Exterior House Painting Cost in London: 2026 Price Guide

Last updated: August 2026. Figures verified against Which?, Gov.uk, legislation.gov.uk, HSE, RICS, ten London borough councils and manufacturers' technical data as of 7 August 2026.

TL;DR: Repainting the outside of a three-bedroom semi costs roughly £600 to £4,500 including labour and materials, and London sits at the upper end of that band. Two costs are missing from almost every published range: scaffold hire, and the borough licence your scaffolder needs to stand it on the pavement, which runs from a £120 site visit fee in Hackney to £717 in Kensington and Chelsea.

Exterior painting is the job where published price guides are least useful. The ranges you find online are UK-wide, blended across every property type, and they almost all quietly exclude the two things that make a London job different: getting safe access to a two-storey elevation, and paying your borough for the pavement your scaffold stands on.

This guide separates what is genuinely verifiable from what is not. Where we could find a dated, independent figure, it is cited. Where we could not, we say so rather than filling the gap with a number nobody measured. If you are pricing interior work at the same time, our guide to the cost of decorating a room in London covers that side.

How much does it cost to paint the outside of a house in London?

The most credible dated figure available comes from Which?, which surveyed vetted painters and decorators and published the results on 1 May 2026. For a full exterior repaint of an average three-bedroom semi-detached house in good condition, it puts the cost at £600 to £4,500, including labour and materials but excluding VAT [1].

Two caveats on that range matter enormously, and both come from Which? itself. First, prices "are likely to be at the upper end of the scale if you live in London or the South East" [1]. Second, scaffolding is excluded and "can add a lot to your quote" [1].

What you are pricing	Cost	Basis
Full exterior repaint, three-bed semi, good condition	£600 to £4,500	Which? survey, labour and materials, excludes VAT and scaffolding [1]
The same job in London	Upper end of that band	Which? states London and the South East run high [1]
Scaffold hire	Not published by any independent source	See "What we could not verify" below
Borough scaffold licence	£120 to £717 and up	Ten London boroughs, verified August 2026 (table below)
Refundable deposit or bond	£100 to £164.50 per linear metre in several boroughs	Borough fee schedules (table below)

The width of that band is not evasion, it is the honest shape of the job. A single front elevation on a mid-terrace in sound condition is a fundamentally different job from a four-elevation detached house with blown render and rotten fascias, and no credible source prices them as one number.

A note on the ranges you will see elsewhere. Quote-comparison sites publish property-type tiers, typically around £1,500 to £3,100 for a terrace, £2,600 to £5,700 for a semi and £3,400 to £7,700 for a detached house, all-in. Those are commercial lead-generation pages rather than independent surveys, they are UK-wide rather than London-specific, and they are blended across jobs in wildly different condition. They are useful for a rough sense of scale and nothing more, which is why this guide anchors on the surveyed figure instead.

What a fair exterior painting quote should include

This is the most useful thing on the page. Citizens Advice sets out what any quote for home improvement work must contain: a fixed total price rather than just a daily rate, a breakdown of all work and materials, separate costs for each material and each part of the work, how long the price stays valid, whether the price includes VAT, and the circumstances in which it can change, which should only be where you have agreed to extra work [2].

If a decorator quotes you a day rate instead of a total, Citizens Advice is explicit that they must put in writing how many days the work will take, how many hours count as a day, and when they need your go-ahead to work more days [2].

For an exterior job specifically, check that the quote sets out:

• The elevations included. Front only, front and rear, or all elevations. This is the single biggest driver of the total and the most common source of a dispute later.
• Access. Whether scaffolding, a tower or ladders will be used, who is hiring it, how long for, and whether the hire cost sits in the quote or is billed separately.
• The borough licence. Whether a highway licence is needed, who is applying for it, and whether its cost and any refundable deposit are inside the price or on top.
• Preparation. Washing down, scraping back, filling cracked render, treating organic growth and priming bare patches, specified rather than assumed.
• Repairs. What happens, and at what cost, if blown render, spalling brick or rotten timber is found once the scaffold is up.
• The paint system. The brand, product and number of coats, for masonry and for woodwork separately. These are different products with different prices and different lifespans.
• What counts as woodwork. Windows, sills, fascias, soffits, bargeboards, the front door and any railings, listed individually.
• VAT. Stated explicitly, one way or the other.
• A staged payment schedule. Citizens Advice recommends paying in stages "because it means problems can be put right before you make the final payment" [2].

