Vancouver, BC pricing guide
Painter Cost Per Square Foot in Vancouver: When This Pricing Model Works and When It Doesn’t
In Vancouver, professional painting is commonly priced three ways: per square foot, per room, or a fixed project quote. A per square foot price can be a useful planning shortcut for large, repeatable surfaces, but it breaks down fast when prep, trim detail, access, or strata rules dominate the labour. This guide shows realistic ranges, what is usually included, and how to compare quotes without getting surprised.
- Typical Vancouver ranges for interior and exterior work, and what the number usually means
- When per square foot pricing is fair, and when it hides risk
- What drives cost the most in real Vancouver homes (ranked)
- A mini calculator to build a rough budget before you book an estimate
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Table of contents
- Quick answer: Vancouver price ranges at a glance
- What “per square foot” actually refers to
- When per square foot pricing works well
- When per square foot pricing fails (and how it fails)
- What drives painter cost per square foot in Vancouver (ranked)
- Interior repaint cost per square foot: realistic scenarios
- Exterior repaint cost per square foot: realistic scenarios
- How to compare quotes fairly
- Mini calculator: build a planning budget
- FAQ: painter rates and per square foot pricing in Vancouver
Quick answer: Vancouver price ranges at a glance
Planning ranges most homeowners see in Vancouver: interior repaint work often pencils out around $2 to $6+ per square foot for typical residential scopes, and exterior repaint work can land roughly around $1.50 to $6+ per square foot depending on prep, access, and substrate. These are broad planning ranges, not a quote.
Why the wide range? Prep, trim detail, repairs, and access time can change labour hours more than the paint itself.
| Scope (typical repaint) | When per sq ft can be valid | Planning range | What usually changes the number |
|---|---|---|---|
| Interior walls only (open rooms, minimal trim) | Yes, if measured as wall surface area and prep is light | $2 to $4 per sq ft (floor area equivalent) | Patch work, dark to light colour, higher sheen, textured walls |
| Interior walls + ceilings | Sometimes, if ceilings are standard height and unobstructed | $3 to $5+ per sq ft | Vaulted ceilings, stairwells, overspray protection |
| Interior walls + trim and doors | Usually better as a fixed scope quote | $4 to $6+ per sq ft | Number of doors, baseboards, window casings, caulking and sanding |
| Exterior siding + trim (easy access) | Yes, when surfaces are repeatable and access is safe | $1.50 to $4 per sq ft | Rot repair, caulking, scraping, ladders vs scaffolding, multiple colours |
| Exterior with heavy prep or hard access | Per sq ft becomes risky | $4 to $6+ per sq ft | Steep grade, 3 storey height, fragile landscaping, lead safe containment |
Important: Contractors do not all use the same “square foot”. Some price off floor square footage of your home, others off paintable surface area (walls, ceilings, siding), and some blend methods. The same project can look cheap or expensive depending on what the number is anchored to.
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What “per square foot” actually refers to
Homeowners search “painting cost per sqft Vancouver” expecting a single number. The issue is that square footage can mean three different things:
1) Floor area of the home
Example: 1,200 sq ft condo. This is easy to understand and is common in marketing ranges. It is also the least precise because paintable surface area changes with layout, ceiling height, and how much trim you have.
2) Paintable surface area
This is the area actually being coated: walls, ceilings, doors, trim, siding. It is harder to measure quickly, but it is the best anchor if you want per square foot pricing to be fair.
3) A hybrid unit
Some painters use floor area to start and then add line items for ceilings, trim, doors, repairs, or access. That can be fine, as long as the scope is written clearly.
Two practical rules that prevent bad surprises
- Rule 1: Ask what the square foot number is based on (floor area or paintable surface area) and what is included.
- Rule 2: If a quote uses a per square foot rate, it should still list the assumptions: surfaces included, number of coats, prep level, and which products are being used.
Pro tip: A “cheap” per square foot price can be expensive if it is missing key prep steps. In Vancouver’s climate, prep is the durability multiplier, especially outside.
When per square foot pricing works well
Per square foot pricing can be a great model when the work is repeatable and production rates are predictable. In practice, it tends to work best in these situations:
Good fits for per sq ft pricing
- Large, open wall runs with minimal repairs and standard ceiling heights.
- Newer drywall or previously well maintained surfaces where prep is mostly light sanding and spot patching.
- Single colour repaints with standard sheen (often eggshell or matte on walls).
- Exterior siding that is uniform (for example, fibre cement or wood siding that is in decent condition) with straightforward ladder access.
