Wall area = perimeter × avg wall height. 2,000-sq-ft house = ~1,800-2,400 sq ft of siding
Adds $1.50/mile round trip. Most contractors include 15-25 miles free
Pressure Washing Cost Estimate
Cost Breakdown
Estimated Total Cost
$360 – $800
2,000 sq ft of house siding
12,800+ estimates calculated this month
What Does Pressure Washing Actually Cost?
Last updated: 2026-05-14
Most homeowners pay $250-$450 for a whole-house pressure wash and $90-$200 to clean a 2-car driveway. National pricing is $0.10-$0.75 per square foot depending on the surface, with house siding sitting at $0.18-$0.40/sq ft and roofs (soft wash) running $0.30-$0.75/sq ft. Almost every pressure washing contractor has a $150-$200 minimum service charge to cover travel and setup. After 20+ years in remodeling, I've seen contractors lose money on small one-off jobs because they didn't enforce a minimum. If you're a contractor pricing this work, build the minimum into your default quote and let the customer ask about it. Try EstimationPro free to build pressure washing bids with travel fees, minimums, and automated follow-up sequences that win more of the jobs you quote.
Pressure Washing Cost by Surface (2026)
All prices include professional labor and standard chemicals. Add 30-40% for heavy mildew, oil stains, or neglected surfaces.
| Surface | Cost / Unit | Typical Job | Time |
|---|---|---|---|
| House Siding | $0.18-$0.40/sq ft | $250-$450 | 2-4 hrs |
| Driveway (Concrete) | $0.15-$0.30/sq ft | $90-$200 | 30-60 min |
| Patio / Walkway | $0.15-$0.35/sq ft | $100-$250 | 1 hr |
| Wood Deck | $0.25-$0.60/sq ft | $150-$400 | 1-2 hrs |
| Roof (Soft Wash) | $0.30-$0.75/sq ft | $450-$1,400 | 2-3 hrs |
| Wood Fence | $0.50-$1.50/lf | $200-$600 | 2-3 hrs |
| Commercial Flatwork | $0.08-$0.15/sq ft | $400-$2,500 | 4-8 hrs |
Highlighted row = most common residential service. Most contractors require a $150-$200 minimum service charge regardless of square footage.
What Two Real Jobs Actually Cost
These work through the math so you can check the calculator against real scenarios.
Single-Story House + Driveway Package
1,800 sq ft single-story home, standard siding buildup (2 years), plus a 600 sq ft two-car concrete driveway.
- Siding: 1,800 sq ft x $0.25/sq ft = $450
- Driveway: 600 sq ft x $0.20/sq ft = $120
- Subtotal: $570 - above the $175 minimum, so minimum doesn't apply
- Total: $550-$680 for the full curb-appeal package
Two-Story Home with Heavy Mildew
2,400 sq ft two-story home, black mildew streaks on the north-facing siding, needs soft-wash chemical pre-treatment.
- Base: 2,400 sq ft x $0.30/sq ft = $720
- Heavy condition multiplier: x 1.35 = $972
- Two-story access: x 1.20 = $1,166
- Chemical surcharge: +$75-$125
- Total: $1,200-$1,400 depending on chemical cost and local market
What Drives Pressure Washing Cost Up
- Heavy mildew or algae. Black streaks on north-facing siding mean chemical pre-treatment, longer dwell time, and a second pass. Adds 30-40% to the wash cost.
- Multi-story access. Two-story walls add 20% to labor because of telescoping wands and ladder repositioning. Three-story or tall A-frames push 45%+.
- Oil and rust stains. Driveways with motor oil bleed-through need specialty degreaser or rust remover. Adds $50-$150 per job.
- Travel beyond 25 miles. Most contractors include 15-25 miles in their quote. Beyond that, expect $1-$2 per mile round trip in fuel surcharge.
- Water source issues. No exterior hose bib means water-haul fees of $50-$100 because the contractor brings water in a buffer tank.
- Sealing or staining add-on. If you want the deck or driveway sealed after washing, budget $0.50-$1.50/sq ft on top of the wash price.
Pressure Washing Cost Guide
Surface types, soft wash vs. blast wash, minimum charges, and what drives pricing for residential and commercial jobs.
How Much Does Pressure Washing Cost in 2026?
Pressure washing costs $0.10-$0.75 per square foot, with most residential jobs falling between $175 and $600. National average for a whole-house exterior wash is $250-$450. The price depends on surface type, condition, square footage, and access difficulty.
