Pressure washing questions, answered

Most single-family homes in the Atlanta metro pay between $250 and $600 for a professional house wash. Where you land depends on square footage, number of stories, siding material, and how much mildew or algae has built up. Shaded lots in Decatur, Roswell, and Marietta tend to grow more green algae, which takes extra solution and time.

Our house washing starts at $199 for single-story vinyl homes up to 1,500 sq ft and $249 for cedar siding and shingles. Larger and two-story homes are priced by size.

A fair price pays for the right method on each surface, proper insurance, and protection for your plants and property. As a general guide for the Atlanta area:

• Concrete driveways and sidewalks: about $0.15–$0.35 per square foot
• House washing: $250–$600 for most homes
• Roof soft washing: $300–$800 or more, depending on size and pitch

Be cautious of quotes far below these ranges. They often mean no insurance, no soft wash equipment, or high pressure used on surfaces that should never see it. Fixing stripped paint or water behind siding costs far more than the savings.

For a 3,000 sq ft home in the Atlanta area, expect roughly $375 to $650 for a full exterior soft wash. Two stories, steep or crowded landscaping, heavy algae on the north side, and specialty siding like cedar or stucco push the price toward the top of that range. A single-story vinyl home with light dirt lands near the bottom.

Call (470) 607-2938 or request a free quote for an exact number, and ask about adding the driveway or gutters to the same visit.

A 2,000 sq ft concrete driveway typically costs about $250 to $450 in the Atlanta area. That’s a large driveway; a standard two-car driveway is closer to 600–800 sq ft.

Oil spots, red clay, rust marks, and heavy black mildew along shaded edges need pre-treatment and add to the price. Our driveway and sidewalk cleaning starts at $149 for up to 1,000 sq ft, and larger driveways are quoted at a flat rate by size.

No hidden fees. We look at the surface type, square footage, height, and condition, then give you a firm flat-rate quote before any work begins. If you decide to add a surface on the day of service, we’ll price it with you before we start on it.

The best price is the one that clearly states what’s included. A low per-window rate can grow quickly once screens, tracks, sills, and hard-water spot removal are added. When comparing quotes, ask:

• Does the price cover inside and outside?
• Are screens cleaned, and are tracks and sills wiped?
• Is the company insured for ladder work on second-story glass?

Our window cleaning is a flat $7–$9 per window, with no surprise add-ons. We use deionized water, so glass dries spot-free without soaps or residue.

Most window cleaners price per pane or per window. Typical rates run about $4–$8 per pane for exterior-only cleaning and $8–$15 per pane for inside and outside. Screens, tracks, and upper-story windows add to the total, and many companies have a minimum charge for small jobs. Divided-light (French) panes, skylights, and tall foyer windows are often priced separately.

We charge $7–$9 per window, depending on size and height.

People use the terms interchangeably, but they usually describe different levels of service. Window washing generally means the exterior glass is washed and rinsed, often with a water-fed pole or as part of a house wash. Window cleaning is the detailed job: glass cleaned by hand inside and out, plus frames, sills, and often screens and tracks.

If you want streak-free glass, ask what’s included and how the glass is dried. Our service uses deionized water, which dries spot-free on its own, so there are no squeegee lines or soap film left behind.

In the Atlanta metro, most homeowners pay about $150–$300 for exterior-only window cleaning and $200–$450 for inside and outside on an average-sized home. Larger homes in Alpharetta, Johns Creek, and Sandy Springs with 40 or more windows, two-story foyers, or a third floor can run $500 or more.

Our rate is $7–$9 per window. Spring, right after the pollen drop, is the busiest season, so book a few weeks ahead.

Not with high pressure. A concentrated stream can crack glass, blow out the seals on double-pane windows (which causes permanent fogging between the panes), and push water past the frame into the wall. Glass should be rinsed at low pressure and detailed by hand or with a purified-water pole.

When we wash a house, we check windows and door seals before applying any solution and keep pressure off the glass. For the glass itself, we use deionized water at low pressure.

Tap water in the Atlanta area carries dissolved minerals. When it dries on glass, those minerals leave spots. A deionizer filters them out, leaving pure water that dries clear on its own, with no soap and no residue.

We use deionized water on a water-fed pole to scrub and rinse the glass, frames, and sills. Because nothing sticky is left on the window, pollen and dust don’t cling to it as quickly, so glass tends to stay clean longer. It also lets us reach second-story windows from the ground, without ladders against your siding.

Siding should be soft washed, not blasted. The right approach depends on the material:

• Vinyl: low pressure and a mild cleaning solution. High pressure can drive water up behind the laps and into the wall.
• Fiber cement (HardiePlank): low pressure and a gentle rinse. Too much pressure strips paint and etches the surface.
• Brick: handles more pressure, but old or soft mortar can wash out, so we test a small area first.
• Stucco and EIFS: very low pressure only. Both crack and soak up water easily.
• Wood and cedar: oxygen-based cleaners and low pressure to protect the wood fibers and existing stain.

Asphalt shingle roofs should never be pressure washed. High pressure strips the protective granules, shortens the roof’s life, and can void the manufacturer’s warranty.

The black streaks on so many Atlanta roofs are an algae (Gloeocapsa magma) that feeds on the limestone filler in shingles. The fix is a soft wash: a cleaning solution applied at under 500 PSI that kills algae, moss, and lichen, followed by a gentle rinse. Tile and metal roofs are soft washed too, since tile cracks under pressure and water can be forced past metal seams and fasteners.

