Same driveway, three different operators, three different pricing models. One quotes $250 flat. One quotes $80/hour. One quotes $0.30/sq ft. Which is the deal? It depends — and the differences tell you a lot about each operator's experience.
The three pricing models
1. Flat rate / package pricing
"Your driveway, walkway, and garage apron — $325 total." One number, all-in. Most common in residential pressure washing.
Pros for you: No surprise bill. The price doesn't change if they're slow. Easy to compare across operators.
Cons for you: If the operator overestimates time, you may be paying for hours they didn't need. (But most pros price competitively because of comparison shopping.)
Who uses it: Experienced operators who've done 100+ similar jobs and know their time. Best signal of professionalism for typical residential work.
2. Hourly pricing
"$85/hour, estimated 3 hours = $255." Time-based.
Pros for you: If the job goes faster than estimated, you save money. Fair for unpredictable jobs (heavy stains, complex multi-surface work).
Cons for you: Slow operator = higher bill. Hard to verify hours unless you're watching. Open-ended cost is uncomfortable for first-time customers.
Who uses it: Operators tackling commercial work, complex residential, or rare situations. New operators sometimes use it because they don't know their times yet.
3. Square-foot pricing
"$0.30/sq ft × 800 sq ft = $240." Math-based.
Pros for you: Transparent. Lets you compare apples-to-apples across operators. Verifiable.
Cons for you: Doesn't account for stain severity, access difficulty, or other variables. Some operators use sq-ft pricing as the headline then add surcharges.
Who uses it: Operators bidding on standard concrete jobs (driveways, sidewalks). Less common for siding (where footprint vs surface area gets confusing).
What different jobs are typically priced under
- Driveway/sidewalk: usually flat rate, sometimes sq ft. Hourly is unusual.
- House siding: almost always flat rate. Sq ft of siding is hard to measure remotely.
- Decks: flat rate for typical deck, sq ft for custom large decks.
- Roof soft wash: usually sq ft because roof areas vary widely.
- Commercial: usually hourly OR sq ft for predictable jobs.
- Gutter cleaning: almost always linear foot ("$1.50/linear foot of gutter") or flat rate per story.
The "minimum job" reality
Most operators have a $150–$200 minimum regardless of pricing model. A 200 sq ft sidewalk technically costs $60 at $0.30/sq ft — but the operator drives out, sets up, etc. If your job is small, expect either a minimum or a "bundle in something else for $X" pitch.
How to compare quotes fairly
If three operators quote three different ways, normalize to flat rate:
- Hourly: ask for the estimated total. "$85/hr, ~3 hours" = ~$255. Pin them down.
- Sq ft: get the calculation. "$0.30 × 800 sq ft = $240." Plus any add-ons.
- Flat: already a number.
Then compare. Don't compare $0.30/sq ft to $250 flat without doing the math.
What experienced operators do differently
An experienced operator thinks in square feet, then quotes a flat number. The internal pricing logic is consistent (so they don't lose money on hard jobs); the customer-facing quote is simple (so they get the booking). That's the right model.
A new or sloppy operator quotes one way without consistency — sometimes flat, sometimes hourly, sometimes "I'll figure it out." That's the wing-it pattern. Sometimes you get a deal; often you get scope creep.
Price isn't the only signal
The cheapest quote of three is rarely the right one. Look at:
- Reviews count + recency
- Insurance certificate availability
- Communication clarity
- Photos of past work
- How they answer the questions in our questions-to-ask guide
The middle quote with great reviews + insurance + clear photos is almost always the right answer.
The bottom line
Flat rate from an experienced operator = the right model for typical residential. Hourly is fine for complex jobs but verify estimated total. Sq ft is fine for predictable concrete work. Whatever the model, get it in writing before they show up.
Get quotes from multiple pros at once — easier comparison, faster decisions.