House Washing Cost: What to Charge for a Full Exterior Soft Wash
House washing is the bread and butter of most exterior cleaning businesses. It is also where square-foot pricing goes wrong most often, because two homes of identical footprint can take wildly different amounts of time depending on storeys, siding, and landscaping.
Typical house washing prices
| Home size | Common total | Per sq ft of wall area |
|---|---|---|
| Small single-storey (1,000 – 1,500 sq ft) | $200 – $350 | $0.15 – $0.30 |
| Average home (1,500 – 2,500 sq ft) | $300 – $550 | $0.15 – $0.30 |
| Large two-storey (2,500 – 3,500 sq ft) | $450 – $900 | $0.20 – $0.40 |
| Three-storey or complex layout | $800 – $1,500 | Access-driven |
| Heavy mildew or oxidation | +20% – 40% | Extra dwell and passes |
Ranges reflect commonly quoted US contractor prices and vary by region, siding type, and condition.
What changes the number
- Storeys — reach equipment and ladder work slow everything down
- Siding type — vinyl rinses fast; stucco, brick, and cedar need more care
- Landscaping density — pre-wetting and rinsing plants is real labour
- Growth severity — heavy green or black organic growth needs stronger mix and dwell
- Add-ons — soffits, gutter faces, walkways, and screens
- Water access — no spigot means hauling, which is billable time
Soft wash, not pressure
Siding should be cleaned with low pressure and a cleaning solution. High pressure forces water behind siding, damages seals, and causes callbacks. Saying this in your quote reassures homeowners who have seen a bad job next door.
Quote from hours, check against square feet
Estimate the real on-site time — setup, plant protection, application, dwell, rinse, and cleanup — then multiply by your required hourly revenue and add chemicals and travel. Compare the result to the per-square-foot table above. If they disagree badly, your time estimate is probably optimistic.
(On-site hours × required hourly rate) + chemicals + travel = floor price
Quote the recommended tier, roughly ten percent above the floor, so weather and surprises do not eat your margin.
Send the number the same day, with your logo, the scope, and a validity period. A written soft-wash quote that explains the method regularly beats a cheaper number from someone who cannot explain theirs.
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How much does house washing cost?
Most homes fall between $300 and $550, with large two-storey homes running $450 to $900. Storeys, siding type, landscaping, and growth severity are the main drivers.
How often should a house be washed?
Once a year in most climates, and twice a year in humid or heavily shaded areas where organic growth returns quickly.
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