Pricing
Real ranges, and what moves them.
Published because withholding them wastes everybody's time. These are the bands most Valley jobs land in; the exact number is confirmed before anything starts.
| Job | Typical range |
|---|---|
| Driveway, maintenance wash | $180 – $260 |
| Driveway + front walkway | $240 – $340 |
| Driveway, walkway & patio | $320 – $480 |
| House wash, single storey | $350 – $520 |
| House wash, two storey | $500 – $780 |
| Roof, single storey | $450 – $700 |
| Roof, two storey | $650 – $950 |
| Gutter clear-out, single storey | $140 – $220 |
| Gutter face brightening | $1.50 – $3.00 per ft |
| Storefront & sidewalk | $250 – $450 |
| Oil or rust treatment | add $60 – $140 |
| Graffiti removal | quoted on sight |
Ranges, not quotes. Two driveways of the same size can be an hour apart depending on what is on them.
What actually changes the price
- Area, obviously — but less than people expect. Setting up is a fixed cost, so a small job is rarely cheap in proportion.
- What is on the surface. Dust rinses. Oil, rust, paint and heavy organic growth each need a different treatment and dwell time. That is where the hours go.
- How long since the last clean. A yearly maintenance wash is quick. A first clean after eight years is a different job with the same name.
- Access and water. A tap and an outlet near the work is the assumption. Long runs, locked side gates, upper storeys and no water on site all add time.
- Runoff containment. On a flat lot draining to your own soil, minimal. On a frontage sloping straight to a storm grate, it is real work — and it is not optional. See the water rules.
What we will not do
- Quote a firm number sight-unseen. Anyone who does is either padding it or planning to revise it on the day.
- Pressure wash a roof, or stucco. Cheaper for us, expensive for you. See roof cleaning.
- Promise a stain will fully disappear. Old oil in porous concrete lifts most of the way, not all.
Cheaper than all of these: washing on a schedule. A maintenance wash costs a fraction of a rescue wash, because nothing has had time to bond.