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and his crew were prompt, professional, and thorough and the results were excellent. He took the time to go over everything with me and" to make sure I was satisfied with each stage of the work. He clearly explained all options and what to expect going forward with respect to deck maintenance. The crew worked very hard while they were here.
was easy to reach and returned calls in a timely manner. I was very satisfied all around.


"The whole process went well and we are so happy. We had one spot that lifted off but my husband called
and he and his team came out the next day to assess and fix.

-Sharon F.

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Local Articles in Manteca

Exterior painting

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Painting - Exterior

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Angie's Answers


That's very difficult to answer without seeing the house. As one poster said, the prep is the most important part. On newer homes that don't have a lot of peeling paint, the prep can be very minimal even as low as a couple or a few hundred dollars for the prep labor.

On a 100 year old home with 12 coats of peeling paint on it, then the prep costs can be very high and can easily exceed 50% of the job's labor cost.

A 2100 sq ft two story home could easily cost $1000 just for the labor to prep for the paint job. That number could climb too. Throw in lots of caullking  or window glazing, and you could be talking a couple or a few hundred dollars more for labor.

Painting that home with one coat of paint and a different color on the trim could run roughly $1000 or more just for labor. Add a second coat  and that could cost close to another $1000 for labor.

For paint, you may need 20 gallons of paint. You can pay from $30-$70 for a gallon of good quality exterior paint. The manufacturer of the paint should be specified in any painting contract. Otherwise, the contractor could bid at a Sherwin-Williams $60 per gallon paint and then paint the house with $35 Valspar and pocket the difference. $25 dollars per gallon times 20 gallons? That's a pretty penny too.

That was the long answer to your question. The short answer is $2000 to $4000 and up, depending upon the amount of prep, the number of coats, the amount of trim, and the paint used.


Remember, you not only have to remove the popcorn texture, but also redo the ceiling in some other texture.

Price will depend on several factors:

1) how much the contractor you choose hates removing popcorn or textured ceilings - some charge $1 or so/SF extra just because they hate it. There are even some who bid total drywall replacement cheaper than removing the popcorn, so you have to first find contractors who are happy to do that work, or your prices will be out of the realistic range

2) if the popcorn predates about 1990, then it could likely have asbestos in it, which doubles or triples the price, and in many cases uncapsulating it with a spray coating and then removing the drywall entirely is actually cheaper than all the protective measures necessary if it is scraped off. 

3) whether the popcorn is primarily gypsum and vermiculite (comes off REAL easy) or was the plaster of paris variety, which takes a fair amount of soaking to soften it enough to scrape off

4) what type of finish you are replacing it with - if a textured ceiling, slapcoat, knockdown finish or paneling, not real problem. If you want to go with a perfectly smooth ceiling (generally a bad idea as any variations in the drywall on a ceiling surface really shows up dramatically), then it will demand a lot of care in preparing the scraped surface, and a complete surface drywall compound skim coat to smooth out the scrapes and gouges from the removal process.

5) what underlying conditions are - if there is a lot of furniture to move around (should go to adjacent rooms) or cover and work around, high-quality rug or hardwood floor to super-protect or such, will drive cost up.

I have seen costs run from as low as $0.60/SF to $1.25/SF (for removal only). Generally, remove and recoat with a surface texture of some kind (anything but smooth) and paint will run you about $2.50-3.50/SF.

Now the bad news - if asbestos containing, can run from $5-10/SF. Many homeowners in that situation go the other legal route - have it encapsulated with an asbestos-rated sealant by an asbestos contractor, then paint it and leave it for the next homeowner to decide what to do about it. Some contractors encapsulate it and then put a 1/4" thick drywall layer over it - this usually looks like a disaster unless it has a VERY rough textured finish on it, because putting drywall sheet over a rough surface like popcorn invariably means a wavy surface commonly looks like a gently rolling ocean surface.