- House siding: $0.18-$0.40/sq ft ($175-$500 typical home)
- Driveway / concrete flatwork: $0.15-$0.30/sq ft ($90-$200 for a 2-car drive)
- Wood deck: $0.25-$0.60/sq ft ($150-$400)
- Roof soft wash: $0.30-$0.75/sq ft ($450-$1,400)
- Wood fence: $0.50-$1.50 per linear foot
Almost every pressure washing contractor has a minimum service charge of $150-$200 to cover travel, setup, and equipment fuel. Small jobs hit that minimum regardless of square footage.
Key Takeaways
- Whole-house exterior: $250-$450 national average
- Minimum service charge: $150-$200 (covers travel and setup)
- Heavy stains or mold can push prices up 30-40%
What Affects Pressure Washing Cost Most?
The single biggest cost driver is surface condition. A house that has been washed every year is mostly water and time. A house with 5 years of mildew, algae, and oxidation needs chemical pre-treatment, longer dwell time, and a second pass.
- Square footage: The base unit of pricing. Most pros use $/sq ft.
- Surface type: Soft wash (roofs, painted siding) costs more than blast wash because of chemical and equipment requirements.
- Stains and growth: Black mold, oil stains, and rust require specialty cleaners. Adds $50-$150 per job.
- Height: Two-story walls cost 20% more than single-story. Three-story or tall A-frames push 45%+.
- Access: Tight side yards, raised decks over crawlspaces, and roofs with steep pitch all slow the job.
- Water source: If you don't have an exterior hose bib, contractors may charge a water-haul fee of $50-$100.
I've washed driveways that looked identical from the street but had one with 10 years of motor oil bleeding through. That job took 3x longer than the clean one.
Key Takeaways
- Surface condition is the #1 price driver
- Soft wash (chemical) costs more than blast wash (pressure)
- Two-story access adds 20%, three-story adds 45%
Pressure Washing vs. Soft Washing: What is the Difference?
Pressure washing uses high-pressure water (1,500-4,000 PSI) to blast dirt off hard surfaces. Soft washing uses low-pressure water (under 500 PSI) combined with cleaning chemicals that kill mold and algae at the root. Both have a place; using the wrong one ruins surfaces.
- Pressure wash: Concrete, brick, stone, unpainted decks, dumpster pads. The pressure does the work.
- Soft wash: Roof shingles, painted siding, stucco, screens, painted decks. Chemistry does the work.
- Cost difference: Soft wash typically runs 30-50% more per sq ft because of chemicals (sodium hypochlorite + surfactant) and longer dwell times.
- Damage risk: High-pressure water on asphalt shingles strips granules. On painted wood it lifts paint. On vinyl siding it forces water behind the panels.
If a contractor offers to "pressure wash" your roof at high PSI, walk away. That is a $20,000 roof replacement bill waiting to happen. Roofs always get soft-washed.
Key Takeaways
- Pressure wash = high pressure, low chemistry (hard surfaces)
- Soft wash = low pressure, high chemistry (painted or fragile surfaces)
- Roofs and painted surfaces always require soft wash
How Long Does Pressure Washing Take?
A typical whole-house exterior wash takes 2-4 hours. A standard 2-car driveway takes 30-60 minutes. A wood deck (300-500 sq ft) takes 1-2 hours. Most residential jobs are same-day completion.
- House exterior (2,000 sq ft): 2-4 hours including setup and breakdown
- Driveway (600 sq ft): 30-60 minutes
- Deck (400 sq ft): 1-2 hours
- Roof soft wash (2,000 sq ft): 2-3 hours plus 20-minute dwell time
- Whole property (house + drive + walks): Full day, 6-8 hours
For contractors estimating bids, plan on 400-600 sq ft per hour for blast washing concrete with a surface cleaner attachment. Trigger gun work drops to 150-200 sq ft per hour. Soft wash production is slower because of dwell and rinse cycles.
Key Takeaways
- Whole-house exterior: 2-4 hours
- Surface cleaner attachment: 400-600 sq ft/hour on concrete
- Soft wash takes longer due to dwell and rinse cycles
Should You Pressure Wash Before Painting or Staining?
Yes. Pressure washing before paint or stain is non-negotiable. Paint won't bond to mildew, oxidation, or oil residue. Skipping this step is the #1 reason exterior paint fails within 2 years.
- Before exterior paint: Wash 24-72 hours before paint. Surface must be fully dry.
