House soft washing in Miami, FL

What a house wash removes, and why it comes back

South Florida is close to ideal for the organisms that stain houses. Humidity stays high most of the year, afternoon storms keep walls damp, and shade from ficus, oaks and neighboring houses slows drying. The green film on a north wall is algae and mildew. The black streaks under eaves and gutters are usually the same algae feeding on dust and pollen that washes down from the roof. Homes near Biscayne Bay or the ocean also collect a salt film that dulls paint and makes stucco look chalky.

Pressure alone strips the visible stain but leaves the roots in the pores of the stucco, which is why a house that was “pressure cleaned” can turn green again in a few months. A soft wash kills the growth first, so the house stays clean longer.

What’s included in a KLASH house wash

A standard residential wash covers the full exterior shell of the home:

• Stucco, block, siding and painted trim on every elevation
• Soffits, fascia and the outside faces of gutters
• Screen enclosures, lanais and pool cages
• Front entry, columns and garage door
• Light fixtures, hose bibs and exterior doors (wiped down and rinsed)

Windows get rinsed as part of the wash, but spot-free glass needs a separate window cleaning. Driveways, walkways and pool decks are priced separately because they use different equipment; most homeowners book them on the same visit.

How the price is figured

Every quote is written and fixed before work starts. The main factors are:

• Size and height. Square footage and the number of stories. Two-story homes take longer and may need extension equipment.
• How much growth there is. A home washed last year needs less solution and time than one that hasn’t been touched in five.
• Screen enclosures. Large pool cages add time because every panel and frame gets washed.
• Access. Tight side yards, dense landscaping or no outdoor water spigot can add time.
• Add-ons. Rust stain removal, roof cleaning and concrete cleaning are quoted as separate line items so you can choose.

The fastest way to an exact number is to send the address and three or four photos of the worst areas through the quote form or by text.

Protecting the home and the landscaping

The cleaning solution is mixed at a dilution matched to the surface and the amount of growth. Before any solution goes on, plants are soaked with water so they don’t absorb it, and they’re rinsed again at the end. Outlets, exterior lights and doorbell cameras are covered. Windows are closed and checked. If your home has older paint that’s already peeling, you’ll be told before the wash, because no cleaning method can make loose paint stick again.

When to schedule

Any time of year works. Many homeowners book before the summer rainy season, before hosting family over the holidays, or a week or two before listing a home for sale. If your association has sent a notice, mention the deadline when you request a quote.