The HomeOwners Alliance adds a warning worth repeating: do not pick a builder's quote on price alone, "especially if the quote doesn't contain much detail" [3]. On an exterior job, the cheapest quote is very often the one that has not looked at the render.

Scaffolding, access and the London licence almost nobody quotes for

This is where a London exterior job stops resembling a national price guide.

Do you need scaffolding, or will ladders do?

There is a persistent myth that ladders are banned. They are not. The Work at Height Regulations 2005 set a hierarchy: avoid working at height where it is reasonably practicable to do the work another way, then prevent falls, then minimise the distance and consequences of a fall [4]. Within that hierarchy the Health and Safety Executive is clear:

"Ladders can be a sensible and practical option for low-risk, short-duration tasks, although they should not automatically be your first choice."

-- Health and Safety Executive, Safe use of ladders and stepladders, updated 5 June 2024 [5]

Which? Trusted Traders makes the same point in consumer language, noting that "the law recognises that low-risk situations do not require scaffolding" and that it is for the tradesperson to assess the risk and choose suitable equipment [6].

In practice, a full two-storey elevation repaint is neither low-risk nor short-duration. Expect a competent decorator to price scaffolding or a mobile tower for anything above ground-floor reach, and treat a quote that assumes a ladder for the whole job as a warning sign about the rest of the quote.

Who obtains the licence, and when one is needed

If any part of the scaffold stands on the pavement or the road, it needs a licence from the council. Section 169 of the Highways Act 1980 requires anyone erecting or retaining a structure "on or over a highway" to be authorised by a licence [7]. Gov.uk sets out who carries that duty:

"It's the responsibility of the builder or scaffolding company to get a licence for any scaffolding they put up on the highway... However, it's your responsibility to check they have this legal document and that it does not run out before the building work is finished."

-- Gov.uk, Scaffolding and hoardings [8]

If the scaffold sits entirely inside your own boundary, no licence is needed [6]. For a typical London terrace with the front wall on the back edge of the pavement, that is rarely the case at the front.

One London-specific trap: if your house fronts a red route, part of the Transport for London Road Network, the licence comes from TfL rather than your borough, because TfL "can only license activities on the Transport for London Road Network (TLRN)" [9]. Your scaffolder should know which regime applies, but it is worth asking.

Every borough also sets a minimum public liability insurance level for the scaffolder, ranging from £5 million to £10 million depending on the borough. Havering's licence pack puts it bluntly:

"Public Liability Insurance must be taken out by and in the name of the contractor in the sum of not less than £10 million in respect of any one accident with the number of accidents unlimited."

-- London Borough of Havering, scaffolding and hoarding licence application, fee year April 2026 to March 2027 [10]

London borough scaffold licence fees, August 2026

These are the fees we could verify directly against each council's own published page or fee schedule in August 2026, ordered from cheapest to dearest. Fees change at the start of each financial year and several boroughs also charge inspection fees, so always check the borough's own page before budgeting.

Borough	What the licence costs	Source
Hackney	£120 site visit fee, credited against the final total. Balance and deposit set after the visit.	Highways licence
Wandsworth	£221.50 per 28 days for a single or double frontage up to 10m, plus a £53.50 inspection fee. £5m public liability.	Highway licence charges (1 Apr 2026 to 31 Mar 2027)
Islington	Management fee from £540. Deposit £50 per pole standing on the highway, £100 per pole for gantry scaffold. £10m public liability.	Highways licence
Southwark	£561.75 a month up to 10m, £750 a month for 10 to 50m. Refundable deposit £100 per linear metre.	Scaffolding or hoarding licence (updated 6 May 2026)
Haringey	£560 for 3 months, plus £109.20 processing and inspection. Deposit £109.20 per m² plus a £109.20 handling fee. £5m public liability.	Scaffolding and hoarding licences
Westminster	£648 for a minor road under 50m² for 0 to 2 months, rising to £1,566 for 5 to 6 months. Deposit set on application.	Temporary structure licence (updated 19 Jan 2026)
Waltham Forest	£660 per 30 days. Deposit set on application.	Highway licences (fees from 18 Feb 2026)
Lambeth	£765 for the 6-week duration category. Deposit set case by case after a site inspection.	Highways licence fees (2026/27 fees)
Kensington and Chelsea	£717 per application for 3 months, plus a £69 admin fee. £5m public liability.	Temporary structure licences (updated 6 May 2026)
Havering	£149.16 per linear metre, £895 minimum, plus a £195 inspection fee. Refundable bond £164.50 per linear metre, £987 minimum. £10m public liability.	Licence application pack (Apr 2026 to Mar 2027)

