Siding & Exterior Paint Guide for Clark County Home Buyers (PNW Edition)

When you live in Clark County, Washington, your home’s siding is more than just decoration, it’s your first line of defense against the Pacific Northwest’s rain, wind and temperature swings. Choosing the right material and caring for it properly will save you thousands in the long run and protect your home’s structure. As a local realtor and homeowner advocate, I’ve pulled together this detailed guide to help you make smart decisions about siding and exterior paint.

Why the Pacific Northwest Climate Demands Thoughtful Siding

Clark County sits in a maritime climate. Winters are wet, summers can be sunny and dry, and there are freeze–thaw cycles in between. Moisture intrusion, UV exposure and thermal expansion put stress on siding and paint. Materials that perform well in dry climates may warp, rot or crack here if you don’t choose wisely. Investing in durable products and proper installation pays off over decades.

Below you’ll find an overview of common siding materials, their lifespans, typical costs, maintenance needs and inspection tips tailored for homes in Vancouver and the surrounding areas.

Fiber Cement (James Hardie / HardiePlank)

Composition – A blend of cement, sand and cellulose fibers.Lifespan – 50 years or more.Average cost – $6–$13 per sq ft including installation (about $20k–$35k for a 2,000–3,000 sq ft home). A typical Portland‑area installation runs around $30,000.

Pros – Highly resistant to termites, rot and fire; mimics wood, stone or brick; low maintenance, just occasional washing and repainting.

Cons – Heavy and must be installed by trained crews; higher upfront cost.

Maintenance tips – Wash dirt and mildew annually; re‑caulk joints; repaint with high‑quality acrylic latex every 10–12 years.

What to look for in a resale home: Check for cracked or gapping boards, missing caulk around trim, swollen edges or paint flaking. Fiber‑cement is durable, but poor installation can let moisture behind the boards. Ask for installation warranties or proof of James Hardie certification.

Brick

Composition – Fired clay bricks attached to a structural backing.Lifespan – 100+ years.Average cost – $10–$30 per sq ft including installation (about $15k–$45k for a 1,500 sq ft wall area).

Pros – Unmatched longevity and low maintenance; highly fire‑resistant and provides excellent insulation.

Cons – High upfront cost; heavy, requires strong foundation.

Maintenance tips – Repoint mortar joints every few decades; power‑wash gently; seal porous bricks if exposed to wind‑driven rain.

What to look for: Brick seldom fails, but mortar joints can crack. Check for stair‑step cracks, bulging sections or efflorescence (white mineral deposits). Ensure weep holes are open to allow moisture drainage.

Stone Veneer

Composition – Thin slices of natural stone or manufactured cement products that mimic stone.Lifespan – 40–75 years.Average cost – $10–$25 per sq ft installed (about $15k–$37,500 for a 1,500 sq ft wall).

Pros – Luxurious appearance; resists weather, pests and fire; lighter than full‑stone walls.

Cons – More expensive than vinyl or engineered wood; professional installation essential to prevent water intrusion.

Maintenance – Wash occasionally; re‑caulk joints; inspect flashing around windows and doors.

Inspection notes: Look for loose or cracked stones and mortar, especially near rooflines or chimneys. Check for water stains behind the veneer, poor flashing can allow leaks.

Stucco

Composition – Cement, sand and lime applied over a lath base.Lifespan – 50–80 years.Average cost – $6–$12 per sq ft installed (around $9k–$18k for a 1,500 sq ft area).

Pros – Excellent fire resistance; good insulator; low maintenance.

Cons – Can crack in areas with heavy rainfall or freeze‑thaw cycles; requires skilled installation.

Maintenance – Inspect for hairline cracks annually; seal or paint with elastomeric coatings; maintain proper drainage to prevent water saturation.

For home buyers: Look for spider cracks, bulging or soft spots (signs of water trapped behind the stucco). Check roofline and window flashing; stucco cracks near windows often point to water intrusion.

Engineered Wood

Composition – Wood fibers and resins engineered to emulate natural wood.Lifespan – 30+ years.Average cost – $5–$10 per sq ft installed (about $7,500–$15,000 for a 1,500 sq ft wall). Some Seattle cost guides list $13–$34 per sq ft for higher‑end products.

Pros – Looks like real wood but resists moisture and pests better; lighter and easier to install than fiber cement; less expensive than cedar.

Cons – Still needs periodic painting or staining; not as long‑lasting as brick or fiber cement.

Maintenance – Wash, re‑caulk and repaint or stain every 5–7 years; keep vegetation trimmed.

