pressure-washing

Pressure Washing Cost in Washington: 2026 Prices for Houses, Driveways, Roofs, and Decks

Pressure washing cost in Washington for 2026: house, driveway, deck, and roof moss removal prices, soft wash vs pressure, regional differences, and hiring tips.

Pressure Washing Cost in Washington: 2026 Prices for Houses, Driveways, Roofs, and Decks

Pressure washing in Washington costs about $250 to $600 for a typical house exterior, $150 to $400 for a driveway, $250 to $700 for a deck, and $400 to $1,200 for a roof cleaning in 2026. Bundling a house and driveway together usually lands between $400 and $900.

Washington west of the Cascades is one of the best markets for pressure washing in the country for a simple reason: moss. Nine months of rain and shade from the firs and cedars grow moss, algae, and lichen on every north-facing surface from Bellingham to Vancouver, and homeowners in Seattle, Tacoma, Olympia, and Everett end up cleaning siding, roofs, and driveways every year or two.

East of the mountains, in Spokane, Yakima, and the Tri-Cities, the problem is dust and hard water spots instead of moss, and the pricing and frequency are different. Here is what pressure washing costs across the state and what changes the number.

House Exterior Washing

A one-story house of 1,500 to 2,000 square feet runs $250 to $450 to wash in Western Washington. A two-story house of 2,500 to 3,500 square feet runs $400 to $700. Larger homes and homes with three stories or steep lots run $700 to $1,200.

Most companies now soft wash siding rather than pressure wash it. Soft washing uses low pressure and a cleaning solution that kills the algae and moss rather than blasting it off, and it is the right method for vinyl, fiber cement, painted wood, and cedar.

Pressure washing at high PSI damages all of those. Soft washing costs about the same as pressure washing but the results last longer.

Cedar siding, which is common on older homes in Seattle, Bainbridge, and the San Juans, needs a gentle hand and often a brightening treatment afterward. Add $100 to $300 for that.

Gutters, Windows, and Trim

Exterior gutter face cleaning runs $75 to $200 as an add-on. Gutter clearing of debris inside runs $100 to $250 depending on linear feet and stories.

Exterior window cleaning runs $4 to $10 per window. Most companies bundle these at a discount with a house wash.

Driveways, Walkways, and Patios

Concrete driveway cleaning in Washington runs $0.15 to $0.35 per square foot, which puts a two-car driveway of 600 square feet at $100 to $210 and a long driveway of 1,500 square feet at $225 to $500. Walkways and patios price the same way.

Moss and black algae on concrete are the big issue west of the Cascades. A driveway that has not been cleaned in three years may need a pretreatment and a second pass, which adds 20 to 40 percent. Sealing the concrete afterward runs $0.50 to $1.50 per square foot and slows the regrowth.

Pavers and exposed aggregate cost more because they need lower pressure and more care, typically $0.30 to $0.60 per square foot. Sanding the joints on pavers afterward is another $0.25 to $0.50 per square foot.

Decks and Fences

Deck cleaning runs $250 to $700 for a typical 300 to 600 square foot deck in Washington. Cedar and pressure-treated decks need soft washing with a deck cleaner, and a brightener afterward makes a big difference. Composite decks can handle slightly more pressure but still need the right technique.

Staining or sealing after cleaning is the natural next step and runs $2 to $5 per square foot depending on the product. Many companies offer clean-and-stain packages at $4 to $7 per square foot all in.

Fence cleaning runs $1 to $3 per linear foot, so a 150-foot cedar fence lands at $150 to $450. Fences in shady, wet yards on the west side grow moss on the north side within a year or two.

Roof Cleaning

Roof moss removal is the most Washington-specific pressure washing job there is, and it is not done with pressure. Composition shingle roofs are cleaned with a soft wash treatment or by hand brushing and then treated with a moss killer. Pressure washing a shingle roof strips the granules and shortens its life.

A soft wash roof cleaning runs $400 to $1,200 for a typical house depending on size, pitch, and how bad the moss is. A treatment-only visit, where the company applies moss killer and lets the rain do the work, runs $200 to $500 and is a good maintenance option every year or two.