Two things to take from that table. First, the spread is real: the same scaffold on the same terrace can cost several times more to licence in one borough than in the one next door, and it is a line item worth asking about before you accept a quote. Second, several boroughs hold a refundable deposit or bond against damage to the footway, which is your money tied up for the duration and returnable afterwards. Make sure the quote is clear about who is paying it and who gets it back.

We could not verify current fees for Camden or Hammersmith and Fulham because both councils' pages blocked access at the time of writing, so they are deliberately left out rather than published from an unconfirmed figure.

Do you need planning permission to paint your house?

Usually no. Painting the exterior of a building is permitted development in its own right under Class C, Part 2, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015:

"The painting of the exterior of any building or work." ... "In Class C, 'painting' includes any application of colour."

-- The Town and Country Planning (General Permitted Development) (England) Order 2015, Schedule 2, Part 2, Class C [11]

The only restriction written into that class is that the painting must not be for the purpose of advertisement, announcement or direction [11]. The Planning Portal confirms the same in plain English: you do not need permission for repairs, maintenance or minor improvements such as painting your house [12]. The right applies to flats and maisonettes too, though leaseholders may still need the freeholder's or managing agent's consent, which is a separate matter from planning [13].

There are three real exceptions, and in London they bite more often than the national picture suggests.

Changing the surface, not just the colour

Painting an existing surface and cladding or re-rendering it are different things in planning terms. In a conservation area, National Park, Area of Outstanding Natural Beauty or the Broads, you need permission before cladding a house in stone, artificial stone, pebble dash, render, timber, plastic or tiles. Outside those areas, cladding is permitted development only where the materials are of similar appearance to the existing ones [14].

Article 4 directions

An Article 4 direction lets a council withdraw permitted development rights across a defined area, so work that would normally be permitted needs a full planning application instead [15]. These are common in London conservation areas and they genuinely can remove the right to paint. Three verified examples:

• Kensington and Chelsea, Norland Conservation Area (in force 3 July 2013). The direction is explicit that "painting brickwork will not be allowed", to protect terraces with interesting brick detailing, and it imposes uniform colour requirements on stucco terraces such as Norland Square and Royal Crescent, with cornices and door surrounds required to be white or a light sandstone colour [16].
• Hackney, St Mark's Conservation Area (made 7 July 2008, approved 27 November 2008). The direction restricts "the painting of the exterior of any building", among other works. It does not cover every property in the conservation area, so check the council's Article 4 property database [17].
• Islington has removed permitted development rights in 40 of its 42 conservation areas, so you may need permission for minor alterations including painting brickwork [18].

The practical rule: conservation area status on its own does not stop you painting your house a different colour, but it makes it far more likely that an Article 4 direction has been layered on top of your particular street. Check with the borough before you choose a colour, not after.

Listed buildings

Listed building consent is a separate regime. For a listed flat, consent is needed "unless it is repainting in the existing colour" [13], and the same logic applies to houses.

Getting this wrong is not a paperwork problem. Unauthorised works to a listed building are a criminal offence under section 9 of the Planning (Listed Buildings and Conservation Areas) Act 1990. On summary conviction the penalty is up to six months' imprisonment, a fine, or both; on conviction on indictment it is up to two years' imprisonment, a fine, or both, and the court must have regard to any financial benefit that has accrued from the offence when fixing the fine [19]. If your house is listed, speak to the council's conservation officer before anyone opens a tin.

