Irvine is one of the largest master-planned cities in the United States, developed by the Irvine Company across what was once a single sprawling ranch, and its housing stock reflects that intentional design: Mediterranean and Spanish-style stucco exteriors dominate the landscape, governed by HOA architectural guidelines that specify approved color palettes for everything from base coats to trim. That regulatory structure creates a specialized market where painters must coordinate with HOA boards, submit color proposals, and work within design standards that differ neighborhood by neighborhood. The Southern California climate adds another layer of complexity, as constant UV exposure, seasonal Santa Ana wind events, and moisture from coastal marine layers accelerate paint breakdown on stucco and masonry surfaces faster than many homeowners expect.
Local property managers, facility managers, and HOA boards in Irvine actively seek painting contractors with experience navigating community guidelines and managing multi-building exteriors with minimal disruption to residents. The city’s large tech and professional workforce also drives demand for high-end cabinet refinishing and interior remodeling work, as residents frequently update interiors in homes that were built to similar layouts across planned communities.
One Way Painting
Founded: 1976
Address: 2328 N Batavia St, Suite 109, Orange, CA 92865
Phone: (714) 744-9781
Website: https://onewaypainting.com
Services: Interior painting, exterior painting, stucco patching and repair, dry rot repair, front door painting and staining, garage door painting, pressure washing, drywall repair, commercial painting
Products Used: Not specified
Ron Bartz founded this company in 1976 and built it on a no-subcontracting policy that owner Jeff McCabe, who took over in 2009, has maintained through decades of Orange County growth. Every crew member is a long-term full-time employee, which gives the company consistency across the stucco repair and exterior painting work that makes up a significant portion of its Irvine clientele. The company holds California State License number 372767 and offers a lifetime warranty on its work.
Precision Construction and Painting
Founded: 2009
Address: 43 Discovery, Ste. 150, Irvine, CA 92618
Phone: (949) 433-9731
Website: https://precisionpainting.com
Services: Exterior painting, interior painting, wood replacement, waterproofing, deck repairs, reconstruction services for HOAs, gated communities, and multi-family properties
Products Used: Not specified
This company was built from the ground up around the HOA, gated community, and multi-family property segment, areas of Irvine’s painting market that require a contractor who can work within strict architectural guidelines and coordinate large-scale exterior cycles across multiple buildings. Their project portfolio includes neighborhoods such as Portola Springs, Northpark, and University Hills, giving them familiarity with the specific color systems and material standards used across Irvine’s most established communities.
Southern Painting
Founded: 1979 (over 40 years in business)
Address: Not publicly listed
Phone: (949) 631-6600
Website: https://www.sopaint.com
Services: Commercial interior and exterior painting, re-branding projects, waterproofing, elastomeric coatings, pressure washing, specialty cleaning, wood and drywall repair, faux finishes, eco-friendly painting options
Products Used: Not specified
Southern Painting began as a one-man operation over four decades ago and grew into a contractor serving major commercial clients throughout Orange County, including retail and business centers, offices, churches, aerospace facilities, and hospitals. The family-owned structure has been maintained through that growth, and the company offers free color consultation alongside free estimates to commercial property owners planning exterior or interior updates in Irvine.
Frequently Asked Questions
Q: How much does interior painting cost in Irvine?
A: Interior painting in Irvine typically runs between $3 and $5 per square foot, with individual room projects starting around $400 and whole-home projects ranging from $5,000 to $15,000 depending on ceiling height, surface condition, and material quality. Cabinet refinishing projects are priced separately and generally run $2,000 to $6,000 for a full kitchen.
Q: Do Irvine HOAs restrict exterior paint colors?
A: Yes, virtually all of Irvine’s master-planned communities have HOA-approved color palettes that homeowners and painting contractors must follow. Any exterior repaint typically requires a proposal submitted to the HOA’s architectural review committee before work begins. Approved contractors familiar with the community’s guidelines can help streamline that process.
Q: What type of paint is best for stucco exteriors in Irvine?
A: Elastomeric coatings are the most widely recommended product for Irvine stucco homes. They expand and contract with the region’s temperature variations, seal small hairline cracks that commonly develop in older stucco, and provide superior UV resistance against Southern California’s intense sun exposure.
Irvine’s painting market is shaped by its planned-city character more than almost any other variable, and the contractors who serve it well have developed systems for HOA coordination, large-scale exterior cycling, and the specific material demands of stucco-dominant architecture. For homeowners navigating color approvals and repaint schedules, working with a contractor who has direct experience with Irvine’s community guidelines saves significant time and avoids costly reapplication.