Austin, TX
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(512) 789-4240
Painting homes under the trees in West Lake Hills
West Lake Hills is a small city with big trees and steep ground. It covers about 4 square miles, six miles west of downtown Austin, and about 3,400 people lived here in 2020. Emmett Shelton founded it, and it became a village on September 9, 1953. The city says its people work to keep a rural feel and the area's natural beauty.
Many people just call the area "Westlake." As house painters in West Lake Hills, we see what that setting does to a house. Oak and cedar shade keeps trim damp. Hillside lots put some walls high above the ground. And city rules cover work hours, trees and even water use.
Medrano's Painting is an owner-run crew from East Austin. Owner Antonio Medrano is on the job, and we have painted Central Texas homes since 2014. Ask for a free estimate when you are ready.
What the housing in West Lake Hills means for paint
Census data from 2020 to 2024 counts about 1,350 homes in the city. The median home was built in 1992, and the median value is about $1.66 million. But the mix is wide:
- About 3 in 10 homes were built before 1980. The 1970s were the busiest decade, with about 290 homes.
- About 450 homes went up in the 1980s and 1990s.
- More than 1 in 5 were built in 2010 or later.
Older homes need more prep. The EPA says homes built before 1978 may have lead-based paint, so old trim and doors should be tested before sanding. The Consumer Product Safety Commission says textured paints and patching compounds with asbestos were banned in 1977. Have an older textured ceiling tested before popcorn ceiling removal or any scraping.
Newer homes need a different kind of care: careful masking, crisp lines and a smooth finish. That is where interior painting and cabinet painting pay off.
Hillside lots and tall walls
West Lake Hills sits at the edge of the Edwards Plateau, and its zoning code plans for steep lots. It even has a special height rule for them. If the ground under a house slopes 25% or more, no part of the house may rise more than 32 feet above the ground right below it.
In plain terms, the downhill wall of a hillside home can be much taller than the front. Those walls take longer ladders, more setup time and extra care on uneven ground. We look at every side of the house before we price exterior painting, not just the side you see from the street.
Trees, leaves and wood rot
In 2023, the Texas A&M Forest Service looked at wildfire risk in West Lake Hills. It found that most homes have a mature tree canopy. Leaves fall twice a year, in spring and fall, and the report told owners to clean gutters and eaves on that schedule.
Those same leaves cause paint problems. Wet leaves sit in gutters and against fascia boards. Shade slows drying after rain. Over time, the wood softens and paint lets go. Our wood rot repair team cuts out soft fascia, soffit and trim, puts in new wood, and seals it before we paint.
Tree rules to plan around
West Lake Hills protects its trees closely:
- Oak trimming has a season. Live oaks and red oaks may only be trimmed from July 1 through January 31. Each cut must be sealed right away with pruning paint to slow oak wilt.
- Pruning is capped. Without a permit, you may trim no more than 25% of a tree's live leaves each year.
- Removal needs a permit. Even one small tree under 10 inches across needs a no-fee city permit. Removing a tree 14 inches or wider generally needs a variance from the city council.
So the big trees stay, and we work around them. If limbs rub your siding or hang over the roof, have a tree service trim them in fall or winter. Then your spring paint job does not wait on the calendar.
Firewise homes
The city has been part of the Firewise program since December 30, 2008. It asks owners to think about wildfire starting with the first five feet around the house. Exterior prep is a good time to clear leaf buildup and dead brush from against the walls.
City rules that shape a paint job here
Permits
You do not need a city permit to paint. West Lake Hills uses the permit exemptions in the 2021 International Residential Code, which lists painting, papering, cabinets and similar finish work as exempt. The city also allows minor improvements and ordinary repairs without a permit. That includes replacing up to 25% of the siding with the same material.
Some nearby work does need a permit. The city says roofing needs one, and so does building a new fence. If a repair grows into a remodel, call Building and Development Services at 512-327-3628.
Work hours
The city's noise rules allow building and repair work from 7 a.m. to 6 p.m., Monday through Saturday. Sunday is not included. Paint work at your home has to fit inside that window too. The same rules say any outdoor air compressor must be muffled. That matters for sprayers and nail guns that run on air.
Streets and staging
Placing building materials or barricades in a city street takes a permit from the city inspector, with review by the police chief. On a narrow hillside street, that is worth knowing. It is simpler to keep ladders and paint on the driveway or lot.
Contractor registration
For construction projects worth $25,000 or more, the city requires the contractor to register with Building and Development Services. The code lists builders, roofers and fence, foundation, demolition and pool contractors, but not painters by name. A registered contractor must carry at least $600,000 in general liability insurance, with the city named as certificate holder. If your job is large, call the city to ask whether it applies.
Pressure washing and water rules
Water District 10 supplies water to West Lake Hills. The city runs Stage 1 water rules every year from May 1 through September 30. If the city moves to Stage 2, washing driveways, sidewalks, patios and other paved areas is banned, except to fix a health or safety hazard.
That is why spring and fall are the best times for pressure washing in Westlake. Clean siding, stone and decks before paint or stain goes on, so the new coat sticks. Then protect the wood with deck and fence staining. We check the current water stage before we book.
Where we paint in West Lake Hills and Westlake
We paint homes across ZIP code 78746, in the city and in the wider Westlake area. Water District 10 serves West Lake Hills plus the subdivisions of Westwood, Rolling Hills West, Knollwood, Westlake Highlands, Sundown Parkway, Camelot and the original Rob Roy Ranch.
You likely know the area by its roads and landmarks:
- Bee Cave Road, which crosses Loop 360 and then runs through West Lake Hills and Rollingwood. City Hall is at 4010 Bee Cave Road.
- Westlake Drive and Redbud Trail, where the Emmett Shelton Bridge links West Lake Hills to Austin
- Westlake High School on Westbank Drive. All of West Lake Hills sits inside Eanes ISD.
Our shop at 5610 Northdale Dr is about 10 miles away by road, mostly by MoPac and Bee Cave Road. That is roughly 20 minutes with light traffic, and longer at rush hour. We also paint next door in Rollingwood and farther west in Lakeway.
Why Westlake homeowners call Medrano's Painting
- The owner runs the work. Antonio Medrano is hands-on, and reviewers name him often.
- 4.9 stars from 86 Google reviews. Reviewers bring up attention to detail, clean job sites and quick quotes.
- Since 2014. We are licensed and insured, and we are a Latino-owned local business.
- Easy to reach. Our office is open 9 a.m. to 9 p.m., seven days a week.
What moves the price of painting in West Lake Hills
We price each home after a free visit. These are the big factors here:
- Slope and height. Tall downhill walls need more ladder work and setup.
- Wood repair. Shaded fascia and trim often need new wood before paint.
- Home age. Homes built before 1978 may need lead testing and lead-safe prep.
- Surface mix. Stone, stucco, siding and trim each take different prep and coatings.
- Season. Tree trimming dates and water stages can shape the schedule.
Get a free painting estimate in West Lake Hills today
Tell us what you want painted and when you hope to start. We will walk the whole house, uphill and downhill, and give you a clear written quote. Call (512) 789-4240 or request your West Lake Hills estimate.