Hair spray is one of those things that is really bothersome.  We've run into this alot unfortunately.  And NOTHING we've found will actually clean it off.  The problem is that if you just paint over it, you still see shiny spots wherever the hairspray was.

Our companie's policy is to prime the area with any bonding primer.  This will seal the hairspray in and not let it affect the next coat of paint.  It would also be a good idea to lightly sand the area first.

Our recommendation for primer would be Zinsser's BIN Spray (red can) and can be bought at most paint stores or home improvement stores.  Other than that, any thing that specifically says "bonding" for a primer should be adequate enough. 
This is a good question.  However, the question makes the assumption that there is a paint that covers everything in 1 coat, which I don't believe is the case.  My recommendation is Benjamin Moore's Aura.  Now the fine print.  Aura will cover very well because it dries to approximately twice the thickness of other paints.  However, Aura says it will cover any color in never more than 2 coats, but there are exceptions to that as well, including some deep reds.  The main thing is the color change.  If the color you are using is within the same family of colors, you have a chance, we've also had pretty good success of grey covering over tan in 1 coat, but if you're making a major color change, don't expect any paint to cover perfectly in 1 coat.

Some other 1 coat coverage paints you could use would be Sherwin Williams Duration, and Behr Ultra Premium Plus.

Hope this helps! 
Without seeing the project I'm not sure exactly what is happening.  HOWEVER, I've never heard of someone "floating" over paint blisters - just logically that can't work.  If air or moisture are trapped (because that's what causes blisters) painting over them won't fix the initial problem.

I have a couple suggestions - My first would have been to contact the paint manufacturer - whether it's sherwin williams, benjamin moore, behr, etc. to see if they would send a rep out to give their recommendation.  We have done this before starting a project to get the best possible recommendation for work to be done and have found them to be very helpful in diagnosing what is currently going on and the best way to fix it.

If that doesn't work, I would call either the better business bureau or maybe the local paper if your contractor isn't willing to work through the problem with you.  Also, If your contractor warrantied the work I might re-read that to see what they cover if anything.  

My guess is that there will have to be some sort of dispute resolution process.

Hope this helps! 

House Painting reviews in Manteca


Manteca Exterior Painters Provider Name Locked
and another painter came in and painted all 3 sets of closet doors very quickly. The doors look great. It was a little difficult to coordinate the work, which is sort of good because that showed he was very busy. Once we set a date and time,
Manteca Exterior Painters Provider Name Locked
showed up, did all the prep work and painted everything under the time limit set by the deal. I received some quotes for additional work I need done and his estimates are very reasonable.
- Janet A.

Manteca Exterior Painters Provider Name Locked
(owner of business) and his crew do a thoroughly professional job.
Manteca Exterior Painters Provider Name Locked
Manteca Exterior Painters Provider Name Locked
work with
Manteca Exterior Painters Provider Name Locked
and are joined by Poul (different spelling) and
Manteca Exterior Painters Provider Name Locked
, his son when available. Without going into too much detail, they do their job well with cleanup and waste removed. I would recommend them in a heatbeat.

- Mary P.

Excellent provider of painting services. Enjoyable crew. Work is of the highest quality.
- Jean & Gary R.

