House painters for Redmond (98052) homes, from Education Hill to Overlake
Redmond's houses come from two clear eras. Education Hill and Grass Lawn are filled with 1960s-80s split-levels, ramblers and early two-stories, many with cedar or T1-11 siding under big evergreens. Then came the 1990s and 2000s subdivisions north and east of town, including Redmond Ridge, the planned community out along Novelty Hill Road east of the city limits, where rows of two-story homes went up with fiber cement siding, painted trim and HOA color schedules. Down by Marymoor Park and the Sammamish River Trail, the valley floor stays foggy on fall mornings, and downtown now holds newer townhomes and apartment buildings.
At a glance
- ZIP
- 98052
- County
- King County
- Part of
- Redmond, WA
- Best exterior window
- Late May to mid September
- Phone
- Answered 24/7
Many of those 2000s homes are due for their first or second repaint. Factory-primed fiber cement holds paint well, but after 15 or 20 years the color fades, chalks onto your hand, and the caulked butt joints open up. That's the most common siding painting job we see in Redmond, and it pairs with caulking and sealing along every joint and trim board. Older Education Hill homes need more wood prep and more patience on shaded sides. We head north on I-405 from Puyallup for Redmond work and keep the same painters on a house until it's done.
Why does fiber cement on a 2000s Redmond home start to chalk and fade?
The factory finish on most fiber cement is a primer and a single color coat. It's a good start, but sun breaks down the binder in that coat over the years, and the pigment begins to sit loose on the surface. Rub your hand across a south wall in Redmond Ridge and it often comes away tinted. That chalk is the sign the original film has worn thin. Painting over it without cleaning first leads to peeling, so the wash and a chalk test always come before we choose a primer.
We clean the siding with a soft wash and rinse, let it dry, and decide whether the worst walls need a bonding primer. Every butt joint, trim seam and window edge gets a fresh bead of paintable sealant made for fiber cement. Then two coats of a quality acrylic go on, sprayed and back-rolled. A typical 2000s two-story in Redmond runs about $8,740-$15,980 for siding and trim, a typical range rather than a quote, priced after a walk-through. Ranges for other common jobs sit on our price page.
What we watch for here
- Fiber cement from the 1990s and 2000s chalks and fades unevenly, with the south and west walls going first.
- Butt joints and trim seams on fiber cement open up over time and let water behind the siding.
- Tall firs on Education Hill keep north walls shaded, so mildew returns fast unless it's washed off before paint.
- HOA color schedules in planned neighborhoods like Redmond Ridge limit choices and may require approval before work starts.
- Valley fog near Marymoor Park and the Sammamish River slows morning drying in late summer and early fall.
Houses common in Redmond and how we prep them
Education Hill split-levels and ramblers
1960s-80s homes with cedar or T1-11 siding. We soft wash, replace soft trim, and back-brush the siding so paint gets down into the grooves.
Redmond Ridge two-stories
Fiber cement lap siding with painted trim and HOA color schemes. We match the approved palette, recaulk every butt joint, and repaint siding and trim together.
Grass Lawn and Overlake 1980s-90s homes
Hardboard or cedar lap siding with wood trim. We check drip edges for swelling, seal cut ends, and prime any bare board before color.
Downtown townhomes
Newer attached homes with mixed panel siding and small balconies. Work is scheduled building by building, with shared walkways kept open each day.
Painting jobs we do most in Redmond
Siding Painting
Siding painting in Tacoma means matching the prep and paint to the material: fiber cement gets cleaned and primed at cut edges, T1-11 plywood gets its bottom edges sealed, vinyl needs a vinyl-safe color, and wood lap needs scraping and spot priming.
See siding paintingExterior Trim Painting
Exterior trim painting is a trim-only repaint: fascia, soffits, rake boards, corner boards and window and door casings, done while the siding still holds up.
See exterior trim paintingCaulking & Sealing
Caulking and sealing in Tacoma means cutting out cracked or shrunken caulk around windows, doors, trim, corner boards and penetrations, cleaning and drying the joints, adding backer rod in wide gaps, then applying a flexible exterior sealant that can be painted.
See caulking & sealingExterior House Painting
Exterior house painting in Tacoma means washing off mildew and dirt, checking that the siding reads about 15% moisture or less, scraping and sanding loose paint, fixing rot, caulking, priming bare wood, then applying two coats of exterior acrylic.
See exterior house paintingPressure Washing & Soft Washing
Pressure washing in Tacoma covers siding, decks, fences, driveways, walkways and patios.
See pressure washing & soft washingDoor Painting
Door painting covers interior passage doors, closet doors and exterior entry doors.
See door painting
Painting questions from Redmond
Why are the butt joints on my Redmond fiber cement siding opening up?
Fiber cement moves a little with moisture and temperature, and the original sealant at the joints dries out after 15 years or so. Gaps let rain behind the boards and show up as dark lines under the paint. We cut out failed sealant, fill with a flexible paintable sealant, and paint over it. Where the joints have flashing behind them, we check that it's still in place.
Can you paint just the trim and front door on my Redmond Ridge house this year and the siding later?
Yes. Splitting the job is common when the siding still has some life but the trim is peeling. We'll match the trim color to your approved scheme and repaint the front door in a hard enamel. When the siding comes due, we repaint it in the same colors so the house reads as one. Phasing costs a little more overall, but it spreads the spending out.
My Education Hill house sits under big firs. How long does the siding need to dry after washing?
On shaded north and east walls, often a couple of dry days, and longer in early fall. We check the wood with a moisture meter and wait until readings sit around 15% or lower before priming. Sunny walls dry sooner, so we may start there. You can get a feel for your own siding with our siding moisture check before the walk-through.
Neighboring areas we paint
Painting a home in Redmond?
Call and tell us what you are painting. We answer 24/7 and set up a walk-through at a time that suits you.