What the surface is made of changes the price

Texture is the biggest hidden multiplier in an exterior quote, and it is measurable. Dulux Trade's technical data sheet for its Weathershield All Seasons smooth masonry paint gives coverage for the same product on two different surfaces:

"On smooth surfaces of low porosity (such as rendering): 14-16m² per litre. On textured surfaces of low porosity (such as pebble-dash): 4-6m² per litre."

-- Dulux Trade, Weathershield All Seasons Smooth Masonry technical data sheet [20]

That is a three to fourfold drop in coverage on pebbledash, from an identical tin. Sandtex Trade quotes up to 10m² per litre on smooth surfaces and states plainly that on textured surfaces the spreading rate is reduced [21]; Johnstone's Stormshield gives roughly 9 to 11m² per litre depending on the nature and porosity of the surface [22].

More paint is only half of it. Textured surfaces also take longer to cut in, are harder to get an even film on, and usually need more careful preparation. If your house is pebbledashed, expect a materially higher quote than a neighbour with smooth render, and expect a decorator who does not mention it to have underpriced the job.

Broadly, and in rising order of difficulty: previously painted smooth render is the easiest and most predictable; bare or heavily weathered render needs stabilising and a mist coat; stucco fronts on Georgian and Victorian houses carry more decorative detail and more prep; pebbledash and roughcast consume far more paint; and painting bare brick that has never been painted is a decision to think hard about, because it is close to irreversible and can create the moisture problem described below. Timber windows, fascias and soffits are a separate paint system again, priced by joinery detail rather than area.

Why the wrong paint can cause damp in a Victorian house

This is the part of an exterior job that a cheap quote is most likely to get wrong, and it matters more in London than almost anywhere because so much of the housing stock is solid-walled Victorian and Edwardian brick.

A solid wall has no cavity. Moisture that gets in has to migrate back out through the face of the wall and evaporate. Seal that route with an unsuitable coating and the water has to go somewhere else, which usually means into the wall structure or through to the inside. RICS puts the underlying mechanism plainly:

"Using modern cement in mortar or render on older buildings can trap moisture in walls, making any damp problem worse."

-- RICS, Damp and mould consumer guide, published 16 June 2025 [23]

RICS also notes that in older buildings with solid walls, damp-proofing measures "may not be appropriate and may exacerbate damp issues" [23]. The same principle applies to coatings: a breathable, vapour-permeable masonry paint or a mineral or lime-based system is the appropriate choice on a traditionally built solid wall, and a heavily film-forming waterproof coating usually is not.

If your house is solid-walled, ask the decorator directly which product they are proposing and whether it is vapour permeable. A good one will have an answer ready. Be especially wary of anyone selling a "wall coating" with a long guarantee as a damp cure. If you already have damp, get the cause diagnosed before you paint over it, and see our guide to plastering costs in London if internal making good is needed afterwards.

When to paint, how many coats, and how long it lasts

The season is not optional. Manufacturers set minimum application temperatures, and they are not suggestions. Dulux Trade's Weathershield All Seasons must not be used below 5°C, or during rain, fog or relative humidity above 80% [20]. Johnstone's Stormshield sets its floor at 10°C or when rain is imminent [22]. Exterior woodwork gloss is stricter still, at 10°C with no rain, fog or frost likely [20]. Sandtex Trade 365 is the genuine outlier, formulated to be applied down to -10°C [21].

In practice that puts the reliable London exterior window at roughly April to October. Quotes in that window are competitive because it is peak season; quotes in November are cheap for a reason.

Coats. Two full coats is the standard masonry specification, with one coat sometimes sufficient on a previously painted surface in good condition where a similar colour is being used [20]. Sandtex specifies two full coats, with some colours needing more [21]. Exterior woodwork is a three-product system rather than two identical coats: preservative primer, undercoat, then two coats of gloss [20].

Recoat times drive the timetable. Dulux's masonry system is recoatable in one to two hours; Sandtex Trade 365 needs 16 hours, effectively next-day [20][21]. That difference decides how many productive coats a decorator can get on in a day, and therefore how many days of scaffold hire and licence you are paying for. It is a fair question to ask.