On March 12, 2015, we hired
Manteca Exterior Painters Provider Name Locked
Co. to manage water damage occurring to the house resulting from ice dam damage last winter. We paid them $4181 at this time, as an initial payment. After a wait, they removed the walls to our dining room and living room, which showed extensive water damage, and the ceiling of our powder room, which had visible mold on it. (They left the wall removal in the powder room to a specialized mold contractor). They had stated they would cut a square in the ceilings of the dining room and living room to check the extent of the water damage, but did not do so.
Our insurance company adjusters came and found a great deal of damage that
Manteca Exterior Painters Provider Name Locked
had missed, gave us a very itemized report, and paid us MORE that the contractor's estimate, because they saw how much more needed to be done. They also insisted on a detailed estimate, since
Manteca Exterior Painters Provider Name Locked
's original estimate was so vague, such as stating, "Ceiling and walls, prep areas and apply (2) finish coats to both areas," without stating any dimensions or other specific details.
Next, we hired a mold remediation group, as required by the insurance company. The remediation people immediately removed the wall and ceiling damage, which was extensive. This work was completed by the end of June. After this, I hired an insulation specialist to foam insulate the walls, which was done promptly and well (I gave them a great review!).
After that, there were many communications with our
Manteca Exterior Painters Provider Name Locked
manager , but nothing was done throughout the summer. Our manager had family issues and had to leave the country for several weeks, stating another manager would cover the job. The replacement never called, did not respond to attempts to communicate, and did no work.
Whenever I complain or question the inaction, the manager has an excuse and (quite frequently) tries to blame me. For instance,
Manteca Exterior Painters Provider Name Locked
Co. should have gotten the work permit, and
moved forward, at the start of the project. However, they did not obtain a work permit until late September, warning me the entire time that there could be trouble getting the permit, and stating that the foam insulator should have done that (although
Manteca Exterior Painters Provider Name Locked
had been the first in the house to tear down the walls initially). Needless to say, there was no problem obtaining the permit, other than the fact that they hadn't done it.
Since June,
Manteca Exterior Painters Provider Name Locked
Co. has given me lots of talk, communicating with us after repeated calls from us, but has done nothing until a token bit of work on September 30th. At that point, after much pushing from us, a subcontracted carpenter and his assistant came to add an 11 ft. supporting beam in the house, for which I paid an extra $2544 for about 5 hours of work. The job appears to have been well done, though overpriced. The Change Order for this simply said, "Install
a 11 ft. beam on ceiling at living room," with no itemization for materials and labor.
Now it is October 2015, and they claim to be acting, but have taken over 2 weeks to obtain quotes for putting in insulation, and no work whatsoever is scheduled, such as plumbing, painting the intact wall of our family room and entrance, or carpentry.
Meanwhile there is another issue. Because of the size of the job, our homeowner’s insurance and CHASE Bank require a signature on a form for me to get the rest of the insurance payment, in order to pay
Manteca Exterior Painters Provider Name Locked
Co. They sent me the form last month.
Manteca Exterior Painters Provider Name Locked
(the manager) said he was coming by to organize the work, so I told him that I would leave out the form for him to sign. He replied "Sure
Manteca Exterior Painters Provider Name Locked
". However, the next day the form was not signed; when I asked
Manteca Exterior Painters Provider Name Locked
why it was not signed, he said that I had not told him where the form was; I am dubious that he came by at all, because the form was left on top of our
Manteca Exterior Painters Provider Name Locked
with a big sign pointing to it, and because so many appointments have been broken over the course of our dealings.
Next, I emailed
Manteca Exterior Painters Provider Name Locked
a pdf of the Contractor's
Manteca Exterior Painters Provider Name Locked
Waiver document; he said that he had never seen such a document and needed to meet with his group to see if they even could sign it. Since they cannot be paid without the form, this seems odd. The form basically states that the contractor will perform all the work and
Manteca Exterior Painters Provider Name Locked
all applicable zoning and permit laws, and that the contractor will waive all liens for labors, cost, and materials upon payment of the amount they contracted for. This is standard, and it is hard to believe that such a large company has not encountered such a form before.
Prior to our signing a contract with
Manteca Exterior Painters Provider Name Locked
Co, our manager,
Manteca Exterior Painters Provider Name Locked
, was friendly, warm, and amiable. Since then he has been giving lots of excuses for not getting things done, and blaming everyone else, without accepting any personal responsibility for the delays.
The first thing we see on entering the house is the powder room toilet and sink in the entry hall, sitting on a plastic sheet. The house is cold, as without a continuous ceiling, the warm air rises to the attic and out the attic vents. Since we had to clear the rooms for the "painting," out belongings have been squeezed into our daughter's bedrooms, so that only the beds can be used. Recently the temperature dropped to 38 degrees, and we are worried about our pipes freezing before long, for a job we contracted for last March 2015... This is not what we expected from a highly rated Angie's List rated contractor.


i loved the website and ease with setting the appointment. However, minutes before the appointment, received a text that he needed to cancel because of sick child. I totally understood and said so in my text. But days later, no follow up. Very disappointed.
- Peter I.