- Commercial or strata common areas where the surfaces repeat and the scope is tightly specified.
Example: When the model is fair for an interior repaint
Think of a modern 900 to 1,200 sq ft condo with 8 to 9 foot ceilings, mostly drywall, and minimal trim detail. If you are painting walls only, or walls plus ceiling in an open plan, the crew can predict labour hours with reasonable accuracy. In that case, a per square foot number can track reality closely as long as the quote spells out prep and coats.
Example: When the model is fair for an exterior repaint
Think of a one or two storey home with safe ladder footing, siding in good condition, limited rot repair, and one to two colours. Prep is still a major part of the job, but if the substrate is stable and access is simple, a per square foot number can be a useful planning tool.
When per square foot pricing fails (and how it fails)
The square foot model fails when time is not proportional to area. In Vancouver homes, that happens constantly. Here are the most common failure modes:
Failure mode 1: Trim and detail overwhelm area
A stairwell with railings, spindles, and edges can take longer than an entire bedroom. If a per square foot number is based on floor area, it may underprice detail and then claw it back through change orders or rushed workmanship.
Failure mode 2: Prep is the real job
Cracks, nail pops, water stains, peeling exterior paint, and failing caulk change the labour hours dramatically. A per square foot quote that assumes “light prep” is not comparable to one that budgets for sanding, patching, priming, and caulking properly.
Failure mode 3: Access drives cost
High ceilings, vaulted rooms, exterior heights, steep grades, and tight setbacks can shift the job from ladders to scaffolding and slow production. The surface area might be the same, but the labour hours are not.
Failure mode 4: Strata and scheduling constraints
Condo rules can limit working hours, elevator bookings, staging areas, and disposal. These constraints rarely show up in a simple per square foot number, but they impact labour time.
Watch for this red flag: a quote that gives a single per square foot number without listing surfaces, prep, coats, and products. If it is not written, it is not included.
What drives painter cost per square foot in Vancouver (ranked)
Paint is the visible result, but labour and logistics are what you are paying for. These are the biggest price drivers we see across Vancouver projects, in the order they usually matter most:
- Surface preparation and repairs. Patch work, sanding, caulking, stain blocking, scraping, rot repair, and priming are time heavy and determine durability.
- Access and height. Stairwells, vaulted ceilings, exterior heights, steep grades, and rooflines slow production and may require additional safety equipment.
- Scope complexity. More surfaces (ceilings, trim, doors, cabinets), more colour changes, and sharper cut lines add time.
- Protection and cleanliness requirements. High end homes, occupied condos, and furnished spaces require careful masking, floor protection, dust control, and daily cleanup.
- Substrate and previous coatings. Glossy trims, oil paint, peeling exteriors, and porous surfaces require specific primers and extra prep steps.
- Timeline pressure. Tight deadlines can mean larger crews or weekend work, which can raise cost.
- Material selection. Premium paints cost more, but materials are typically a smaller portion than labour. Coverage assumptions still matter, especially with deep or bright colours.
Painter rates in Vancouver: wage vs billable rate
Homeowners often ask why painter rates feel high when they see hourly wages online. The key is that the hourly wage is only one input. A professional company has to cover training, supervision, insurance, WCB premiums, vehicles, equipment, scheduling, admin time, and warranty support.
If you are comparing hourly quotes, make sure you are comparing like for like: skilled employees vs subcontractors, insurance and WCB coverage, and what happens if there is a touch up needed later.
~$19 to $33
Typical wage range for painters near Vancouver (per hour)
Source: Job Bank wage report
~$29
Reported average painter wage in Vancouver (per hour)
Source: Indeed salary data
350 to 400
Typical sq ft coverage per gallon, per coat
Source: Sherwin Williams paint calculator FAQ
What to ask if a company quotes hourly
- What is included in the hourly rate: materials, primer, masking, patching, cleanup, disposal?
- Who is doing the work: employees or subs? How are they supervised?
- What is the not to exceed number, and what triggers a change?
- How is the final invoice verified: daily logs, signed progress, or photos?
Interior repaint cost per square foot: realistic scenarios
Interior pricing depends heavily on what you mean by square foot and what surfaces are in scope. Use these scenarios to anchor your expectations, then adjust based on the cost drivers above.
Scenario A: Walls only in a condo or townhouse (light prep)
If you are repainting drywall walls in decent condition and keeping the colour family similar, the job can be production friendly. This is where per square foot pricing can be the most stable.
