By Cameron Maltby, owner of PB Painting · Updated October 2026
Most homes in San Diego are stucco, and one of the most common questions I get is whether the house should be painted with elastomeric paint. Some companies pitch elastomeric as the premium option for every stucco home. In my experience, it is the right choice for some walls and the wrong choice for most houses. Here is how to tell the difference.
What elastomeric paint is
Elastomeric coatings are very thick, rubbery acrylic coatings, applied at several times the film thickness of regular paint. Their selling point is that they stretch, so they can bridge hairline cracks and shed wind-driven rain. That is genuinely useful on some masonry walls.
The tradeoffs are real, though:
- Lower breathability. A thick, tight film slows moisture from escaping the wall. If water gets in behind it through a roof leak, window or crack, it can blister and peel.
- Harder to repaint later. Elastomeric surfaces can be tricky to recoat with standard paint, which limits your options next time.
- Higher cost. More material and slower application.
- It does not fix structural cracks. If the stucco is moving, the crack will come back through any coating.
What we usually do instead
On most San Diego stucco homes, our standard system is:
- Pressure wash to remove dirt, chalk and loose material.
- Repair the stucco. Damaged areas are scraped, treated with a concrete bonding adhesive and patched with RapidSet stucco patch, then primed with Sherwin-Williams Loxon masonry primer.
- Seal hairline cracks with elastomeric patch or caulk. This puts the flexibility exactly where it is needed.
- Two coats of a quality acrylic, such as SuperPaint, Duration or Emerald, sprayed and then back-rolled so the paint works into the texture and covers evenly.
Elastomeric patch shows up in more than 230 of our proposals. A full elastomeric coating on the whole house is much rarer, because the targeted approach gets most of the benefit without the downsides.
When elastomeric does make sense
- Block and masonry walls that take wind-driven rain, where waterproofing matters more than breathability.
- Walls with widespread hairline cracking that keeps reappearing, once the cause has been checked.
- Some commercial and HOA buildings where the specification calls for it.
If a painter recommends elastomeric for your whole home, ask why, and ask what will happen the next time it needs paint.
Spray and back-roll: why it matters on stucco
Stucco has deep texture. Spraying alone can leave pinholes and thin spots on the shadow side of the texture. Back-rolling right after spraying pushes the paint into every pore for full, even coverage. It takes longer, and it is one of the differences you will not see in a low bid until a few years later.
New stucco and patches need the right primer
Fresh stucco and patching materials are highly alkaline. Ordinary paint applied too soon can discolor or fail. A masonry primer like Loxon is designed for that high-pH surface, which is why it goes on every patch before we paint.
Choosing a sheen and color for stucco
Flat is the standard for stucco. It hides texture variations and patches, and it looks the most natural. Save satin for the trim, fascia and doors. Lighter and mid-tone colors also hold up better in full sun than very dark ones. See the best exterior paint for coastal homes for more.
Frequently asked questions
Is elastomeric paint waterproof?
It is highly water resistant against rain hitting the wall. It is not a fix for leaks, and it can trap moisture that gets in from behind.
How much does it cost to paint a stucco house in San Diego?
Most of our exterior projects fall between $5,500 and $9,800. Our San Diego cost guide breaks it down using real job data.
How long does paint last on stucco?
Commonly 8 to 10 years with good prep and a quality acrylic, longer on shaded walls. See how often to repaint.
Have stucco cracks or faded walls? Learn more about our stucco painting, request a free estimate or call (619) 394-3888.
About the author
Cameron Maltby owns PB Painting, a licensed and insured painting contractor in Del Mar, CA (PB Painting LLC, Lic. #1099764). Since 2020 he has estimated and managed hundreds of interior and exterior painting projects across San Diego County. Every PB Painting project is backed by a written warranty of up to 7 years. See warranty details.