Inspection notes: Look for swelling at board bottoms or seams, peeling paint or fungal growth. Ask if the product is LP SmartSide (common brand) and whether installers followed manufacturer‑specified nail spacing and clearances.

Vinyl

Composition – Polyvinyl chloride (PVC) panels.Lifespan – 20–40 years.Average cost – $3–$8 per sq ft installed (roughly $4,500–$12,000 for a 1,500 sq ft wall).

Pros – Affordable; many colors and textures; low maintenance—occasional washing keeps it looking fresh.

Cons – Less durable than fiber cement or brick; can crack or fade over time; PVC production and disposal raise environmental concerns.

Maintenance – Wash gently with a soft brush and mild detergent; avoid pressure washing that can force water behind panels.

Inspection pointers: Check for warped or brittle panels, seams that have separated, missing fasteners and signs of mold or algae growth behind the siding. Ensure there is an air gap behind the panels for drainage and ventilation.

Cedar / Natural Wood

Composition – Solid cedar boards or shingles.Lifespan – 20–40 years when properly maintained; some local contractors warn it can be closer to 20–30 years without diligent care.Average cost – Typically $11–$15 per sq ft for material plus installation; about $40k for a standard Portland‑area home. Seattle cost guides list $3.90–$18.90 per sq ft for wood siding.

Pros – Rich, organic look that blends with forests and craftsman architecture; naturally resistant to rot, mildew and insects; excellent insulator; sustainable and biodegradable.

Cons – Requires regular sealing or staining to prevent moisture damage; can cup or split if neglected; higher material and labor costs.

Maintenance – Clean annually; re‑stain or reseal every 3–5 years; monitor for termites or carpenter ants; replace damaged boards promptly.

Inspection tips: Look for cupping, splitting, moss growth or moisture stains. Tap suspect boards, hollow sounds may indicate decay. Check that nails are countersunk and not rusting; visible nails often mean incorrect installation.

Metal (Steel or Aluminum)

Composition – Steel or aluminum panels, sometimes with protective coatings.Lifespan – 40–70 years.Average cost – $3.60–$6 per sq ft for steel siding; aluminum ranges $4.20–$19.80 per sq ft.

Pros – Exceptional durability and low maintenance; resistant to moisture, pests and fire; performs well in extreme weather, including heavy winds.

Cons – Industrial look may not suit traditional homes; aluminum can dent; steel requires protective coatings to prevent rust.

Maintenance – Clean periodically; inspect for dents or scratches; repaint metal with specialized coatings when factory finish begins to fade.

Inspection notes: Check for rust (especially at panel edges), fading or chalking paint and loose or dented sections. Ask the seller about the gauge (thickness) and manufacturer warranty.

T1‑11 / Plywood Panel Siding

Composition – Grooved plywood sheets often used on sheds and budget homes.Lifespan – 20–30 years if properly maintained.Average cost – About $25k for a standard home in the Portland area.Pros – Affordable; provides a rustic, board‑and‑batten look; easy to install.Cons – Prone to rot and delamination in moist climates; needs frequent painting or staining.

Maintenance – Paint or stain every 3–5 years; inspect seams; caulk joints; keep bushes and sprinklers away.

Inspection: Look for soft spots, swelling along the bottom edges and peeling paint. T1‑11 can hide hidden rot behind paint, use a moisture meter if uncertain.

Comparing Lifespan & Cost at a Glance

Siding Material	Typical Lifespan	Average Cost (installed)	Notes
Fiber Cement (Hardie)	50+ years	$6–$13 per sq ft / $20k–$35k per home	Top PNW choice; low maintenance; heavy installation
Brick	100+ years	$10–$30 per sq ft / $15k–$45k	Extremely durable; high cost; heavy
Stone Veneer	40–75 years	$10–$25 per sq ft / $15k–$37.5k	High‑end look; needs professional install
Stucco	50–80 years	$6–$12 per sq ft / $9k–$18k	Durable; can crack in wet climates; elastomeric paint recommended
Engineered Wood	30+ years	$5–$10 per sq ft / $7.5k–$15k	Looks like wood; needs repainting; less durable than Hardie
Vinyl	20–40 years	$3–$8 per sq ft / $4.5k–$12k	Affordable; low maintenance; can crack/fade; eco concerns
Cedar/Natural Wood	20–40 years	$40k per home; $3.90–$18.90 per sq ft	Beautiful; high maintenance; eco‑friendly
Metal (Steel/Aluminum)	40–70 years	Steel: $3.60–$6 per sq ft; Aluminum: $4.20–$19.80 per sq ft	Extremely durable; industrial look; can dent
T1‑11/Plywood Panel	20–30 years	~$25k per home	Budget option; needs frequent painting; susceptible to rot

Costs are approximations based on 2025–2026 estimates for homes in Clark County / Portland metro. Prices vary by brand, finish, labor rates and home complexity.

