Plainfield, Illinois
Synthetic stucco recoating in Plainfield, IL
The fastest-growing town in Illinois in the early 2000s: thousands of two-stories went up between 1995 and 2008 with EIFS front elevations over vinyl sides, which means a very high count of single-elevation recoats now hitting the 15-year mark at the same time.
Plainfield built more houses between 1995 and 2008 than almost any town in the state, and the production builders working Grande Park, Kings Bridge, Springbank and the rest used a pattern that shows up everywhere here: a synthetic stucco front elevation with vinyl or fiber cement on the sides and back. It made a two-story look like a custom house from the street. It also means Plainfield is single-elevation recoat country, and that job is one of the best values in the published table at $1,800 to $4,500.
The failure pattern on these fronts is consistent. Diagonal cracks off the corners of the second-story windows, chalking across the whole wall by year 12 to 15, and failed sealant where the stucco meets the vinyl at the corner boards and the garage door trim. That stucco-to-siding joint is the one owners never think about and the one that lets the most water in. It gets cut out and replaced on every Plainfield recoat we do.
Because the fronts all went up in the same few years, whole streets come due together. Joliet Stucco & EIFS is 20 minutes away in Joliet, quotes from the published table, and will price neighboring houses on the same visit if the owners want to line up the schedule.
The corner-board joint every Plainfield front shares
Plainfield production houses from this era were built with drainage EIFS more often than the 1990s custom stock in Naperville, which is good news: there is a drainage plane behind the foam that lets incidental water out. The bad news is that the vinyl-to-stucco corner details were finished by siding crews, not stucco crews, and the sealant there is usually the cheap painter’s caulk from the original build. Fifteen winters of freeze-thaw have split it. We re-seal that joint with backer rod and EIFS-rated urethane on every front we recoat, and it is the single line on the quote that prevents the next problem.
Where the EIFS fronts are
- Grande Park and the 127th Street corridor
- Kings Bridge and Wallin Woods
- Springbank and Creekside Crossing
- The Route 59 retail strip from 119th to Renwick
- Downtown Plainfield and the older Lockport Street stock
- Lakelands and Dayfield
ZIP codes 60544, 60585, 60586. Nearby: Frankfort, Homer Glen, New Lenox.
Plainfield questions
- How much to recoat just the stucco front of my Plainfield two-story?
- A front elevation on a Grande Park or Kings Bridge style two-story runs 500 to 900 square feet of wall and prices at $1,800 to $4,500 in our table, with hairline crack repair included and the stucco-to-siding sealant joints replaced. Chalking fronts get a bonding primer, which is inside that range.
- Can we recoat in a different color than the builder used?
- Yes. A color change is the same price when the new color is in a similar range; going from a dark to a very light color sometimes needs a third coat, which we tell you at the visit. We bring drawdowns so you can see the color on the actual wall before you decide.
- Our neighbors want their fronts done too. Is there a group price?
- We price each house from the published table, but back-to-back jobs on the same street save mobilization and lift time, and that saving comes off each quote. Tell us who is interested and we will walk all of them on one visit.
- The stucco cracked where it meets the vinyl siding at the corner. Is that a leak?
- It is the most common entry point on a Plainfield front. Water gets behind the corner board and runs down inside the foam. We probe below the joint during the quote visit; if the sheathing is dry, the joint gets re-sealed as part of the recoat. If it is wet, the section is priced from the localized remediation line, $4,000 to $12,000.
Price your Plainfield front elevation
Send the Plainfield address and what you are seeing. You get a range from the published table within one business day, then a visit with a moisture meter. Or call (815) 768-3130.