Power washing in NJ: soft wash for siding, pressure washing for concrete

Soft wash or pressure wash? It depends on the surface

Most of the damage we see from power washing in South Jersey comes from using too much pressure on the wrong surface: water forced behind vinyl siding, stripes etched into a deck, granules blasted off a roof. So we split the service in two. Soft washing uses low pressure and a cleaning solution to kill the organic growth on siding and roofs. Pressure washing uses high pressure and a surface cleaner on concrete and masonry, which can take it.

Surface	Method	Why
Vinyl and aluminum siding	Soft wash	High pressure drives water behind the panels and into the sheathing
Stucco, Dryvit, painted wood	Soft wash	Pressure gouges stucco and strips paint
Asphalt shingle roofs	Soft wash only	Pressure removes the granules that protect the shingle; soft wash kills the black streaks without touching them
Concrete driveways, sidewalks, patios	Pressure wash	Dense, hard surface; a surface cleaner lifts dirt and mold without stripes
Pavers	Pressure wash, lower setting	Clean without blowing out the joint sand
Brick and block	Pressure wash, adjusted	Older soft brick and mortar get a gentler setting
Decks and fences	Low pressure or soft wash	High pressure raises the wood grain and leaves marks

Soft wash for siding, stucco, and roofs

Those green and black streaks on the shady side of the house are algae, mildew, and mold, not dirt. Blasting them with pressure takes the top layer off and leaves the roots, so it comes back within months. Soft washing applies a cleaning solution at low pressure (about the force of a garden hose), lets it kill the growth down to the root, then rinses it off. The siding comes out clean and stays clean far longer.

• Vinyl and aluminum siding, including the north-facing wall that never dries out
• Stucco and painted surfaces that pressure would damage
• Roof soft washing for the black streaks (Gloeocapsa magma) on asphalt shingles, with no pressure on the shingle
• Gutters, soffits, and fascia cleaned at the same time
• Pre-paint washing before any exterior painting job, so the new paint bonds to clean siding

We wet down and rinse landscaping before and after, and we cover plants near the house. The solution we use is diluted and rinsed; it is the same approach roofing manufacturers recommend for cleaning shingles.

Concrete pressure washing for driveways, walkways, and patios

Concrete is the one surface that genuinely needs pressure. Years of tire marks, mold in the shade, leaf stains, and plain gray grime come off with a rotary surface cleaner that keeps the nozzle a fixed height off the slab, so you get an even finish instead of the wand stripes you see from a rental machine. Stubborn spots like rust and oil get a pre-treatment first.

• Driveways and garage aprons
• Front walks, steps, and porches
• Patios and pool decks, concrete and pavers
• Curbs and sidewalks for homes and storefronts
• Commercial walkways and entries for the businesses we paint (see commercial painting)

Pavers get a lower pressure so the joint sand stays put; if some washes out we can re-sand. Ask about sealing after cleaning if you want the color to hold and the next cleaning to be easier.

When to schedule power washing in South Jersey

Spring is the busiest season because pollen and a wet winter leave everything green. Fall is the smart time if you want the house clean before the holidays and the leaves off the concrete before they stain. We wash from roughly March through November, whenever temperatures stay above freezing overnight. For an exterior painting job, washing is the first step and is scheduled a few days ahead so the siding dries.

How often should you power wash a house?

Around here, once a year for siding keeps algae from getting established, especially on the shady side. Concrete can go one to two years depending on tree cover. A roof soft wash usually holds for several years. If you only want it done once in a while, do it the year before you plan to paint or sell.

What affects the price

• Square footage of siding, roof, or concrete
• Height and access: a two-story colonial takes longer than a rancher
• How heavy the growth is, which changes dwell time and solution
• Add-ons like gutters, roof, deck, fence, and sealing

Bundle the siding and the concrete in the same visit and it costs less than two trips. The estimate is free. 10% off any job over $2,500.

Financing available through Acorn Finance. Checking your options does not affect your credit score. See financing details.