“Pressure washing” is what most people search for, but it is only half of what we do. Concrete can take high pressure; stucco, screens, fences and roof shingles cannot. In Tampa Bay’s heat and humidity, green algae and black mold grow on all of them, especially on the shaded side of the house, so picking the right method for each surface matters more here than almost anywhere. This is how we decide, how each job goes, and what it costs.
Which surface gets which method
| Surface | Method | Why |
|---|---|---|
| Concrete driveways, sidewalks and patios | Pressure washing with a rotary surface cleaner | Even finish, no wand stripes |
| Pool decks: concrete, travertine, pavers | Pressure washing with a surface cleaner | The algae comes off evenly across the deck |
| Stucco and siding walls, soffits, fascia | Soft washing | High pressure can damage stucco and paint |
| Vinyl fences | Soft washing | Removes the green and dark streaks without marking the panels |
| Pool cage screens and frames | Soft brush and low pressure | A pressure washer that strips the grime off a screen can also tear it |
| Shingle roofs | Soft washing | High pressure strips the protective granules |
How we pressure wash a driveway or patio
- Surface cleaner over the slab. A rotary surface cleaner is a round hood with spinning nozzles inside. It covers the concrete evenly, so the driveway dries one color instead of showing the stripes a hand wand leaves.
- Edges and joints by hand. The surface cleaner cannot reach the edges, the expansion joints or the corners by the garage door, so we rinse those with the wand.
- Stains. Oil drips and rust from sprinklers do not come out with water alone. They get a separate treatment and are priced on their own, so you know before we start.
- Final rinse of the whole area, the walkway and anything the spray reached.
A back patio in Tampa before and after:
How we soft wash a house
In a soft wash the cleaning solution does the work instead of the water jet, which is why it is the method for stucco, paint, screens and fences.
- Protect first. Windows and doors are protected, and if there is a pool we protect the pool water before we start.
- Apply the solution at low pressure to the walls, soffits and fascia.
- Give it time. Mold that has set in, the kind you see on shaded porches and north-facing walls, needs a pre-treatment and time to work before the rinse. Rushing this step is what leaves shadows behind.
- A full rinse of everything we washed.
Many jobs combine both methods. At a two-story home in Lutz (ZIP 33558) we soft washed the walls, soffits and fascia, pressure washed the driveway, sidewalk and front walkway, and cleaned the lanai pavers and the pool screens, all in one visit.
Roofs: why we never use high pressure
Those black streaks on Florida shingle roofs are usually algae. The Asphalt Roofing Manufacturers Association (ARMA), the trade group of the companies that make asphalt shingles, warns against high-pressure washing for algae removal: the water jet loosens the mineral granules that protect the asphalt from the sun. ARMA’s bulletin recommends a low-pressure cleaning solution instead, and that is how we clean roofs. Before you hire anyone to clean a roof, it is also worth checking what your shingle manufacturer’s warranty says about cleaning.
More on our process and pricing for roofs is on the roof cleaning page.
What it costs
These are the base rates our instant quote uses. Heavy mold, a long time since the last wash and the type of material adjust them; we confirm the final price before any work starts.
| Service | Base price |
|---|---|
| Driveway | $0.25 per sq ft |
| Sidewalk or patio | $0.30 per sq ft |
| Pool deck | $0.35 per sq ft |
| Garage floor | $0.28 per sq ft |
| Oil stains | +$40, +$120 or +$200 by size |
| Rust stains | +$60 |
| House soft wash, one story | $240, $300 or $360 by size |
| House soft wash, two stories | $380 or $480 by size |
| Rust from sprinkler water on the walls | +$75 |
| Brightening the outside of the gutters | +$75 |
| Roof cleaning | From $0.20 per sq ft, $200 minimum |
Example: a 600-square-foot driveway comes to $150 at the base rate. Two-story homes over 3,500 square feet, three-story homes and very steep roofs get a free visit first instead of an online price. Book two or more services for the same visit, for example a house wash and the driveway, and the whole visit is 20% off (specials). The minimum for any visit is $125.
Videos from real jobs
Driveways, sidewalks and full house washes from our jobs around Tampa Bay:
Pressure washing · Oldsmar
Paver pool deck and spa pressure washing in Oldsmar
Pressure washing · Oldsmar
Pressure washing the pavers around a spa in Oldsmar
Pressure washing · Lutz
Pool deck pressure washing in Lutz
Questions we get
Will the cleaning solution hurt my plants or my pool?
We use biodegradable, plant-safe cleaning solutions, and we protect the pool water while we work.
How often should a house be soft washed in Florida?
Mold and algae come back on shaded walls. A soft wash every year or two keeps them from setting in. Some customers prefer a schedule: one home in Safety Harbor has a roof and house soft wash booked every six months.
Can you seal the pavers after washing them?
Yes. Sealing with polymeric sand in the joints is a separate service; see paver sealing.
Do you wash commercial buildings?
Yes, up to four stories. See commercial pressure washing and building washing.
Read more about our house soft washing and pressure washing services, or get an instant quote.
Sources
- Asphalt Roofing Manufacturers Association (ARMA), technical bulletin “Algae Discoloration of Roofs”: asphaltroofing.org.
