, steve at housecareofcanada


03:49PM | 08/06/18
I only see questions no answers


04:38PM | 04/02/19
You should contact They manufacture stucco and repair products, have factory reps who provide expertise, and also sell a variety of applicable coatings to go over cementious substrates. Sto has what you need. Distributors all over North America.


12:33AM | 08/14/19
We had Texcote applied to our house. Unfortunately the contractor skimped on the base coat and as a result the top coating is now peeling! Contacted the contractor because we were told that there was a lifetime warranty. He's no longer doing business under that license/company but has opened a new company under a new contractor's license and claims that he's not responsible for the work performed by the previous company. Beware!!


07:28PM | 03/06/20
Regarding the August 14, 2019 post, I had a couple of visits from this contractor trying to get me to put tax code on my home. Now they have just called me again and I did except him a sales person to come out to see me but I know that it’s the same one. It’s the same sale script and instead of being in Fullerton there in Placentia and yes they are operating other in them under another name same same pitch same strategy I’m not an expert in these things but anybody who’s lying about their products and having to change their business licenses and move their locations is not a merchant that I will ever doBusiness with and I would advise all of you to find another solution as well. Good luck I’m looking for another solution myself but I’m going to ask other contractors and do some other research thanks


02:14PM | 03/25/20
In the 90's, as a new homeowner, I was approached by a sales person regarding Tex-Cote. I trusted this person and it sounded like a good investment, thinking I would never have to paint again. Several years later, he was out of business, claimed no responsibility, and my house was a peeling mess. Tex-cote company blamed it on the application,but reluctantly replaced the product for free and sent out an approved company to re-apply. This action took months to happen. As my luck would have it, this application also began to peel and flake and my house is once again a mess AND the company that applied it is no longer in business. I've had several painters come out and they all refuse to take it on. I am currently reaching out to Tex-Cote but I don't have high hopes. I've spent $12,000 so far on this so called "Lifetime" job. I DO NOT RECOMMEND THIS PRODUCT FOR RESIDENTIAL!!!


02:59PM | 08/08/20
it's a great product. super coat cool wall by tex-cote, but it's sold through dealers that find salespeople who work on commission, in many cases with no or very little cap, its not uncommon for a salesperson to make 5k+ on a $30k cool wall sale, the dealer then subs out the job, so, the formula is cost of labor, fixed costs (rent, workmans comp, etc.), marketing, commissions, etc., times 3 or 4 (i.e. Sears), that's why you receive quotes of 30k+, legally, they are not breaking the law but as we bacome more globalized, competition increases which drives prices down


12:53PM | 09/17/20
Addl info regarding last 2 posts. I too had my house TexCoted approx 11 yrs ago. Started peeling within 3-4 years. Beware the contractor you use as my went out of business just wks after doing the work. Then I had the subcontractor advises he was never paid (I did not know & was in a panic for fear of a lien to pay him). Reached out to the bond company filed a report to them and he was paid by the bond company. Beware who you contract with as I was also advised contractors will change hats and then you are left holding the bag. Also Tex Cote on their site advised in their postings that some of the warranties are not theirs and are not valid. So very confusing and upsetting.


10:25AM | 11/06/20
I am a Senior at 84 years of age. Called a contractor for repair on my stucco. I wound up signing a contract for about $20,000 for my 1500 sq. foot house plus garage with the salesman, with a $1,000 DEPOSIT. I had second thoughts and within the 3 day cancellation I called to cancel the contract.
The owner of the company came out, making all kinds of promises and I stayed with the contract.
In the meantime I checked out some jobs they did, looked nice, but are less than 2 years old. They told me that Home Depot also had texcote on their exterior. I went to check it out, it is PEELING.
I'm going to try to get out of the contract, and hope I do not lose my $1,000


02:51PM | 11/17/20
I am residing with James hardi colonial shiplap siding. I’m in Texas and the front of my house faces West. I wanted to color it navy blue trimmed in crisp white. Due to fade possibilities I am considering Tex Cote. After reading others questions and Comments I’m leery on what to do.
Can anyone that has absolute knowledge and experience with this product and James hardi siding advise?
Thank you kindly


04:56PM | 12/06/20
HomeStar Builders (San Diego). HIGH pressure sales person wants you to commit after just 1hour discussion. Also trys to buy you out of your 3-Day Right of Recission - which is a big ass RED FLAG. The products sound/look good and there are a lot of positive reviews on Tex-Cote/CoolWall. Cost is actually fair and few window replacements were added for "free" (wonder how they manage that?). If financing is with HERO or PACE, likely will pass as there are some aspects of those loan programs that are not acceptable. Not sure about pulling the trigger on this and don't like being pressed by aggressive, commission hungry sales people


10:25PM | 03/03/21
I'm in California,City Wide Remodeling came by today. They say I can go with Pace for financing. But they wanted an answer today. Its for exterior Cool Life paint. I can find no reviews from customers. I hate feeling pressured. And yes he said he would through other things to be done for free. Any advice?



09:00PM | 04/30/21
We just had a sales guy show us TEX Coat CoolWall. Now the product is not new to us. but this is the first time we have considered but the cost is more than double just painting.. So re-stuccoing maybe more reasonable. we like the idea of the TEX COAT and what its suppose to do. is it worth an extra 10-13 thousand in cost.
So paint lasts 3 to 5 years 10yrs is thrown around?? mentioning this thread
Re-stucco recoat or fog coat. our stucco is 37 years old.
TEX COAT lifetime warranty or is that the lifetime of the installer? don' fade crack or peel. breaths out but not in. reflects heat reducing cooling costs. how repairable is it?


08:20PM | 08/14/21
Member Since: 08/14/21
1 lifetime posts
Just met with CAT Exterior for a TEX-Cote quote. Small house quoted me $15k for coolwall with a discount. Is this one of the contractors that keeps changing names.. etc.

I'm looking for a legit company to work with.


02:38PM | 03/27/22
I just received a quote yesterday 3/26/22 from a vender in Anaheim for Tex-coat, he was pretty nice until I told him I wanted to think about it. He pressure me if I didn’t decide on the spot I would loose the discounted price of $9000. That was a red flag for me how are you going to give me a discount of $9000 just because I tied the deal on the spot then he had an attitude because I decided not to go forward??? It’s my right to think about it and get at least a few other quotes before I make a decision!!! The product seems good I would just like to meet someone that actually went through with it and see the experience on their home before I make such an expensive commitment.

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