Dirty driveway, green streaks on siding, or moss on a roof? You don’t need to guess which contractor to call. This short, practical guide will tell you which cleaning method to use, what a fair price looks like, how to vet local crews, and the one checklist you can use to compare three quotes and book with confidence. If you’re local to the Bay Area and prefer an eco‑minded team, know that California Glass & Solar is a woman‑owned crew that uses purified water, soft brushes, and custom in‑house tools to protect delicate surfaces.
Soft‑wash, pressure, or power washing — pick the right tool for the job
Think of these as three different tools, not marketing terms. Use the right one and you get a long‑lasting clean; use the wrong one and you risk stripped paint, splintered wood, or etched concrete.
What each method actually does
Soft‑wash — Low pressure (typically under 500 PSI, often 150–300 PSI) plus biodegradable cleaning solutions. Best for roofs, shingles, painted wood, vinyl or stucco. The chemicals do the work; water rinses the residue. Soft‑wash kills algae and mold at the root, so results last longer than a brute‑force rinse.
Pressure washing — High pressure (roughly 1,300–4,400+ PSI) with cold water. Use this for durable, nonporous surfaces: concrete driveways, brick, stone, and metal. It removes stubborn grime fast but can damage fragile materials if misused.
Power washing — High pressure plus heated water (hot enough to sanitize and break down grease). Useful where heat helps lift oil or heavy organic buildup. It’s more expensive and overkill for most siding or shingles.
Quick rule: soft‑wash for shingles, painted wood, stucco and siding; pressure/power for concrete, stone, and heavy grease. In the Bay Area, experienced teams commonly combine soft‑wash for the house envelope and pressure for driveways and patios—California Glass & Solar follows that approach with purified water and soft brushes for delicate surfaces.
What you’ll likely pay (real numbers, not guesswork)
| Project | Typical cost (per job) |
|---|---|
| House wash (whole exterior) | $170–$360 (many homeowners $265–$320) |
| Driveway | $100–$260 |
| Deck / Patio | $200–$240 |
| Roof wash | $250–$600 |
| Per‑square‑foot | $0.10–$0.77 (typical range; common minimums $100–$350) |
Prices vary with surface type, job complexity, accessibility (two‑story work costs more), stain type (oil or rust adds steps), local market, and seasonality. City context helps: Sacramento averages around $310 for a house; Phoenix about $205; San Francisco runs higher—expect a premium there. Environmental rules and wastewater handling in California can also affect pricing.
On a professional quote you should see itemized line items: a list of surfaces with square/linear feet, the cleaning method proposed, pre‑treatment or stain work, plant/turf protection, wastewater containment and disposal, crew size or hours, and add‑ons (rust removal, deck sealing). An apple‑to‑apple quote looks like: “Siding (1,800 sq ft): soft‑wash; driveway (400 sq ft): pressure; plant protection: tarps; wastewater: capture & haul; Total: $X.” Ask for that level of detail so you can compare bids fairly.
How to vet local crews and spot red flags
Start by asking for proof. In California, many jobs over $500 require a contractor’s license (C‑61/D‑38 for sand/water blasting specialties). Always ask for a certificate of insurance (COI) showing general liability and workers’ compensation when they have staff. Request policy limits and the certificate holder name—don’t accept vague assurances.
Verify real work: recent before/after photos, at least two local references, and verified online reviews. Good contractors will share case studies for similar surfaces and stains.
Red flags that matter: cash‑only jobs, no written estimate, no COI, a one‑size‑fits‑all “blast it” pitch, unusually low bids that ignore containment or pretreatment, and large up‑front deposits. Safety and environmental practices you should expect include runoff containment, plant protection, taped electrical outlets, proper ladder and fall protection, and named, plant‑safe cleaning agents. If a contractor won’t discuss wastewater containment in California, ask why—proper disposal is non‑negotiable here. For a quick reference on licensing and how contractors typically register pressure‑washing businesses, see this guide on getting a pressure‑washing business license for more detail: how to get a business license for pressure washing.
One checklist to compare three quotes fast
Use this compact checklist to line up bids and choose the most responsible, cost‑effective crew.
- Scope: surfaces listed with square or linear feet.
- Method: soft‑wash vs pressure vs power; name the chemical (is it plant‑safe?). (If you want a deeper explanation of the practical differences between soft and pressure washing, this comparison is useful: soft‑washing vs pressure‑washing.)
- Protections: plant/turf protection, taped outlets, coverings for windows and furniture.
- Wastewater & permits: how they capture, treat, and dispose rinse water; any required permits.
- Timing & crew size: start/end date and number of technicians.
- Price breakdown: base price, add‑ons (oil, rust, sealing), and minimums.
- Guarantee & payment: written warranty, final payment terms, deposit limit.
Quick script (phone or email): “Hi—attached are photos of my house, driveway, and roof. Please confirm proposed method/PSI, plant protection, wastewater plan, and send a firm written quote.” If you need it fast, add: “Availability this week + firm written quote, please.” Contractors who ask for photos and provide a prompt written quote are usually organized and reliable.
Prep, on‑site protections, and aftercare to avoid damage
Before the crew arrives: move cars and patio furniture, secure pets, trim low branches, close and seal windows, remove fragile decorations, and take before photos for documentation.
On arrival the crew should walk the job with you, point out fragile areas, tape outlets, cover plants and turf, pre‑treat stubborn stains, and provide a printed scope with start/end expectations. Expect transparent conversation about access points and any concerns they see.
Aftercare: allow surfaces to dry before heavy use—concrete and decks vary; your contractor should tell you when it’s safe to walk on treated areas. Consider resealing decks or concrete as recommended. If anything looks wrong, document it immediately with photos and contact the contractor; reputable teams offer a follow‑up window to address issues.
Common avoidable damage claims include paint stripping, blown gutters, and concrete etching. Prevent these by insisting on a test patch, lower PSI, and soft‑wash for delicate materials.
Decide: DIY, one‑off hire, or a local maintenance partner
Quick triage: DIY only for small, flat concrete jobs if you have proper equipment and PPE. Hire a pro for roofs, two‑story facades, major oil or rust stains, or any job near windows and landscaping. For recurring upkeep or bundled needs (gutters, windows, solar panel cleaning), a local maintenance partner is usually the better long‑term value.
A full‑service Bay Area crew that designs its own tools and uses eco‑minded methods reduces risk and saves time. California Glass & Solar, for example, pairs purified‑water solar and window cleaning with soft brushes and in‑house tools, offers bundled services (gutters, roof, windows, solar) and free estimates—useful if you want a single trusted vendor for seasonal maintenance. They also offer specialized Soft Washing Services in The Bay Area | California Glass & Solar for delicate surfaces.
To book quickly: send photos, a list of surfaces, and your preferred date range. Ask for a firm start date and a clear payment schedule. Shoulder seasons (late winter/early spring and fall) often have better availability and rates than peak spring/summer.
Final step: run the checklist, get three written quotes, and pick the crew that answers questions clearly, provides COI and references, and lists wastewater protections. If you’d like a vetted, eco‑first option in the Bay Area, request a free estimate from California Glass & Solar—the team is woman‑owned, local, and experienced with soft‑wash and pressure work.
If you want national price guides to cross‑check local quotes, see the Houzz pressure‑washing cost overview and a practical cost breakdown from LawnGuru for additional context: Houzz: cost to pressure‑wash a house and LawnGuru: pressure‑washing cost.
You now have the tools to compare prices, vet contractors, and protect your home. Take photos, run the checklist, and choose the pro who gives you a clear, written scope—you’ll save money and avoid headaches.