Choosing the Right Exterior Paint for PNW Homes

A proper paint system is critical to preserving your siding, especially in the damp PNW. According to North West Painting LLC, there are four key characteristics homeowners should look for:

1. Moisture and mildew resistance – the paint must resist water penetration and include mildewcides.

2. UV and fade resistance – high UV exposure in summer can break down inferior paints.

3. Flexibility and breathability – paint should flex with siding expansion and allow moisture vapor to escape.

4. Adhesion and durability – high‑quality paints have superior adhesion and thicker films.

Matching Paint to Siding Material

• Wood and cedar: Use a high‑performance acrylic latex paint; it’s breathable and flexible. Always prime raw wood first.

• Fiber Cement: Acrylic latex or specialty coatings that add UV protection and seal porous surfaces.

• Stucco: Elastomeric coatings are ideal; they stretch to cover hairline cracks and resist moisture.

• Vinyl: Can be painted, but only with formulations designed for vinyl. Choose lighter colors to reduce heat absorption.

• Metal: Use oil‑modified alkyd primers followed by latex topcoats to prevent rust.

How Long Does Exterior Paint Last?

Even the best paint fails eventually. In Oregon/Clark County conditions, high‑quality exterior paint usually lasts:

• 7–10 years on wood siding.

• 10–12 years on fiber cement.

• 5–7 years on exposed trim or fascia.

To maximize longevity, power‑wash and inspect your siding annually, re‑caulk joints and spot‑prime any exposed substrate. Touch‑ups every few years delay full repaints.

Evaluating Siding When Buying a Resale Home

Before writing an offer, spend time evaluating the siding. Use this checklist:

• Observe from multiple angles – Look for warping, swelling or bulging boards. Fibercement and engineered wood should lie flat; vinyl can ripple if nailed too tightly.

• Check seams and trim – Missing or cracked caulk invites moisture. Inspect horizontal joints and around windows/doors.

• Inspect base boards – Siding near ground level is prone to water damage. Look for soft spots, rot, delamination or pest tunnels.

• Look for color fading, chalking or blistering paint – Signals that the protective coating is failing.

• Spot algae, moss or mildew growth – Particularly common on north‑facing walls; indicates moisture retention and possible ventilation issues.

• Ask about installation – Was the siding installed by a certified contractor? Are there transferable warranties? How old is the siding?

• Consider a professional inspection – A licensed home inspector or siding contractor can spot hidden damage like water behind stucco or rot under vinyl.

Getting the Best Life out of Your Siding

• Routine cleaning – Rinse dirt, pollen and moss annually with a garden hose and soft brush. Avoid high‑pressure washing that forces water behind boards.

• Maintain gutters and downspouts – Proper drainage prevents splashback and moisture saturation. Extend downspouts at least 3–4 feet away from foundations.

• Trim vegetation – Keep shrubs, vines and tree branches several inches away from siding to encourage airflow and reduce moisture.

• Inspect caulking and flashing – Check around windows, doors and rooflines; re‑caulk with high‑quality sealant when cracks appear.

• Repaint or re‑stain on schedule – Follow the longevity guidelines above; high‑quality coatings extend life and protect against UV and moisture.

• Address minor damage promptly – Replace cracked boards, repair trim and touch up paint as needed. Small repairs now prevent major replacements later.

The rainforest‑like climate of Clark County means your siding and exterior paint must do more than look pretty; they must safeguard your home against relentless moisture, wind and sun. Fiber cement remains the gold standard for longevity and low maintenance, while brick, stone veneer and metal offer exceptional durability if your budget allows. Engineered wood and cedar provide natural warmth but require more care. Vinyl remains a popular budget option but may struggle with our damp environment. When paired with the right exterior paint system, these materials can protect your investment for decades.

If you’re buying a home in Clark County and want a second set of eyes on the siding or overall exterior condition, feel free to text me at Prash Gunda: (360) 859-7929. I’m always happy to share an honest perspective on what you’re seeing, what’s normal for our climate, and what might need attention down the road. Homes here deal with rain year after year, understanding how they’re holding up makes all the difference.