Pressure Washing and House Washing

Pressure washing and soft washing

Safe Choice Painting pressure washes and soft washes houses, driveways, fences and decks across North Texas and southern Oklahoma. Washing removes dirt, mildew and chalky old paint, and it is the first step of every exterior painting job we do. It is also worth doing on its own, between repaints, to keep siding and brick looking clean.

What can be pressure washed, and what should be soft washed?

The right method depends on the surface:

• Concrete driveways, walks and patios: pressure washing, with a surface cleaner for even results.
• Brick: low pressure only. The Brick Industry Association's Technical Note 20 defines low pressure as 100 to 400 psi, says not to go above 400 psi unless the brick maker permits it, and says high-pressure water above 800 psi is not appropriate for brick. It also calls for a wide fan tip held at least 12 inches from the wall.
• Vinyl and aluminum siding: washed by hand or with a power washer to remove heavy chalk before any paint.
• Stucco, older painted wood and shaded walls with mildew: soft washing, where a cleaning solution does the work at low pressure.
• Wood fences and decks: gentle washing that lifts gray fibers without tearing the grain.

Pressure washing before painting

Paint sticks to what it touches. If that is dirt, chalk or mildew, the new coat fails with it. Washing is how every exterior repaint starts: siding, trim, soffits and porches are cleaned, mildew is treated where it grows, and loose paint flakes are knocked free so the scraping that follows is faster. The same prep is the first step before staining a fence, covered on our fence staining page, and before painting siding or brick.

How long should siding dry after washing?

Long enough that the surface is dry through, not just on top. Stucco and brick hold water in their pores, and wood siding, fences and decks need longer in cool or humid weather. NOAA's normals put Denton's wettest months in May, at 4.86 inches of rain, and October, at 4.64, so washing in those months is scheduled with drying days after it. Primer goes on only after the wood or masonry tests dry.

Can pressure washing damage siding, brick or windows?

Yes, if the pressure or the angle is wrong. Too much pressure can etch brick, erode mortar joints, gouge soft wood, force water behind lap siding and break window seals. That is why each surface gets its own setting and tip, why water is never aimed up under siding laps, and why windows, light fixtures and outlets are covered or worked around carefully. On wooded lots, such as the shaded streets of Hickory Creek, a Tree City USA community since 2008, mildew-heavy walls are soft washed rather than blasted.

Driveways, walks and patios

Concrete holds dirt, mildew and tire marks in its pores. A rotary surface cleaner gives an even clean without the stripes a wand leaves behind, and edges are finished by hand. Oil spots are treated with a degreaser before washing, though old stains may lighten rather than vanish. Water and debris are directed away from beds and garage doors.

Before we wash

Close windows and doors, move cars off the driveway, and bring in doormats, planters and patio cushions. Let us know about outdoor outlets, sprinkler heads and anything fragile near the walls.

Fences and decks

Gray, weathered wood is washed and allowed to dry before any stain. Ready Seal, a stain maker, says wood should dry completely for 48 hours or more after washing, depending on the weather. As we wash, we point out any soft boards so you know where the fence or deck stands before stain goes on.

What a house wash includes

A written estimate lists the surfaces, the method for each and anything left out. On the day, the house is rinsed, the cleaner goes on from the bottom up, and everything is rinsed from the top down so streaks do not form. Gutters' outer faces, soffits and window frames are washed with the walls.

Plants and landscaping

Plants and beds near the house are rinsed with clean water before and after washing.

Nearby

• Pressure washing in Denton, TX
• Exterior painting
• Fence staining and painting
• Stucco painting
• Painting vinyl siding
• Porch floor and porch ceiling painting
• Barn and shed painting
• All service areas