Plain concrete is the toughest surface around your home and handles higher pressure well, especially with a rotary surface cleaner that leaves an even, streak-free finish. Other materials need adjustments:

• Pavers: moderate pressure so the joint sand isn’t blasted out. Re-sanding and sealing may be needed afterward.
• Stamped or sealed concrete: lower pressure to protect the sealer and color.
• Asphalt driveways: low pressure and mild cleaners, since asphalt is soft enough to gouge.
• Natural stone and flagstone: gentle pressure and stone-safe cleaners.

With low pressure (about 1,200–1,500 PSI) and a wood-safe cleaner. Too much pressure splinters boards and leaves a fuzzy, raised grain. After cleaning, an oxalic acid brightener restores the wood’s natural tone so it’s ready for sealing or staining.

Pressure washing uses high-pressure, unheated water and is best for hard surfaces like concrete. Power washing is the same idea with heated water, which helps cut grease and oil. Soft washing uses low pressure plus a cleaning solution that does the work, and it’s the right method for siding, roofs, painted surfaces, and anything force can damage.

Most homes need a combination: soft wash for the house and roof, pressure for the driveway and walkways.

Your home is due when you see:

• Green or black streaks on the north side or under trees
• A yellow film of pollen that doesn’t rinse off with rain
• Gray, dingy vinyl or black “tiger stripes” on gutters
• Red clay or mulch splashed up along the foundation

It’s also worth scheduling before painting, before listing your home for sale, and before hosting family for the holidays.

Late April through June is ideal for most Atlanta homes. Pine and oak pollen peaks from March into April, so washing right after it settles keeps your home clean longer. September and October are the next best window: milder temperatures let cleaning solutions work without drying too fast, and your home looks fresh heading into the holidays.

Mid-summer works too. We schedule early in the day to stay out of the worst heat.

Atlanta’s humidity and tree cover mean most homes benefit from:

• House wash: once a year
• Driveways and walkways: every 1–2 years
• Roof soft wash: every 2–3 years
• Decks: once a year, before sealing

Heavily shaded lots may need cleaning more often.

Hold off in these situations:

• Temperatures near or below freezing, when water can freeze on walkways and in cracks
• Windy days, when solution can drift onto plants, cars, or a neighbor’s property
• Peeling paint, or a home built before 1978 that may have lead paint, which needs special handling instead of high pressure
• New concrete less than about 30 days old
• A deck that was just stained or sealed
• Windows with cracked glass or failing seals
• Any asphalt roof, stucco, or EIFS with high pressure

• Injection injuries: the stream can cut skin and force water and debris underneath. These need emergency care even when the wound looks small.
• Falls: kickback from the wand knocks people off ladders. Never use a pressure washer from a ladder.
• Eye injuries from flying grit and chips.
• Electrical shock from spraying outlets, light fixtures, or meters.
• Carbon monoxide from gas engines run in garages or near open windows.
• Property damage: etched concrete, splintered wood, stripped paint, broken glass, and water forced behind siding.

It depends on the machine. Many consumer electric units are built for shorter jobs and can overheat after 30–60 minutes of steady use; most have a thermal shutoff. Consumer gas units run longer, limited mainly by the fuel tank, but still benefit from breaks. Professional belt-drive machines are built to run all day.

Whatever you use, don’t leave it running with the trigger released for more than about 2–3 minutes. Water circulating inside the pump heats up fast and damages the seals. Check your owner’s manual for exact limits.

• Soft washing: a cleaning solution at low pressure, the professional standard for siding and roofs.
• Brush and hose: a soft-bristle brush, a diluted house wash cleaner, and a garden-hose rinse work for small areas like a front porch or patio furniture.
• Oxygen-based cleaners on wood and concrete, scrubbed and rinsed with a hose.
• Squeegee or water-fed pole for windows.

A small patio or walkway can be a reasonable DIY job with a rental machine. For siding, roofs, second stories, and painted surfaces, hiring a pro is usually safer and faster. One mistake, like water behind siding, stripped paint, or a ladder fall, costs far more than the service. Professionals also bring soft wash equipment, surface cleaners, and liability insurance.

Yes, when applied correctly. We pre-wet and cover plants and landscaping, mix solutions for the specific surface, and rinse thoroughly. Please keep pets and kids inside during the service and until we let you know surfaces are rinsed and safe.

No. As long as we can reach every area, gates are unlocked, pets are inside, and an outdoor spigot is working, we can complete the job while you’re away. We’ll let you know when we’re finished.

Light rain usually doesn’t stop the work. Heavy rain, lightning, or high wind does, because they interfere with cleaning solutions and safety. If weather moves in, we’ll contact you as early as possible and reschedule at no charge.

Yes. JR Pressure Pros LLC carries $1 million in liability insurance. Ask any company you’re considering for proof of insurance before work begins.

Georgia red clay, rust from sprinklers, and oil soak into concrete over time. Standard washing lightens them, and targeted treatments usually remove most or all of the stain. Deep, old stains may fade rather than disappear completely, and we’ll tell you what to expect before we start.

Typical times for an average home:

• Driveway and sidewalks: 1.5–2.5 hours
• House wash: 2–4 hours
• Deck: 2–3 hours
• Roof soft wash: 2–4 hours

Larger homes or several services together can take most of a day.

In Atlanta, siding usually stays clean for about a year, a soft-washed roof for 2–3 years or longer, and concrete for 1–2 years. Shade, nearby trees, and sprinkler overspray shorten those times.