- Before deck staining: Wash 48-72 hours before stain. Wood needs to be 12% moisture content or less.
- Before sealing concrete: Wash 24 hours minimum before sealer application.
If you're bundling pressure wash + paint, expect contractors to either reduce the wash price (since they're doing both) or include it in the paint quote. Most painting contractors charge $200-$400 for the pre-paint wash. Standalone wash services run higher because they're a one-day visit.
Key Takeaways
- Wash 24-72 hours before painting or staining
- Pre-paint wash adds $200-$400 when bundled with painting
- Wet wood holds stain poorly - wait until 12% moisture content
Common Pressure Washing Mistakes
- Using too much pressure on siding. 4,000 PSI on vinyl siding forces water behind panels into the wall cavity. Use a 40-degree nozzle at 1,500-2,000 PSI and keep the wand 12-18 inches off the surface. The chemistry does most of the work, not the pressure.
- Pressure washing a roof. High-pressure water strips asphalt shingle granules and shortens roof life by 5-10 years. Roofs always get soft-washed with sodium hypochlorite + surfactant at under 500 PSI. Any contractor offering to "pressure wash" your roof at high PSI does not know what they are doing.
- Skipping the rinse cycle. Sodium hypochlorite residue kills plants, etches glass, and oxidizes paint if left on. A thorough rinse and a plant pre-wet are non-negotiable.
- No minimum charge. Contractors pricing a small driveway at $80 lose money once they account for truck fuel, equipment wear, and travel time. Set a $150-$200 minimum on every job and offer to bundle multiple services to justify it.
- Spraying under siding laps. Aiming the wand upward forces water past the lap seals and into the sheathing. Always spray down or across, never up.
Related Tools
- Exterior Paint Calculator - If you are washing before painting, this estimates paint gallons and labor for the same surface area.
- Deck Stain Calculator - Pair the wash with stain or seal coverage for a complete deck refresh estimate.
- Driveway Cost Calculator - If the wash uncovers concrete that needs replacement instead of cleaning.
- Contractor Markup Calculator - Price your pressure washing bids with the right markup and margin to stay profitable.
- Square Footage Calculator - Calculate surface area for irregular walls, decks, or roof sections.
How to Use This Calculator
Pick the Surface You Are Washing
Select house siding, driveway, patio, deck, roof, fence, or commercial flatwork. Each surface has different per-square-foot pricing because the equipment, chemicals, and pace are different.
Enter the Square Footage
For house siding, multiply perimeter by average wall height. A 2,000-sq-ft single-story home usually has 1,800-2,400 sq ft of washable siding. A 2-car driveway is about 600 sq ft. Fences are measured in linear feet.
Rate the Surface Condition
Light means annual maintenance with minimal staining. Standard is typical buildup after 1-3 years. Heavy means mold, algae, oil stains, or 5+ years of neglect, which adds 35% for chemical pre-treatment and a second pass.
Add Stories, Travel, and Sealing if Needed
Two-story access adds 20% to labor. Three-story adds 45%. Travel beyond 25 miles typically adds a per-mile fee. Add sealing or staining only if you want a complete refresh quote in one number.
Pressure Washing Cost Formulas
Wash Cost = Area x $/unit (by surface) x Condition Multiplier x Story Multiplier
Sealing Cost = Area x $0.50-$1.50/sq ft (if selected)
Travel Fee = Miles x 2 x $1.50/mile (round trip)
Subtotal = Wash + Sealing + Travel
Total = max(Subtotal, $175 minimum) x Regional MultiplierWhere:
- Area
- = Square feet (or linear feet for fences) of surface to wash
- Surface Rate
- = House $0.18-$0.40, Drive $0.15-$0.30, Deck $0.25-$0.60, Roof $0.30-$0.75/sq ft
- Condition Multiplier
- = Light (0.85x), Standard (1.0x), Heavy (1.35x)
- Story Multiplier
- = 1-story (1.0x), 2-story (1.20x), 3-story (1.45x). Applies to siding and roof only
- Minimum Charge
- = $175 industry-standard minimum to cover travel and setup
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Frequently Asked Questions
How much does it cost to pressure wash a house?
The national average for a whole-house pressure wash is $250-$450. A 2,000 sq ft single-story home typically runs $300-$500 for siding only. A two-story 2,500 sq ft home runs $400-$700. Add a driveway and walkways and a full curb-appeal package is $500-$900 most places. Heavily mildewed homes that need soft wash chemicals and a second pass push to $700-$1,200.
