What Is House Washing and Softwashing? A Homeowner's Guide

House washing is cleaning the outside of your home. Softwashing is how we do most of it: a low pressure wash that uses a cleaning solution to break down algae, mildew and grime, then rinses it away. The solution does the work, so the water doesn’t have to hit hard. Walkways are the exception. We pressure wash those.

That’s the short version. Below is what it covers, how it works, and what to look for when you hire someone.

What does house washing cover?

It covers the outside surfaces that collect growth and dirt. The ones we clean are:

• Tile and shingle roofs
• House exteriors, including stucco, siding, trim and eaves
• Walkways, which we pressure wash
• Fences and decks
• Pool areas

For a full list of what we handle, see our house washing and softwash page. Ask us about driveways and patios.

What is softwashing, and how does it work?

Softwashing flips the usual idea of washing. A pressure washer relies on force. Softwashing uses a cleaning solution applied at low pressure. It’s a three-step job:

1. We protect and wet down plants and landscaping.
2. We apply the solution to the surface at low pressure and let it sit so it can loosen the growth.
3. We rinse it off at low pressure.

Because the solution is breaking down what’s on the surface, we don’t have to blast it. That matters on materials that don’t tolerate force well. Roofing granules, tile, stucco and wood can all be damaged by high pressure.

Which surfaces get which method?

We choose the method for the surface so you don’t have to. If you aren’t sure what your surface needs, send us a photo.

What does it remove?

Mostly biological growth and the grime that sticks to it.

• Algae, the green and gray film on shaded walls and roofs.
• Mildew, which turns fences, decks and pool decks gray and slick.
• Black streaks, which show up on roofs, especially on shaded slopes.
• Moss, which holds moisture on roofs and shaded surfaces.
• Dust, cobwebs and general dinginess on stucco and trim.
• Oil drips and ground-in dirt on walkways.

We won’t promise a stain comes fully out. Some marks soak into a surface and may only lighten. We’ll tell you what we see before we start.

Why do roofs and stucco get streaky here?

Southern California homes are often stucco with tile or shingle roofs. Shaded, north-facing roof slopes hold moisture longer than sunny ones, and that’s where algae and black streaks tend to start. Tree-covered lots add leaf litter that keeps surfaces damp. Many hillside and tree-lined streets in places like Porter Ranch, Granada Hills and Thousand Oaks fit that pattern.

Stucco is porous, so it holds dust, cobwebs and green growth in the surface. A low pressure wash lifts it without driving water in.

Is softwashing safe for landscaping?

We rinse plants and protect landscaping before and after we work. We take extra care around planters, lawns and garden beds. If you have delicate plants, a koi pond or anything else you want covered or left alone, tell us when you book.

If your home has solar, we don’t wash panels with the softwash solution. Panels are cleaned separately, by hand, with purified water. See solar panel cleaning.

How often should you have your house washed?

There’s no one answer. Results depend on shade, moisture and the surface. A damp shaded wall grows algae back sooner than a sunny, dry one. We won’t make claims about how long a wash lasts. We’ll tell you what we expect for your property after we see it.

Signs your house needs washing

• Green or gray patches on stucco, especially on the shaded side.
• Black streaks on the roof.
• Moss in tile valleys or along the edge of the roof.
• Dingy or slick walkways.
• Gray, mildewed fences or decks.
• Cobwebs gathering in eaves and trim.
• Dark staining below the roofline.

What should you ask a contractor?

Whoever you hire, ask these.

1. How do you clean tile or shingle roofs, and do you use high pressure on them?
2. Which surfaces do you pressure wash, and which do you wash at low pressure?
3. How do you protect plants and landscaping?
4. Are you licensed and insured?
5. What will you do around solar panels, windows and window seals?
6. What happens if I’m not satisfied?

A contractor who says they’ll blast your tile roof or your stucco with a pressure washer is a red flag. Our guide on pressure washing vs softwashing for roofs and stucco goes through why.

What does a visit look like?

We start by walking the property with you or reading your notes. We look at the roof, walls, walkways and any surfaces you asked about, and we note anything fragile, like loose tile, damaged stucco or an old paint job. Then we protect and wet down plants, apply the solution, and rinse. Walkways get pressure washed. Everything else stays at low pressure.

Usually you don’t need to be home. We need access to the areas being cleaned and a water source. Let us know about pets, gates and anything you’d like left alone. Afterward, we walk you through what we did and what we saw.

A few things that help before we arrive

• Move patio furniture, planters and toys away from the walls and walkways.
• Close windows and doors on the sides we’ll be washing.
• Let us know where the hose bibs and gates are.
• Mention any areas that already leak, crack or have loose pieces.
• Tell us if there are plants or ponds you want protected.

Pair it with other jobs

House washing fits with other exterior work. When the crew is already out, many people add window cleaning or gutter cleaning. Window timing is covered in how often to clean windows.

Ask for an estimate

Tell us about the surfaces you want cleaned and we’ll give you a free estimate. All our work comes with a 100% satisfaction guarantee. If you’re not satisfied, we’ll come back and make it right at no additional cost. Call (818) 913-1626, see the house washing page, or find your area on the cities page, including Valencia, Tarzana and Simi Valley.