How much does pressure washing siding cost in Virginia?

There is no official or standard price for pressure washing siding in Virginia. No state agency sets one, and companies price the work in different ways: by the square foot of wall, by the storey, by the house, or as part of a yearly plan. What you can control is how you describe the job, so that each company prices the same work, and how you compare the written quotes that come back.

What drives the price

Size and height. The wall area is the base of most quotes, and height multiplies it. Pressure washer manuals are clear on one point: "Do not use pressure washer while standing on a ladder."^[3] So a crew washes upper storeys from the ground with extension wands, a cleaner that is sprayed on and rinsed down, or a lift. A one-storey ranch is quicker than a two-storey colonial of the same footprint, and gables, dormers and walls above a deck or a steep slope all add setup time.

The siding and the method it allows. Siding makers set the rules, and they shape the price. CertainTeed, for example, does not recommend power washing its vinyl or polymer siding, because it can cause moisture intrusion, damage or discoloration.^[1] James Hardie says: "Using a pressure washer can damage the surface of Hardie® siding."^[2] A careful company will wash those with low pressure and a cleaner (often called a soft wash), which uses more product and dwell time and less force. A quote that promises to blast everything at high pressure is not cheaper if it costs you a siding repair.

How dirty it is. A wall rinsed every year is a quick job. A north wall that has gone green behind shrubs, or a wall streaked under an overflowing gutter, needs more cleaner, more time and sometimes a second pass. Photos of the worst areas help companies quote accurately without a visit.

What else is included. Ask whether the price covers gutter faces, window frames, the porch ceiling, the deck, walkways or the driveway, and whether plant protection and a final rinse of the landscaping are part of it. Two quotes that look far apart are often for different work.

Older painted houses. EPA's Renovation, Repair and Painting rule requires that anyone paid to perform work that disturbs painted surfaces in homes, childcare facilities and preschools built before 1978 be certified,^[4] with workers trained in lead-safe practices. A wash that flakes old paint off a pre-1978 house disturbs that paint, so ask each company whether it is a lead-safe certified firm. Containment, tarps and cleanup add cost, and a company that skips them is not saving you money.

Water and runoff. Fairfax County's stormwater procedures for staff and contractors at county-owned properties say, under pressure washing: "Use as little water as possible."^[5] and "If chemicals are used, properly contain and dispose of wash water."^[5] A crew that protects storm drains and plants does more setup, which shows up in the price.

When the wash turns into a repair

Washing often turns up cracked or loose panels, failed caulk at windows, or soft wood trim. That is a separate job and a separate price. In Virginia, a Class C contractor's licence covers construction, removal, repair or improvement jobs with a single contract over $1,000 and under $30,000,^[7] and Virginia law requires all licensed contractors to provide a written contract for residential work.^[6] If a repair or painting quote crosses that line, check the licence on DPOR's lookup before you agree, and describe the siding repair so licensed businesses can quote it.

Getting quotes you can compare

Virginia's Board for Contractors advises homeowners to get at least three written bids or estimates^[6] for the same work. It also warns: "Beware of any bid substantially lower than the others."^[6] A very low price can mean a crew that skips plant protection, uses too much pressure, or carries no insurance.

The Board's payment tips apply to any home service: limit a deposit to 10% of the price or $1,000, whichever is less, do not pay 100% of the bill until the job is 100% complete, and never pay cash.^[6] For a one-day wash, paying when the work is done and you have walked the house is reasonable to ask for.

If someone knocks on your door

House washing is often sold door to door in spring. Under Virginia's Home Solicitation Sales Act, when a seller solicits the sale at your home and you agree there, you may cancel at any time before midnight of the third business day after the date of the transaction,^[8] and the seller must give you a written notice of that right.^[8] The law does not cover cash sales of less than $25, or a sale made under prior negotiations between you and the seller.^[9] Take the time to get other quotes.

Doing it yourself instead

On a one-storey house with siding that allows it, washing it yourself costs a garden-hose brush, a siding cleaner and an afternoon, or a rented pressure washer. See how to pressure wash vinyl siding without damaging it and whether to do it yourself or hire someone. Washing on a regular rhythm also keeps each wash cheaper; see how often to wash a house.

Stop and call a pro if

• Any wall you need cleaned is above the first storey or over a steep slope.
• The house was built before 1978 and its paint is chalking, cracking or peeling.
• Panels are loose, cracked or warped, or water has got behind the siding before.
• The growth covers whole walls and has come back within a year of the last wash, which points to a moisture problem (see why siding turns green).

Getting quotes on Loclis

Browse pressure washing businesses or exterior pros around Blacksburg, and read the other exterior answers. A business that needs to see a job first can offer an estimate visit, and a paid visit's fee comes off the price of the work; Loclis's own fees are on the pricing page. If the wash turns up damaged panels or trim, describe the siding repair once and licensed local businesses will quote it.