Most US homeowners spend $200–$700 on a single pressure washing service. The range is wide because "pressure washing" covers everything from a $150 driveway-only job to a $1,200 whole-house exterior wash.
Here's what the actual numbers look like for each surface and what should make you walk away from a quote.
Pricing by surface
- Driveway / sidewalk: $150–$400. Most common standalone job. Concrete is faster than brick or pavers; oil stains add labor.
- Deck or patio: $200–$500. Wood needs lower pressure (soft wash) to avoid splintering — make sure the operator uses the right setting.
- House siding (vinyl): $300–$600 for a typical 2-story. Should be SOFT wash, not high-pressure — high pressure damages vinyl seams and forces water behind siding.
- House siding (brick or stone): $400–$800. Pressure-tolerant, but brick mortar can erode over time if cleaned aggressively too often.
- Roof (soft wash only): $400–$1,000. Black streaks on asphalt shingles are usually algae — a soft-wash chemical treatment kills it without damaging shingles.
- Gutters (exterior face only): $100–$200. Cleaning the inside of gutters is a different service ($100–$300 separately).
- Fence: $150–$400. Wood fences need soft wash + sealer afterward; vinyl tolerates higher pressure.
- Whole-house bundle: $600–$1,200. House siding + driveway + deck + walkways together, usually at a 10–20% discount vs individual services.
Pressure washing vs soft washing
This is the most important distinction in the trade — and many homeowners don't know it exists.
- Pressure washing: high-PSI water (2,000–4,000 PSI) blasts dirt off hard surfaces. Right tool for: concrete, brick, stone, metal.
- Soft washing: low-pressure water + cleaning solution (usually sodium hypochlorite + surfactant) kills mold, mildew, and algae on contact. Right tool for: roofs, vinyl siding, wood decks, painted surfaces.
An operator who pressure-washes everything is the cheapest quote and the most likely to damage your home. Insist on soft wash for vinyl siding and roofs. The price is typically the same; only the technique differs.
What changes the price
- Square footage: single biggest variable. Whole-house exteriors price by sq ft: $0.20–$0.50 per sq ft for soft wash, $0.30–$0.70 for hard pressure.
- Stain difficulty: oil stains, rust, and graffiti add chemical-treatment surcharges of $50–$200. Algae on shingles is standard pricing if it's the actual job.
- Access: tall houses (3+ story) and roofs that can't be reached safely from a ladder require extension wands or aerial lifts → 20–40% premium.
- Water source: if you don't have a working outdoor spigot, the operator needs to bring a water tank — adds $50–$150.
- Season: March–May is peak demand (post-winter cleanup); August–October is second peak (pre-winter prep). January quotes are cheapest.
- Region: Florida, Carolinas, Texas (high-humidity mildew markets) have the most competitive pricing because of high operator density. Boston and Northeast generally 15–25% above national average.
What to ask before booking
- "Will you soft wash my vinyl siding (or roof)?" The right answer is yes, with explanation. If they don't know the difference, walk.
- "What's your insurance situation?" Pressure washing damages happen — water in walls, shingles ripped off, glass broken. $1M general liability minimum.
- "Do you treat stains separately or is it included?" Some quotes look low because stain treatment is an add-on you'll discover on the day.
- "How long will it take?" A whole-house exterior is usually 2–4 hours. Driveway alone is 30–60 minutes. Quotes claiming a full house in 90 minutes are rushing — that's how vinyl gets damaged.
- "What chemicals do you use?" Soft-wash chemicals (sodium hypochlorite + surfactant) can damage plants. A real pro pre-wets and rinses landscaping. Ask.
- "Do you guarantee the result?" Standard guarantee: if streaks remain or surfaces aren't visibly cleaner, they come back free within a window (usually 7–14 days).
Red flags
- Quote that's 40%+ below market. Operator is uninsured, unlicensed, or planning to do "minimum viable cleaning." Damage will be on you.
- "We can do everything today" door-knockers. Reputable operators are booked 1–3 weeks out in season. Walk-on availability usually means low-quality or unlicensed work.
- No portfolio of before/after photos. A real pro has hundreds. Ask for examples on the same surface type as yours.
- Cash-only. Fine for smaller jobs, but be sure to get a written invoice for anything over $300 — protects you if there's damage.
How often should you do it
- Driveway: every 1–2 years. Sooner if oil stains or visible discoloration.
- House siding: every 2–3 years for vinyl, 3–5 for brick. Annual if you live in the Southeast or near woods (mildew accumulates fast).
- Roof: when black algae streaks become visible (every 2–4 years for asphalt shingles in humid climates). Don't pressure-wash roofs ever — soft wash only.
- Deck: annually before re-staining. Otherwise every 1–2 years.
FAQ
Will it damage my landscaping? A pro pre-wets plants, covers delicate ones with tarps, and does a thorough rinse afterward. Damage is rare with experienced operators. Inexperienced ones can kill shrubs and lawn near treated surfaces.
Do I need to be home? No. Most operators just need access to a water spigot and clear identification of what's being cleaned. They send before/after photos.
Can I do it myself? A consumer-grade pressure washer ($300–$600 to buy) can handle driveways and patios. Don't try to soft-wash siding or roofs DIY — it's not the equipment, it's the chemical-mixing, ladder-safety, and overspray-control that take training.
Best time of year? Spring (after pollen settles) and fall (before snow) are ideal. Summer works but high heat dries chemicals too fast. Winter is fine in Southern markets; freezing risk in Northern ones.