Metal roofs, which are common in the Cascades foothills and on the Olympic Peninsula, can be cleaned with more pressure and run $300 to $800. Tile roofs and cedar shake roofs are specialty jobs at $600 to $2,000.

Zinc and Copper Strips

Many Washington roof cleaners offer to install zinc or copper strips along the ridge after cleaning, which release ions that slow moss regrowth. Installation runs $150 to $400 and buys a few extra years between cleanings.

Regional Differences Across Washington

Seattle, Bellevue, and the Eastside are the most expensive pressure washing markets in the state, with quotes running 15 to 25 percent above the statewide average because of labor costs and traffic. Tacoma, Olympia, Everett, and Bellingham run at or slightly above average.

Spokane, Yakima, Wenatchee, and the Tri-Cities run 10 to 20 percent below. The work is different there.

Less moss, more dust, hard water spotting on windows and siding, and more frequent driveway cleaning after winter sanding. Frequency is lower, often every two to three years instead of every year.

The Olympic Peninsula, the San Juans, and the coast have the heaviest moss loads in the state and fewer companies. Travel charges and longer waits are common, and roof cleaning is often needed annually.

When to Schedule

Spring, from April through June, is peak season in Western Washington because everyone wants the moss gone before summer. Prices are highest and companies book out two to four weeks. Late summer and early fall, from August through October, is the best window: dry weather, faster drying times, and better availability.

Winter pressure washing is possible on the west side because it rarely freezes, but constant rain makes it hard to schedule and results are harder to see. East of the Cascades, the season runs from April through October and shuts down when temperatures drop below freezing.

Roof moss treatment is most effective in fall, before the wet season starts, because the moss killer has time to work through the winter rains.

What Pushes a Quote Up

Height and pitch are the first thing. Three-story homes, steep roofs, and homes on hillside lots in Seattle, Tacoma, and Bellingham require more equipment and more time. Add 20 to 50 percent for difficult access.

Condition is the second. A house that has not been cleaned in five years needs pretreatment, more solution, and sometimes a second pass. Heavy moss on a roof may require hand removal before the soft wash.

Water access and parking are the third. Companies need a spigot and a place to park a truck with a tank. Homes without exterior water or on tight streets in older neighborhoods add time.

Hiring a Pressure Washing Company in Washington

Washington requires contractors to register with the Department of Labor and Industries, and pressure washing companies that do more than basic cleaning, especially anything involving roofs or sealing, should be registered. Ask for the L&I registration number and check it on the L&I website. Registration means the company has a bond and liability insurance on file.

Ask what method they use for each surface. A company that plans to pressure wash a shingle roof or vinyl siding at high PSI is a company that will damage your house. Ask what cleaning solutions they use and how they protect plants, because the sodium hypochlorite used in soft washing kills landscaping if it is not rinsed.

Get two or three written quotes that specify each surface, the method, and the square footage or linear footage. Ask about a satisfaction guarantee and whether they will come back if streaks or missed spots show up after drying.

You can compare the pressure washing companies listed for Washington in our directory to build a short list, and read more of our exterior maintenance cost guides on the blog.

Frequently Asked Questions

How much does it cost to pressure wash a house in Seattle?

A two-story house in the Seattle area runs about $450 to $800 in 2026, 15 to 25 percent above the statewide average. Bundling the driveway and gutters usually saves 10 to 20 percent on the total.

How much does roof moss removal cost in Washington?

A soft wash roof cleaning runs $400 to $1,200 for a typical house. A treatment-only visit that applies moss killer and lets the rain do the work runs $200 to $500 and works as annual maintenance.

How often should I pressure wash my house in Western Washington?

Every one to two years for siding and driveways, and every one to three years for roofs, depending on shade and tree cover. Homes on the Olympic Peninsula and the coast often need annual roof treatment.

Should I pressure wash or soft wash my siding?

Soft wash. High-pressure washing damages vinyl, fiber cement, painted wood, and cedar. Soft washing kills the algae and moss with a cleaning solution at low pressure and the results last longer.

Do pressure washing companies need a license in Washington?

Companies doing contractor-level work should be registered with the Washington Department of Labor and Industries, which requires a bond and liability insurance. Ask for the registration number and check it on the L&I site.