Lifespan. Every masonry manufacturer we checked claims 15 to 20 years of protection: Sandtex Trade 365 up to 20 years, Dulux Trade Weathershield 15 years, Johnstone's Stormshield in excess of 15 years [20][21][22]. Exterior woodwork is dramatically shorter, with Dulux Trade's Weathershield Quick Dry Exterior Gloss quoting up to six years [20].

That gap is the single most useful planning fact in this guide. Your masonry and your joinery do not need repainting on the same cycle. Budget to redo windows, sills, fascias and the front door two or three times over the life of one masonry repaint, and treat any quote that treats them as one lump with suspicion.

If the scaffold is going up anyway, it is worth getting the roofline looked at while it is there. Gutters, fascias and loose tiles are far cheaper to deal with on someone else's scaffold than on a separate visit, so see our guide to roof repair costs in London before you book.

Your rights, deposits and VAT

VAT. A business must register for VAT once its taxable turnover exceeds £90,000 [24]. A decorator below that threshold cannot legally charge VAT, so two quotes for identical work can differ by 20% purely because one firm is bigger. If a quote shows VAT, you can check the number against HMRC's official checker [25]. If a quote is silent on VAT, it fails the Citizens Advice checklist on its own terms [2], so ask.

Deposits. Citizens Advice advises pushing a deposit as low as possible and not agreeing to more than 25% [2]. If the deposit is to cover materials, you can buy the materials yourself and keep the receipt. Paying between £100.01 and £30,000 by credit card gives you Section 75 protection against the card provider [26].

If the work is defective. The Consumer Rights Act 2015 implies a term into every service contract:

"Every contract to supply a service is to be treated as including a term that the trader must perform the service with reasonable care and skill."

-- Consumer Rights Act 2015, section 49(1) [27]

The Act also implies a reasonable price where none was fixed, and a reasonable time for performance where none was agreed [27]. In practice, if the work is not up to standard the trader should put it right within a reasonable time and without causing you too much inconvenience [26].

Cancellation. If you agree the contract in your own home rather than at the trader's premises, it is an off-premises contract under the Consumer Contracts Regulations 2013 [28] and you get a cooling-off period of at least 14 days, starting the day after you give the go-ahead [29]. The exception is urgent repairs you specifically invited the trader in to carry out. If you ask for work to start inside the 14 days and then cancel, you pay only for the proportion completed [29].

How to check you are hiring a good decorator

• Painting and Decorating Association membership. PDA members must provide a written quotation, must guarantee their work against defective workmanship or materials for six months from completion, must maintain employers' and public liability insurance, and are subject to the association's conciliation and arbitration service if a dispute arises. Members are vetted, give three recent client references, and are re-vetted periodically [30].
• TrustMark registration. TrustMark is the Government-endorsed quality scheme. Registered businesses have their insurances checked annually by their scheme provider and are inspected at least every three years by a qualified independent inspector, and TrustMark can suspend or remove businesses that do not comply [31].
• Insurance. Ask to see the decorator's public liability cover, and separately confirm the scaffolder's cover meets the borough's minimum, which is £5 million to £10 million depending on where you live.
• Recent local work. On an exterior job, ask to see a house they painted three or four years ago rather than three or four months ago. Exterior work either holds up or it does not, and the difference only shows with time.

For the full pre-hire routine, read our guide on how to find a trusted tradesperson in London, and see the London trade costs index for what other trades charge.

What we could not verify

Cost guides usually present every figure with equal confidence. This one will not, because for this particular job the independent data is thin. We could not find a dated figure from an independent, non-commercial source for any of the following, so we have not published one:

• Scaffold hire cost for a London terrace. No independent body publishes consumer scaffolding prices, and every figure available traces back to commercial hire or lead-generation sites.
• Front-elevation-only, mid-terrace-only or detached-only exterior painting totals.
• The pebbledash premium as a percentage. The paint-consumption mechanism behind it is verified above; the labour uplift is not.
• Windows, fascias and soffits, or front door and railings, priced on their own.
• A current London decorator day rate for exterior work specifically.
• A labour-only rate per square metre for masonry painting.
• Typical repair costs for blown render, spalling brick or rotten timber sills.

The practical answer to all of these is the same: get two or three itemised quotes for your actual house. That is more reliable than any published range, including this one.

Frequently asked questions

How much does it cost to paint the outside of a house in the UK?