Service was excellent! The entire crew was very professional, courteous, and hard working. If you are looking for customer service combined with quality work, this is the company to hire. I did not want our entire house painted which created a challenge in finding companies that would even show up to give an estimate.
Manteca Exterior Painters Provider Name Locked
will do small jobs or large jobs. In fact, I added additional work scope after the crew showed up and started the job and yet his team still completed the work in 4 days. I would definitely Hire them to do another job!

- Stacy C.

We had an excellent experience with
Manteca Exterior Painters Provider Name Locked
and we'd recommend them again.
As we were choosing contractors to bid on the work, we got a flyer from
Manteca Exterior Painters Provider Name Locked
in our mailbox. We checked them out on Angie's List and saw that they had an A rating. So we had them bid on our job. Their bid won because one contractor bid too low, one bid too high and
Manteca Exterior Painters Provider Name Locked
bid just right. And their bid was thorough with a good explanation of everything they would do, including power washing, scraping, priming bare spots, two coats of paint, trim work, remove and paint gutters, door trim, replace rotting wood, etc. Once they finished the prep work, we discussed how we wanted the trim work done. I provided a detailed list and they followed it exactly. There were a couple added charges that I pre-approved for the wood replacement and the need to paint the metal sill piece above certain windows, but the added charges were fair and reasonable.
The work started on a Thursday with a light power wash. They did most of the prep work on Saturday. They would have started painting on Monday, but it rained, so they started on Tuesday. They finished on Saturday. They started about 9:00 each day and were done between 3:00 and 5:00. They cleaned up each day and stored their ladders in our backyard. They had a team of four guys who did the work. All of them were very polite and professional.
I am a detail person and when I paint, I am very precise. The
Manteca Exterior Painters Provider Name Locked
painters met my standards and did good, quality work.
Communication was good. They responded promptly by text or phone when I had questions.
We have no complaints and can't think of anywhere they need to improve. All around it was a good experience.
Good luck to
Manteca Exterior Painters Provider Name Locked
Manteca Exterior Painters Provider Name Locked
Manteca Exterior Painters Provider Name Locked
and their team.

- Susan H.

They showed up late, left earlier and I don't believe they applied the request second coat properly. I believe that they didn't wait long enough between coats. We left the house for 20 minutes, they were cleaned up and gone. The deck is 24 X 15.
- Mike L.

Exterior Painters in Manteca, CA

Companies below are listed in alphabetical order. To view top rated service providers along with reviews and ratings, Join Angie's List Now!

7 Contractors

1046 Reno Ave

A-Quality Painting Company

3808 Dillingham Ave


3701 coye oak dr.

Abba Builders & Construction

517 Stein Way

Adrian Construction

19580 Dahlin Road



All Phase

3200 W Monte Vis Ave

All West Painting

603 Poplar Ave

Alpha Painting

2304 Wise Oak Lane

Alpha Team


Art's Painting

1921 Edsel Ave.


2204 Park E Dr

Benjamin's Quality Painting

753 howard st

Beyond Painting Inc.

P.O. Box 1236

Bier Construction

18824 Sugar Pine Dr.
Twain Harte


3932 Mesrob Ct



Bradley Builders

23405 Currier Dr.

Brawley Construction

311 Greenstone Way

C&J Marvin Enterprise

495 S. Goldenstate

cadle painting

po box 350

California Crews

4109 Honey Creek Rd

Capitol City Handyman Services

10734 Lands End Dr

Cen-Cal Painting

933 W Lincoln Rd

CM Carpets Plus

1338 E Miner Ave

CNR Construction Co

4669 Winding River Cir

Colorblast Painting

534 Lewelling Blvd.
San Leandro

Crown Painting Inc.

