Pressure washing quotes vary more than almost any other home service, and it is not because contractors are guessing. Two crews can look at the same driveway and quote very different numbers because they are pricing different amounts of work. Here is what actually moves the figure.
Time and access, not square footage
Per-square-foot pricing sounds tidy, but it is a poor predictor. What drives cost is how long the job takes: how much ground there is, how much of it is shaded, how much mildew has taken hold, how far the hose has to reach, whether there is a spigot on that side of the house, and whether cars, planters or grills have to be moved first. A small patio behind a locked gate with no spigot can take longer than a driveway three times its size.
The surface decides the method
- Concrete flatwork - the fastest per square foot; a surface cleaner covers it evenly in passes.
- Wood decks and fences - slower, because wood gets washed at low pressure and often needs a second step (brightening) before it is finished.
- Siding, brick and stucco - soft wash only, and the slow part is protecting plants, windows and outlets first, then rinsing everything after.
- Roofs - always soft wash, never pressure. Slower still, and the treatment keeps working for weeks afterward as rain rinses it.
What the growth on it tells us
A surface that has been cleaned every year or two comes back quickly. One that has been left for a decade, with lichen in the concrete and black mildew through the siding, can take two or three times as long - and some staining (rust, deep organic marks, oil) may never come out fully, which is worth knowing before you pay for the attempt.
What a quote should spell out
- Exactly which surfaces are included, and whether it is one visit or two
- The method for each surface (pressure vs soft wash), not just pressure washing
- Whether plant protection and rinsing are part of it
- What happens if the weather turns mid-job
- Whether the price changes if a surface needs a second pass
Why we quote from a scope instead of a rate card
A published per-square-foot number would be wrong for most properties, and a phone estimate without seeing the surfaces is usually either padded or too low. We look at the property (or at photos) and quote from a written scope: surfaces, method, and what is included. The estimate is free and no-obligation, and it is the number you pay.
If you want a straight answer on your driveway, house or whole property, send a couple of photos with your request and we will tell you what it needs - including whether it is worth doing now or waiting.
Want it done right the first time? We clean, brighten, dry and seal fences and decks across Central Texas.