A full exterior repaint of an average three-bedroom semi-detached house in good condition costs roughly £600 to £4,500, including labour and materials but excluding VAT, according to a Which? survey published in May 2026. London and the South East sit at the upper end of that band, and scaffolding is charged separately.

Do I need a licence to put scaffolding up outside my London house?

Yes, if any part of it stands on the pavement or road. Your scaffolder or builder applies for and holds that licence, not you, but it is your responsibility to check it exists and does not expire mid-job. Fees range from a £120 site visit fee in Hackney to £717 in Kensington and Chelsea.

Do I need planning permission to paint my house a different colour?

Normally no. Painting the exterior of a building is permitted development under Class C of the 2015 General Permitted Development Order. The exceptions are listed buildings, which need consent unless you repaint in the existing colour, and streets covered by an Article 4 direction, which is common in London conservation areas.

Why does pebbledash cost more to paint than smooth render?

Because it drinks paint. Dulux Trade's own technical data gives 14 to 16 square metres per litre on smooth render and only 4 to 6 square metres per litre on pebbledash for the same product, a three to fourfold difference. Textured surfaces also take longer to cut in and to coat evenly.

What is the best time of year to paint a house exterior in the UK?

Roughly April to October. Most masonry paints must not be applied below 5 to 10°C, or in rain, fog or humidity above 80%, and exterior woodwork gloss needs at least 10°C with no frost forecast. One specialist masonry product is formulated to work down to -10°C, but it is the exception.

How long should an exterior paint job last?

Masonry manufacturers consistently claim 15 to 20 years of protection. Exterior woodwork is far shorter, with typical gloss systems quoting around six years. Plan to repaint windows, sills, fascias and the front door two or three times over the life of a single masonry repaint, and budget for them separately.

Can I paint the outside of my flat?

Yes, planning-wise. The permitted development right for exterior painting applies to flats and maisonettes as well as houses. As a leaseholder, though, you will usually need consent from your freeholder or managing agent first, and if the building is listed you need listed building consent unless you repaint in the existing colour.

Find a trusted local decorator

A fair London exterior painting quote names the elevations, specifies the paint system for masonry and woodwork separately, prices the access honestly, and says who is paying for the borough licence and the deposit. Anything vaguer than that is a quote you cannot compare. Get two or three itemised quotes, check the decorator's insurance and the scaffolder's cover, and confirm whether your street carries an Article 4 direction before you settle on a colour.

Ready to get started? Find a trusted local decorator on Loacally and compare verified local tradespeople near you. And if you are a decorator weighing up where your next customers come from, you can apply to join Loacally as the platform opens across London.

Sources

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2. Before you get building work done -- Citizens Advice, accessed 2026-08-07
3. Builders' quotes -- HomeOwners Alliance, accessed 2026-08-07
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13. Flats and maisonettes -- Planning Portal, accessed 2026-08-07
14. Do I need planning permission to render the outside of my house? -- Planning Portal, accessed 2026-08-07
15. Article 4 directions -- Royal Borough of Kensington and Chelsea, last updated 13 July 2026, accessed 2026-08-07
16. Norland Article 4 directions -- Royal Borough of Kensington and Chelsea, direction in force 3 July 2013, page last updated 29 November 2019, accessed 2026-08-07
17. St Mark's Conservation Area -- London Borough of Hackney, direction made 7 July 2008 and approved 27 November 2008, accessed 2026-08-07
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21. Sandtex Trade 365 All Weather Masonry technical data sheet -- Crown Paints, issue date March 2023, accessed 2026-08-07
22. Stormshield Smooth Masonry technical data sheet -- Johnstone's Trade, accessed 2026-08-07
23. Damp and mould -- RICS, published 16 June 2025, accessed 2026-08-07
24. VAT registration thresholds -- Gov.uk, accessed 2026-08-07
25. Check a UK VAT number -- Gov.uk, accessed 2026-08-07
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28. Consumer Contracts (Information, Cancellation and Additional Charges) Regulations 2013, regulation 5 -- legislation.gov.uk, made 4 December 2013, accessed 2026-08-07
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31. Homeowner FAQs -- TrustMark, accessed 2026-08-07