Most people want a number before they pick up the phone. That's fair. But anybody who gives you a firm price for your house without knowing its size, its height or how green the north wall is, is guessing. Guesses tend to go up once the truck is in your driveway.
So this page doesn't list prices. It explains what moves a price up or down, what a good quote looks like, and how to get a real number for your property for free. Call (980) 324-2648 or request a quote and you'll have a written price before any work is scheduled.
Why nobody honest can quote blind
Two houses on the same Kannapolis street can be very different jobs. One is a one-story vinyl ranch with an open yard. The next is an old mill house with painted wood siding, a deep porch and a fence a foot from the wall. Same street, same "house wash," very different amount of time and care.
The same goes for driveways, roofs and decks. A short slab with some pollen on it is a quick job. A long driveway with years of red clay and rust stains is not. That's why a good contractor looks at the property first, through photos, a satellite view or a visit, and then give you a firm number.
What drives the price
| Factor | Why it changes the price |
|---|---|
| Size | More siding, concrete or roof means more time, more water and more cleaning solution. |
| Height and pitch | Two-story walls and steep roofs take more care, more setup and slower, safer work. |
| Access | Tight side yards, fences against the house, steep slopes and heavy landscaping slow everything down. |
| How dirty it is | Thick algae, moss and years of buildup need more solution, longer dwell time and sometimes a second pass. |
| Surface type | Vinyl washes fastest. Brick, painted wood and pavers need more time and a gentler touch. |
| Stains | Red clay, rust, oil and hard water spots often need specialty cleaners and extra time. |
| Extras | Porch ceilings, screened porches, sheds, detached garages and long walkways all add time. |
Older mill houses
Original Cannon Mills homes often have old painted wood siding, lots of trim and porches. A careful crew slows down on those, uses the gentlest settings and checks for loose paint first. That care takes more time than a vinyl house of the same size, and the price reflects it.
Stains are often priced on their own
Basic cleaning covers dirt, pollen, mildew and algae. Deep rust, old oil and baked-in clay are a separate step with separate cleaners. Stain treatment is usually priced as its own line, so you can decide if it's worth it to you.
What a good written quote includes
Before you hire anyone, the quote should tell you:
- Exactly what's being cleaned (house, which sides, driveway, walkways, patio)
- The method for each surface, soft wash or pressure wash
- Whether stain treatment is included, and which stains
- How plants, outlets and fixtures will be protected
- Roughly how long the job takes and whether you need to be home
- What happens if something gets missed
If a quote is just a number in a text message, ask for the rest in writing.
How to compare two quotes
Line them up item by item. If one includes the walkway and patio and the other only covers the driveway, they aren't the same job. Then ask each company the same question: how do you wash siding and roofs? The answer should be a low-pressure soft wash. If it's "high pressure on a low setting," keep looking.
Also ask what's not included. Some quotes leave out stain treatment, porch ceilings or the rinse-down of beds and walks, then add them on the day.
Ways to keep the cost down
- Bundle jobs. The setup is the same whether the crew cleans one thing or four. A house soft wash with driveway cleaning is the most common pairing, and the rinse water from the house ends up on the concrete anyway.
- Time it right. Washing after the spring pine pollen drops means you're not paying to clean a house that turns yellow again a week later.
- Don't wait too long. A house with light film is a faster job than one with ten years of algae. Regular washing keeps each visit smaller.
- Do the small prep yourself. Move cars, furniture, planters and toys before the crew arrives.
- Pair the roof and windows. Roof cleaning sends rinse water over the siding and glass, so doing window cleaning the same day saves a second trip.
When the cheapest quote costs more
A low price isn't always a bad deal. But it's worth knowing where the savings can come from. A one-setting pressure washer on vinyl siding can push water behind the panels. High pressure on shingles strips the granules that protect your roof. Old painted wood can get gouged and peeled. Any of those costs far more to fix than the gap between two quotes.
A cheap wash that only blasts the surface also leaves algae roots alive, so the green comes back fast and you're paying again sooner.
How the free quote works
- Call (980) 324-2648 or use the quote form. Tell us what you want cleaned and your address. Photos of each side of the house, the driveway and any stains help a lot.
- The property gets a look. For most homes, photos and a satellite view are enough. Sealing, roofs with unusual materials and larger commercial jobs get an on-site look.
- You get a written price. It lists each item, the method and what's included. No charge for the quote.
- You decide. No pressure to book. If you go ahead, the quoted price should be the price unless you add work. Get that in writing.
Questions people ask
How much does pressure washing cost in Kannapolis?
It depends on what's being cleaned, how big it is, how high it goes, how dirty it is and how easy it is to reach. Stains like rust and old clay can add a separate line. You'll get a written price free before any work is scheduled.
Is there a minimum charge?
Small jobs still need a truck, water and a setup, so very small jobs may have a minimum. Adding a second item, like a sidewalk or patio, usually makes better use of the visit. Ask when you call.
Do you charge for quotes?
No. Quotes are free. Most homes can be quoted from photos and a few questions. Sealing and larger commercial jobs get a free on-site look first.
Why does roof cleaning cost more than house washing?
Roofs take more solution, more care around plants and gutters, and slower, safer work on a pitched surface. Steep or two-story roofs add more time. Your roof's size, pitch and amount of growth set the final price.