Maintenance Pressure-Washing for Your Home

There's a lot more to pressure-washing than you might think, and the experts at your local paint store will tell you that pressure-washing that's not done correctly can do a lot more harm than good.

 

Maintenance Pressure-Washing for Your Home

There's a lot more to pressure-washing than you might think, and the experts at your local paint store will tell you that pressure-washing that's not done correctly can do a lot more harm than good. There are two basic types of pressure-washing. One type is to prepare for a new finish coat, the other is maintenance pressure-washing to remove dirt, mold and mildew.

Unless you have the right equipment and the knowledge of what to do and how to do it, it's best to have your home pressure-washed by someone who does. If you plan to hire someone, what can you do to be certain the job is done right? The most important thing is to become an informed consumer, so we're going to suggest some ways to help you find the right company for the job. Note:  This information is intended only as a starting point for your own research.

Step One:   Telephone Interview to Qualify Potential Bidders

There are a lot of untrained people with lower quality equipment selling pressure-washing services. Beware! To establish the qualifications of the bidders, describe the work you want done, then ask each one these questions:
1.    How long have you been in business?
2.    What type of equipment do you use? Professional equipment can supply force of 3-4,000 PSI (pounds per square inch). It will have an engine with 11-15 horsepower and water flow of 3-6 GPM (gallons per minute). These figures are sometimes combined into CU's (cleaning units), which is PSI x GPM. Professional equipment has a rating of at least 12,000 CU's.
3.    What pressure do you use to clean siding? The answer should be the lowest pressure that will get the job done, no more than 1,000 PSI.
4.     What chemicals or cleaners do you use? Are they biodegradable and environmentally safe? What harm could they cause to the siding, pets, plants, surfaces, etc.? For example, use of heavily concentrated bleach can damage siding and plants. Ask to see the product label(s) for any warnings. Note: most cleaners should be left on the siding for only a few minutes before being rinsed off. This means that your house should be washed in sections.
5.    What methods do you use to protect plants? Covering them with plastic for more than a few minutes, especially if it's a hot day or they're in the sun, could damage or kill them. It's best to lightly spray plants with water and also soak the surrounding soil before any cleaners are used, then rinse everything again after cleaning in case any residue from the cleaner has drifted there.
6.    Can their estimate include an option for inspecting and flushing the interior of the gutters? Will it include the exterior of the gutters, the downspouts and foundation? Will they remove and replace container plants and furniture? What other preparation will they do?
7.    Do they work exclusively from ladders or do they use long-range extension wands to reach upper floors and eaves whenever possible?
8.    Do they carry liability and workers' compensation insurance? If yes, get the name of their insurance agent and confirm the details.
9.    Who will be on the job actually doing the work? What training and experience do they have? This is important.
10.     Will you require a written estimate with a detailed description of the work? Note that not all contractors, even some experienced ones, will offer written estimates.
11.    Can they provide references? If you have any concerns, call and verify them.
12.    Do they offer any discounts or incentives?
13.    If the answers to these questions are satisfactory, make an appointment for an estimate.

Step Two:  Getting the Estimate

Here are some things to consider when you get the estimate.
1.    Is the estimator on time for the appointment? Is he clean and well groomed? Is his vehicle clean and professional with signs? How careful he is with his own appearance and vehicle will tell you a lot about how careful he'll be with your things.
2.    Walk through the project and describe the work you want done in detail, with any special instructions such as areas that need careful attention, like a trellis with a delicate plant on it, furniture to be moved, fragile ornaments, access issues and the location of the water supply.
3.    What are the realistic results to expect from washing your house? (See below.)
4.    Are there any special procedures or cautions for cleaning your type of siding? For example, older cedar shakes can easily be damaged by too much pressure and using wrong tip.
5.    Discuss any potential problems you are concerned about and what steps the contractor will take to avoid them.

Step Three:  The Estimate

At a minimum the estimate should specify the following:
1.    A complete scope of work, including the areas to be washed, the preparation that will be done, the products to be used and the clean-up and replacing of furniture that will be done after washing.
2.    Total cost for labor, equipment and supplies with a schedule for paying the deposit and balance due on completion.
3.    How long is the estimate valid?

Step Four:  Evaluating the Estimates

1.    First determined that each bidder is using an identical Scope of Work.
2.    Evaluate and rank the firms based on your analysis of them and their professionalism.
3.    Check references if you haven't already done so.
4.    Compare prices, but beware of the low bid. The most important thing to remember is that you will get what you pay for, and the low bid usually represents the least professional, lowest quality job and the greatest potential for damage to your property from unskilled, inexperienced workers.

Step Five:  Doing the Work

Now that you've found the right person for the job, you can relax. Wrong! There are a few things left for you to do.
1.    Arrange to be there when the work is done.
2.    Plan ahead for the best result by removing all small and/or delicate items from the work area.
3.    Park your car (s) in the garage or down the street.
4.    Make certain all doors and windows are closed.
5.    Bring your animals inside or keep them well out of the way. Even with modern equipment, pressure-washing is noisy, and that can be very distressing to some pets.
6.    Monitor the work as it progresses to be certain you are happy with the results, but don't get in the way!

Realistic Expectations

It's good to have realistic expectations about the results of pressure-washing and to be aware of some of the things that can occur, even when the work is done properly.
1.    Pressure-washing may dislodge loose paint or caulking, but if the paint or caulking is sound, it won't.
2.    Sometimes black spots might remain on the siding after it's washed. These are either bug droppings that have baked into the surface, a common fungus known as artillery or shot gun fungus, or granules from the asphalt shingles that ran off your roof and caused permanent stains.
3.    Windows might have water spots, but no more than there would be there after a rainstorm.
4.    Black streaks might remain under the eaves or some aluminum gutters. They are permanent stains caused by constant moisture or rainwater.

Pressure-washing isn't a substitute for repainting. After your home is cleaned, you may decide that it's time to get painting estimates.