- Best for: occupied condos, quick refresh before selling, straightforward layout
- Often included: protection of floors and furniture, light sanding, minor patching, two coats on walls, cleanup and final walkthrough
- Common add ons: stain blocking primer, extra coats for deep colours, repairing larger drywall issues, feature walls
Scenario B: Walls plus ceilings (standard heights)
Adding ceilings increases protection requirements and can slow production because ceiling work is overhead and often requires different paint and masking. It is still predictable in open rooms with standard heights.
Scenario C: Walls plus trim and doors (detail heavy)
Trim and doors are where “per sq ft” quotes get misleading. The time is driven by linear feet, profiles, caulking, sanding, and curing times. If you want a stress free experience, a fixed scope quote is usually the best fit.
What a professional interior quote should spell out
- Exactly which surfaces: walls, ceilings, baseboards, window casings, doors, frames
- Prep steps: patching, sanding method, caulking, stain blocking, priming rules
- Number of coats and paint lines (for example, premium Sherwin Williams or Benjamin Moore)
- Protection plan: floors, furniture, counters, fixtures
- Cleanup, paint labeling, and a final inspection checklist
Vancouver specific interior cost surprises
Older walls that need more patching
Many Vancouver homes have years of dings, settling cracks, and previous repairs. A low per square foot number rarely budgets enough time to make the finish look new again.
Strata logistics
Elevator bookings, protected common areas, and quiet hours add setup time. Good companies plan for this and keep the building clean.
Exterior repaint cost per square foot: realistic scenarios
Exterior pricing looks simpler than interior pricing, but Vancouver’s rain, shade, and coastal moisture make prep and timing critical. Exterior per square foot pricing is most reliable when the substrate is stable and access is straightforward.
Scenario D: Siding and trim in decent condition (easy access)
- Best for: well maintained homes with intact paint film
- Often included: cleaning or pressure washing, scraping loose paint, sanding rough edges, priming bare wood, caulking gaps, finish coats, cleanup and inspection
- What changes cost fast: rot repair, peeling paint, height, scaffolding, multi colour detailing
Scenario E: Heavy prep or hard access
If the home is three storeys, sits on a slope, or has complex geometry, a per square foot number can hide big access and prep variables. In these cases, a detailed fixed scope quote is the safer way to compare.
Durability note: Exterior paint life is largely a prep and product story. Cleaning, scraping, priming, and caulking correctly is what keeps water out and prevents early peeling.
What to check on an exterior quote
Cleaning method
Pressure washing is common, but it should be done in a way that does not drive water behind siding. Ask how drying time is handled before painting.
Primer rules
Bare wood and repairs should be primed. If a quote does not mention priming, clarify what happens on scraped areas.
Access plan
Ladders, scaffolding, lifts, and roof safety matter. Access is not an afterthought. It is part of the cost.
How to compare quotes fairly
To compare a per square foot quote with a fixed price quote, you need a common baseline: scope and assumptions. Use this checklist to line up bids so you are comparing the same job.
Match the surfaces
Write down exactly what is being painted: walls, ceilings, trim, doors, stair rails, exterior soffits, fascia, decks, fences. Missing surfaces are the number one reason quotes look far apart.
Match the prep level
Is it “light prep” or are they budgeting for dustless sanding, caulking, and repairs? Prep quality is hard to see in a quote unless it is described.
Match the product system
Premium paints and the right primers reduce risk. Ask which product line is being used and whether two finish coats are included.
Match the workmanship controls
Who supervises the crew, what the daily cleanup standard is, and whether a final inspection and touch ups are included.
Confirm insurance and WCB coverage
In BC, contractors can confirm coverage status through WorkSafeBC clearance. Legit coverage protects you from risk and protects workers.
Why fixed scope quotes are usually best for homeowners
A fixed quote forces clarity: what is in scope, what prep is included, what products are used, and how the job is inspected. It also reduces the incentive to rush. Per square foot pricing can still be used internally to build the quote, but the homeowner experiences it as a clear project price.
Mini calculator: build a planning budget
This quick calculator gives you a rough budget range based on common Vancouver scenarios. It is not a quote. For a fixed price, book an in person measurement.
Enter details and click "Estimate range".
Tip: If you want the number to be more accurate, treat this as a budget and then confirm by site visit.
Minimums and reality check: In Vancouver, small jobs can still have meaningful setup time. Many professional companies set minimum charges so the job can be done with proper protection, prep, and cleanup. For example, Hemlock Painting’s minimum charge is $1,400 + GST for interior projects and $2,400 + GST for exterior projects.
