Pressure Washing and Soft Washing

Pressure washing or soft washing?

• Pressure washing uses high-pressure water. It suits hard surfaces such as concrete driveways, sidewalks and pavers.
• Soft washing uses low pressure with a cleaning solution that kills mold, mildew and algae. It suits roofs, stucco, painted walls, screen enclosures and anything that high pressure could damage.

High pressure on stucco or an old roof can etch surfaces, force water behind walls and strip granules from shingles. Many roofing manufacturers advise against high-pressure cleaning, so ask how the company will clean yours.

Common jobs

• Driveways, walkways and patios
• Pool decks and pavers, often followed by resealing
• Pool cages and screen enclosures
• House washes before painting, or to remove black streaks from walls
• Roof cleaning, using soft washing
• Fences, docks and decks

Protecting your yard and the lagoon

Cleaning solutions can harm plants, and runoff can reach storm drains that lead to the Indian River Lagoon and the St. Lucie River. Ask the company how they protect landscaping, whether they rinse plants before and after, and how they keep cleaning solution and debris out of storm drains.

How often

Many homeowners wash the exterior and driveway once a year. Shaded north-facing walls, pool decks and roofs under trees may need it more often. Washing is also the first step of any exterior paint job.

Comparing quotes

Two prices only compare when they describe the same job. Ask every pro to put these in writing:

• Scope: which surfaces, rooms or areas are included, and what is excluded.
• Prep: washing, scraping, patching, caulking, sanding and priming, step by step.
• Products: the brand and product line, the sheen, and the number of coats.
• Schedule and cleanup: start date, expected duration and daily cleanup.
• Payment: a deposit and payment schedule tied to progress. Be wary of large upfront payments.
• Warranty: what it covers, for how long, and what voids it.

Florida does not issue a state license for painting contractors, and since 2021 state law has generally kept cities and counties from requiring one. Ask instead for a certificate of general liability insurance, proof of workers' compensation coverage (or the state exemption certificate for an owner who works alone), and the company's local business tax receipt.