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Coastal Finishes · 30A & South Walton

Find Marine-Grade Painting, Pecky Cypress Restoration & Leak Diagnostic Specialists

On the Gulf, how long an exterior finish lasts depends mostly on what happens before the first coat. We connect you with independent local professionals who test, remove salt and prepare the surface properly. When a leak is the real problem, they find it before anyone paints over it.

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  • Free referral, no obligation
  • Coastal painting & wood specialists
  • Leak diagnostic pros
On this page Marine-Grade Exterior Painting Pecky Cypress Ceiling Restoration Thermal Imaging Leak Diagnostics

The coastal problem

Why paint fails early on 30A

Salt settles on every exterior surface. Paint applied over it loses adhesion and blisters, and on metal the trapped salt speeds up corrosion under the film. Add intense UV, constant humidity and mildew, and a finish that would last a decade inland can fail within a few years.

Many finish failures aren’t paint problems at all. Peeling that returns to the same spot, bubbling stucco and stained ceilings usually mean water is getting in somewhere. Repainting over them wastes money and hides the evidence.

Warning signs we see on 30A properties

  • Peeling or blistering that returns after repainting
  • Rust bleeding at railings, fasteners and metal trim
  • Chalky, faded finishes on the Gulf-facing side
  • Black mildew on porch ceilings and soffits
  • Water stains or graying on pecky cypress ceilings
  • Interior stains with no obvious source

What good work looks like

What a proper repair should include

Use this as a checklist when you compare contractor proposals. The independent contractors we refer you to set their own scope, pricing and warranty terms.

Marine-Grade Exterior Painting

“Marine-grade” should mean a complete system specified for coastal exposure: surface preparation, a primer matched to each substrate, and topcoats applied at the proper film thickness. It shouldn’t just mean a can with a nautical label.

A complete scope should cover

  • Fresh-water wash to remove salt, chalk and mildew
  • Soluble-salt testing on metal surfaces before coating
  • Rust removal and inhibitive primer on railings and metal trim
  • Substrate repairs, sealing and caulking before coating
  • 100% acrylic or elastomeric topcoats selected by substrate
  • Film-thickness checks and a written product and color record

Pecky Cypress Ceiling Restoration

Pecky cypress porch and soffit ceilings are a hallmark of high-end Gulf Coast homes, and they’re vulnerable to mildew, water staining and finish breakdown. Restoration is careful hand work, done without the pressure washing that tears up the soft grain.

A complete scope should cover

  • Staining, rot and the source of any water intrusion assessed
  • Low-pressure cleaning and mildew treatment
  • Tannin and water stains lightened with wood-safe brighteners
  • Damaged boards replaced with matched pecky cypress
  • Light sanding and a clear, oiled or stained finish of your choice
  • Ceiling perimeters and fixtures sealed and caulked

Thermal Imaging Leak Diagnostics

Infrared cameras detect differences in surface temperature, and wet building materials usually read differently from dry ones. That lets a trained technician survey walls, ceilings and decks without opening anything, and then confirm every suspect area with direct moisture readings.

A complete scope should cover

  • Infrared survey timed for useful temperature conditions
  • Moisture-meter confirmation of every thermal anomaly
  • Controlled water testing to isolate the entry point when needed
  • Annotated thermal and visible-light image pairs
  • Written diagnosis tying each leak to its source
  • Prioritized repair scope, separate from any painting

What thermal imaging can and can’t tell you

An infrared camera doesn’t see water. It sees surface temperature, and results depend on weather, sun exposure and materials. A reliable diagnosis is never based on a thermal image alone. It’s confirmed with moisture readings or water testing.

What to expect

How a typical project runs

After we connect you, the contractor you choose handles the project. Here’s what a well-run job typically looks like.

  1. 1

    Assess & diagnose

    The finish condition is inspected and, before any paint is quoted, recurring failures are investigated for a water source.

  2. 2

    Repair first

    Leaks, failed sealants and damaged substrate get fixed so the new finish isn’t covering a problem.

  3. 3

    Salt-free prep

    Fresh-water washing, mildew treatment, rust removal and salt testing on metal surfaces.

  4. 4

    Prime & finish

    Substrate-matched primers and topcoats at the specified film thickness, protected from weather while they cure.

  5. 5

    Close-out

    A record of products, colors and sheens for future touch-ups and HOA files.

How we help

Free referrals to local coastal finishes specialists

  1. 1

    Tell us what you’re seeing

    Send the form or call. Photos help.

  2. 2

    We match you

    With an independent, qualified contractor who serves your area and does this work.

  3. 3

    They contact you

    To inspect and quote. You decide, and you contract with them directly.

Questions to ask any contractor

  • How will you remove salt before priming?
  • Which primer will you use on each surface, and why?
  • What film thickness will you apply, and will you check it?
  • Will you pressure wash the pecky cypress? (The answer should be no.)
  • Will thermal findings be confirmed with moisture readings?
  • Will I get a written record of the products and colors used?

South Walton Exteriors is a free contractor referral service, not a contractor, and does not perform construction work. All work is performed by independent contractors, licensed where Florida law requires, who contract directly with you. Participating contractors may pay us a fee for referrals. Verify any Florida contractor’s license at myfloridalicense.com.

FAQ

Common questions

How long should exterior paint last on 30A?

It depends on exposure, substrate and prep. Gulf-facing elevations wear fastest. Thorough salt removal, the right primers and full film thickness are what lengthen the time between repaints, and skimping on any of them shortens it noticeably.

Can pecky cypress be pressure washed?

It’s not recommended. High pressure raises and gouges the soft grain and can force water into the boards and the structure above. Low-pressure cleaning and wood-safe treatments are the better approach.

Can thermal imaging find a leak in a rental without damaging it?

Yes, and that’s one of its biggest advantages. The infrared survey and moisture readings are non-destructive. If hidden damage needs verifying, a small, patchable test opening may be recommended, and only with your approval.

Can the contractor match our HOA or architectural review colors?

Contractors who work in planned communities routinely work from approved color schedules and provide product and color documentation for review boards. Mention your community when you contact us, and we’ll match you accordingly.

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