Almost every call starts the same way. Someone has looked at their siding or their driveway for the third weekend running, and they want to know roughly what it costs before they commit to a stranger walking their property. Fair enough. Here is how we price, and what the numbers actually look like across the Triangle.
We price by the square foot rather than by the job. A flat rate only works if every property is the same size, and no two streets in Raleigh are the same, never mind two towns. Square-foot pricing means you can check the math yourself, and it means we are not guessing high to protect ourselves against a house that turns out bigger than the photo suggested.
Typical ranges by service
These are the bands most Triangle jobs land in. Anything unusual — three storeys, heavy staining, restricted access — sits above the range, and we will say so on the call rather than at the end of the job.
| Service | Typical property | Range |
|---|---|---|
| House washing (soft wash) | 1,500–2,500 sq ft home | $275–$450 |
| Roof washing | Single-storey asphalt shingle | $450–$900 |
| Driveway washing | Two-car, approx. 600 sq ft | $120–$200 |
| Concrete cleaning | Walkways, patios, pads | $0.15–$0.30 / sq ft |
| Deck & patio cleaning | Standard rear deck | $150–$350 |
| Gutter cleaning | Single-storey, clear and flush | $125–$250 |
| Commercial & recurring | Quoted per visit | $0.08–$0.20 / sq ft |
The four things that move your number
1. Square footage, measured not guessed
The single biggest factor, and the easiest to check. We measure the surface we are actually cleaning — the siding elevations, the driveway slab, the walkway run — not the listed square footage of the house. A 2,400 sq ft two-storey with a small footprint often costs less to wash than a sprawling 1,800 sq ft ranch, because there is less wall to cover.
2. What is growing on it
Ordinary dirt and pollen rinse off. Established algae, mildew and lichen do not, and they need a stronger solution and a longer dwell time. A north-facing wall under oak canopy in Durham has usually been feeding growth for years. That is more product and more time on site than the same wall on an open lot in Apex.
3. Access and height
Two storeys means ladders or extension equipment. A fenced back garden with a narrow gate means carrying hose rather than running it. A commercial site that has to be cleaned after close means working at night. None of these are surcharges we invent at the door — they are visible on the walkthrough and priced into the quote.
4. Whether it is a one-off or a schedule
Recurring work is cheaper per visit. A retail centre or an HOA on a quarterly schedule never lets buildup get established, so each visit is shorter and needs less product. Property managers across Wake County pay noticeably less per clean than a first-time customer calling about five years of neglect.
Why the cheapest quote is usually the expensive one
The Triangle has no shortage of people with a pressure washer in a truck bed. What separates a $150 house wash from a $350 one is almost always method. High pressure on vinyl siding drives water behind the panels. High pressure on an asphalt roof strips granules and takes years off the shingle. Both look fine on the day and cost real money later.
We soft wash anything that should not take pressure, and we carry hot and cold water so the method matches the surface rather than the other way round. Licensed and insured, every job, since 2002.
Getting an actual number
Tell us the property — address, surfaces, the areas that bother you most — and we will call you back, usually the same day, with a square-foot price. No obligation, and no one turns up to pressure you on a doorstep.