Green on the north wall. Gray film under the eaves. An orange stripe of red clay along the bottom row of siding. That's what most Kannapolis houses look like after a couple of humid summers, and it's what a soft wash takes off.
What soft washing is
Soft washing is house washing without the blast. The technician applies a mild, bleach-based cleaning solution at low pressure, about what a garden hose puts out. The solution does the work. It kills algae, mildew and mold spores instead of just knocking the top layer off. After it sits for a few minutes, the crew rinses the whole house down from top to bottom.
Because the growth is actually dead, it takes much longer to come back than it does after a pressure-only wash.
Why not just use high pressure?
A pressure washer will make a dirty wall look clean for a week. It also does damage you won't see right away:
- Vinyl siding. High pressure pushes water up behind the panels, where it soaks insulation and sheathing and can grow mold inside the wall.
- Painted wood. It peels paint, raises the grain and leaves wand marks you can see from the street.
- Mill-house siding. Old wood and old paint are soft. A pressure wand can gouge boards that have been on the house for generations.
- Windows and seals. It can blow out window seals and force water past trim.
So a good crew doesn't do it. If a surface is siding, it gets a soft wash.
Kannapolis soft washing by siding type
Vinyl. The most common siding on newer homes here. It cleans up well. Expect green algae to come off the shaded sides and the chalky film to rinse away.
Brick. Brick is tougher, but mortar joints aren't, and older mortar can be crumbly. Brick gets a soft wash too. Red clay stains on low brick may need a second treatment.
Painted wood and mill houses. Many of the original Cannon Mills houses still have wood siding and painted trim. These get the gentlest treatment of all. The crew should walk the house first and point out any loose, peeling or chalking paint, since water of any kind can lift paint that's already failing. Better you hear it before the work starts.
Fiber cement. Holds up well and cleans easily. The solution stays mild so it doesn't affect the paint finish.
What's included in a house wash
- Siding on all sides, from foundation to roof line
- Soffits, fascia and the outside of gutters (the gray "tiger stripes" on gutters often need hand work)
- Porch ceilings, columns and railings
- Front door area, light fixtures and shutters
- A rinse of exterior window glass (not a detailed window cleaning, but it helps)
Before the crew arrives
A few things make the day go smoother:
- Close all windows and doors.
- Move cars out of the driveway if you can.
- Pull patio furniture, grills and planters a few feet off the house.
- Unlock gates and make sure an outside spigot works.
- Keep pets inside until surfaces dry.
The crew pre-wets your shrubs and beds before any solution goes on, and rinse them again at the end. Outlets and light fixtures get covered where needed.
How long it takes
Most single-family houses take two to four hours. A big two-story with a lot of porch, or a house with heavy growth on several sides, can run longer. You don't need to be home.
How often to wash
Every 12 to 24 months for most homes. Shaded lots, houses near tree lines and north-facing walls usually need it every year. A lot of people book in late spring, after the yellow pine pollen has finished coating everything.
What a good contractor won't do
A good contractor won't pressure wash your siding to save time. They won't promise a stain is coming out when it's actually paint failure or permanent discoloration. And they won't tell you a wash will fix rotten wood. If they see rot, they'll show you.
Pair it with other work
A house wash pairs well with driveway cleaning, since the rinse water and debris end up on the concrete anyway, and with roof cleaning if your shingles have black streaks. Bundling usually costs less than booking each job on its own. Size, height, siding type and how much growth there is set the price of a house wash. See the price guide for more, or call (980) 324-2648 for an exact quote.
Questions people ask
Is the soft wash solution safe for my plants?
Yes, with the right steps. The crew soaks plants and flower beds with plain water before applying anything, keeps the mix mild, and rinses plants again after the house is rinsed. Most plants never show any sign of the work.
Will soft washing remove the orange red clay stains?
Fresh clay splash usually comes off with a soft wash and a little extra attention. Clay that has baked into the bottom courses of siding for years may need a specialty cleaner and a second pass. The contractor should tell you what to expect before starting.
How long does a house soft wash last?
Usually one to two years before algae starts to show again. Shaded walls and homes near woods may show green sooner. Because soft washing kills the growth instead of blasting the top layer, it lasts longer than a pressure-only wash.
Can you soft wash a house with old paint?
Yes, and it's the only way one should be washed. The crew checks for loose or peeling paint first and point it out. Low pressure won't damage sound paint, but paint that's already failing can lift with any water, including rain.