How much does it cost to pressure wash a driveway?
A standard 2-car driveway (about 600 sq ft) costs $90-$200 to pressure wash. Pricing runs $0.15-$0.30 per square foot for residential concrete. A 3-car driveway with extra width hits $150-$300. If the driveway has years of oil stains and rust, expect $50-$100 in additional chemical treatment fees. Most pressure washing contractors have a $150-$200 minimum service charge, so a small driveway alone usually hits the minimum.
Why is there a minimum charge for pressure washing?
Minimum charges of $150-$200 are standard industry-wide. A pressure washing crew has to load the truck, drive to your house, set up 100-200 feet of hose, mix chemicals, do the work, rinse everything, pack up, and drive back. The first hour of any job is mostly setup and breakdown. Without a minimum, small jobs lose money. If you have a small job, ask the contractor if they can bundle it with a neighbor or schedule it the same day as a larger nearby job to skip the minimum.
Pressure washing vs. soft washing: which one do I need?
Use pressure washing on hard surfaces: concrete, brick, stone, unpainted wood. Use soft washing on anything fragile or painted: roofs, painted siding, stucco, screen porches. Soft wash uses low-pressure water (under 500 PSI) plus chemicals that kill mold and algae at the root. Soft wash costs 30-50% more per square foot because of chemicals and longer dwell times, but it does not damage the surface. High-pressure water on a shingle roof strips granules and can void the manufacturer warranty.
How much do pressure washing contractors charge per hour?
Hourly rates for residential pressure washing crews are $75-$175 per hour for a single tech, $150-$300 per hour for a 2-tech crew with truck-mounted equipment. Most homeowners never see hourly pricing because contractors quote per-square-foot or per-job to manage variance. For contractors building their own pricing model, target $0.18-$0.40 per square foot on residential siding and aim for 400-600 sq ft per hour with a surface cleaner attachment on concrete.
How do contractors price pressure washing jobs for clients?
Most pressure washing contractors price by square foot for flat surfaces and by linear foot for fences. Standard residential rates run $0.15-$0.40/sq ft depending on surface, with a $150-$200 minimum. For commercial flatwork (parking lots, dumpster pads), pricing drops to $0.08-$0.15/sq ft because of volume and the use of large surface-cleaner attachments. Use EstimationPro to build a full pressure washing bid with sq-ft pricing, minimums, travel fees, and automated follow-up so you win more of the bids you send.
How long does pressure washing last?
A typical exterior wash looks fresh for 1-2 years on house siding. Driveways look clean for 6-18 months depending on traffic and weather. Decks need re-washing annually if they live in the sun. Roofs that get soft-washed correctly stay algae-free for 4-6 years because the chemicals kill the algae spores at the root, not just rinse the surface. Add gutter cleaning and trim wash to most siding jobs because they pile up faster than the main walls.
Can pressure washing damage my house?
Yes, if done wrong. Vinyl siding can have water forced behind panels, leading to mold inside the wall cavity. Wood siding lifts paint. Asphalt shingles lose granules and the manufacturer warranty. Window seals can fail under direct high-pressure spray. A trained operator uses correct nozzles (40-degree for siding, 25-degree for concrete), keeps the wand 12-18 inches from the surface, and never aims up under siding laps or window flashing. Cheap quotes from untrained operators often cost more than the wash by the time you fix the damage.
How much does it cost to pressure wash a 1,500 sq ft house?
A 1,500 sq ft single-story home typically has 1,400-1,800 sq ft of washable siding (perimeter x average wall height). At $0.18-$0.40/sq ft, the siding wash alone runs $250-$720, with most standard jobs landing $300-$500. Add a driveway and walkways and a full curb-appeal package is $450-$750. A two-story home of the same footprint costs 20% more for the siding because of ladder access and telescoping wand time. Heavy mildew pushes the whole job up another 30-40%.
What should a pressure washing quote include?
A solid pressure washing quote lists each surface by type and square footage, a condition rating (light/standard/heavy), per-unit pricing for each surface, the minimum service charge, any travel fee beyond your service radius, and optional add-ons like sealing or gutter cleaning. Always list exclusions too: washing siding but not windows, cleaning the driveway but not the garage floor. Clear line items prevent disputes and justify the price. Use EstimationPro free to build itemized proposals that send automatically and follow up on every bid you quote.
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