PO Box 1845


9620 Angelina Court



D-Best Tile

784 Elm Ave

Daniel Snedegar Handyman Unlimited

4637 E Service-Road

Defined Spaces

435 Hollywood Ave

DME Maintenance

PO Box 1056

DMG General Labor

9030 Aylessford Ln.

Donald Mount Construction

PO Box 4279

Elevate Construction Inc

1000 S Fairfield Drive

Estate Maintenance Services

30010 S. Macarthur Dr.


1938 Baldwin Ln

FBN Construction

4101 Kincaid Lane

Francisco Rubio

1512 Silver creek



Gary Alcove Painting

7531 Larkspur Ln.

Handyman Construction

4235 Oak Bay Drive

Handyman Dan

368 S. Sinclair ave


2364 Victory Ln

Hometown Handyman

1505 Colima Ave.

House 2 Home

1542 water st.

House Painters of Modesto

1500 Standiford Avenue

House Painters of Stockton

611 W Fremont Street

J Hayes Painting

PO Box 236

Jenco Companies

117 W Harding Way




448 View Point Ave

Jessy Painting

219 e robinhood dr

JMG Coating Services

158 E. Kavanagh Avenue

Johnson Painting

1131 Cedar Creek Dr Apt 3

Keller Construction

335 N Maple Avenue

Lancaster Painting

228 N Center St

Lederle Construction

13829 Lancaster Road

Leffingwell Construction

1312 Princeton Ave.

Lennon Painting

107 West Stadium Drive

Leo's Painting

1220 sam ave


4218 Technology Dr




PO BOX 1311


po box 690531



Mariposa HVAC Maintenance

1609 Bryn Mawr Way

McCain Construction

P. O. Box 577231

Mestayer Painting

4719 Quail Lakes Dr.

MGB Building and Construction

Eisenhower Dr

Mitchell Construction

P.O. Box 956

Modesto Paint Pros

1237 Kansas

Monark Construcyion

236 San Juan Dr

Nashua Painting

PO Box 3608

New Look Painting

2507 Clayridge Court

NIZZARA Touch of Class Home Improvements

126 E. Jamestown Street

No Limit Builders

1801 Greger St

NO Limits Painting

140 Cordova Ln

Northstar Property Services

1614 Courtyard Drive

O'day Painting

PO Box 4094

ORConstruction Innovations

1217 chicago avenue

P.M. Handyman exspress

2317 Valmora Dr.

Patterson Painting

612 Berlin Way

Paul Enriquez Construction

2317 Valmora Dr.

Premier Restoration

Po box 579940

Quality Perfect Painting

2158 Manchester Ave.

Quintero Painting

2800 Raceway Ct

R & T Painting

1612 Daisy Tree


3913 Ridlon Court

RAM Construction

3913 Ridlon Ct

Reyes handyman Services

PO BOX 577004

RP Painting Specialists

10027 Liotard Drive

Runyan & Runyan Construction

PO Box 1626

Sierra Painting and decor

1989 Foothill Vista Dr

Spencer Floor Covering

475 W Grant Line Rd


P.O. Box 5161

Stockton Ace Hardware

3201 W Benjamin Holt Dr

Stockton Paint Pros

809 S. Aurora St.

Summit Construction & Remodeling

7513 Rosewood Dr

Tarnowski Painting

1880 Lone Fox Ct

Taylor Renovation & Construction

3105 Del Este Ave

Thalen Painting

529 Locust St

The Painting Specialist

317 Prospect St

Top Estate Construction, Inc.

5013 Kimball Hill Circle

Top Notch Construction & Remodel Inc

1224 Yorktown Ln


PO Box 231

W C Canepa

219 S Fairmount Ave


2760 Don Pedro rd



Windham Painting Inc.

4625 Sun Ray Lane

Wright Choice Painting

1125 Lone Palm Ave

Zuniga Painting

3031 S Waring Rd

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