Deck Painting & staining throughout Randolph, MA.
Sand, stain, and seal — restoring weathered decks across downtown Randolph and near Randolph Center and all of Randolph with UV-resistant penetrating finishes that hold up through Massachusetts winters.
Randolph decks restored to last another decade.
Randolph is a working-class suburb southeast of Boston — restored 19th-century homes around downtown, brick triple-deckers in the historic core, 1950s–80s suburban capes and ranches throughout, and newer construction toward the Stoughton line.
Homes we paint in Randolph
Decks age with the homes behind them. The Randolph housing stock runs a wide range: Restored 19th-century homes downtown, brick triple-deckers in the historic core, 1950s–80s suburban capes and ranches throughout, and newer construction toward Stoughton. We work across downtown Randolph, near Randolph Center, North Randolph, and the Stoughton line — adapting prep and product to each home's era and substrate rather than running every Randolph project through one process.
Our Randolph deck restoration process
- Two coats minimum with manufacturer-spec dry time between.
- Railings, balusters, and stairs cut in by hand, not just the deck field.
- Repair — tighten or replace loose boards and fasteners; spot-repair rot.
- Sand to fresh grain — 60- or 80-grit floor-sander on horizontal surfaces; hand-sand railings.
- 48-hour dry window confirmed by moisture meter before the first coat.
Randolph deck specifics
Randolph's pre-1940 worker housing carries lead-paint history; multi-family rentals turn over regularly and demand efficient scheduling. Most Randolph deck projects we run wrap in 2–4 working days depending on size and prep depth. Add an exterior paint refresh in Randolph in the same engagement to coordinate outdoor work in one mobilization.
Typical Massachusetts market pricing for Randolph-area deck restoration
Deck restoration in Randolph, MA costs $1,200 to $8,500 depending on size, condition, and finish type. The ranges below reflect typical 2025–2026 Massachusetts contractor market pricing for a full process — power wash with wood brightener, sand to fresh wood, repair or replace failing boards, apply two coats of penetrating stain (Benjamin Moore Arborcoat, Sherwin SuperDeck, Cabot). Solid-color deck paint costs slightly more than stain because of the additional prep needed to prevent peel. AJ Painting carries a written workmanship warranty (terms in writing on every estimate) and prices each deck individually after a free on-site walk-around — these market ranges are educational, not an AJ quote.
Typical cost ranges
| Project | Randolph cost range |
|---|---|
| Small deck (<200 sqft) | $1,200 – $2,400 |
| Medium deck (200-400 sqft) | $2,400 – $4,500 |
| Large deck (400-700 sqft) | $4,500 – $7,000 |
| Extra-large (700+ sqft) | $7,000 – $10,500 |
| Solid stain / deck paint upgrade | +15-20% |
What pushes the Randolph price up or down
- Deck size — sqft of horizontal boards + linear ft of railing
- Condition — good (light sand) vs poor (full strip + multiple repairs)
- Finish type — transparent / semi-transparent stain / solid stain / paint
- Railing complexity — simple square vs ornate balusters add labor
- Composite vs wood — composite cleans easier but takes specific finishes
- Substrate repairs — replacing 3-5 boards adds $200-600 in lumber + labor
These ranges reflect typical 2025–2026 Massachusetts contractor market pricing for Randolph and the surrounding Metro West area — not an AJ Painting quote. Every project is priced individually based on the specific home. Get a free written quote from a free on-site walk-around — see contact or call (508) 258-4325.
Answers from Randolph homeowners.
Do you do landlord-grade interior paint in Randolph?
Yes. Randolph rental and multi-family turnovers are a regular project type — durable mid-tier paint, fast scheduling between tenants, patches that hold up.
Which Randolph neighborhoods do you serve?
We paint homes throughout Randolph — downtown Randolph, near Randolph Center, North Randolph, and the Stoughton line, and the surrounding streets. Same crew, same spec, and the same written warranty regardless of which Randolph neighborhood you're in.
What does a deck restoration cost in Randolph?
Cost depends on deck size, board condition, railing complexity, and finish type (transparent stain vs solid). Every quote is free, on-site, and itemized.
Should I stain or paint my deck?
On weathered or new wood we usually recommend semi-transparent stain — it penetrates rather than peels. Solid-color stain or paint is the better call only on decks that already have a paint history or have aged past the point where stain reads well.
When can you start a Randolph deck project?
Deck staining season runs late April through mid-October — we need 50°F+ daytime temps and 48 hours of dry weather on either side. Outside that window we book ahead to lock in spring slots.
How much does it cost to stain a deck in Randolph, MA?
Deck staining in Randolph runs $1,200-10,500. A medium 200-400 sqft deck is $2,400-4,500; a large 400-700 sqft deck is $4,500-7,000. Solid stain or deck paint adds 15-20%. Condition matters a lot — a deck needing full strip and board replacement can double the base cost.
How often do I need to re-stain my deck?
Transparent stain: every 1-2 years in Randolph's climate. Semi-transparent: every 2-3 years. Solid stain or deck paint: every 4-6 years (but prep gets harder each cycle). Quick test: pour water on the deck; if it beads up, sealer is still working. If it soaks in within 30 seconds, time to re-stain.
When can you start a deck project in Randolph?
Deck staining season in Randolph runs late April through mid-October. We need 50°F+ overnight temps and 48 hours of dry weather on either side of application. Spring slots fill by mid-March; fall slots by August. Outside the season we book ahead — we'll lock your week and confirm dates as the season opens.
Painting by Randolph neighborhood
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