Pressure washing a two-story house typically costs $350-$900, with an average near $600 for a standard-sized home with accessible siding. The price depends on the amount and type of exterior surface, cleaning method, local labor rates, and whether gutters, decks, or heavy staining are included.
| Item | Low | Average | High | Notes |
|---|---|---|---|---|
| Whole-house exterior wash | $350 | $600 | $900 | Typical two-story home, standard access |
| Exterior wall area | $0.15 per sq ft | $0.30 per sq ft | $0.50 per sq ft | Price may use cleaned surface area |
| Small two-story home | $250 | $400 | $600 | About 1,200-1,800 sq ft of living area |
| Large or complex home | $650 | $950 | $1,500 | More wall area, difficult access, or heavy buildup |
What a two-story house wash usually includes
For a typical 1,800-2,500-square-foot home, a contractor may quote $400-$800 to wash the exterior siding, trim, and accessible soffits. The quote generally covers labor, cleaning solution, equipment, and rinsing, but not every exterior feature. The home’s living area is only a rough guide: wall height, footprint, roofline, and surface condition determine the actual cleaning area.
Budget about $600 for a standard wash with normal access and moderate soil. Many contractors use a low-pressure soft-wash method on siding rather than forceful high-pressure spray, which can damage paint, siding, window seals, or trim. Assumptions: typical U.S. labor rates, vinyl or painted siding, normal access, and no unusual stain removal.
How siding, labor, and access shape the quote
A house-washing estimate often combines labor and setup with cleaning materials and any extra equipment or disposal. This sample breakdown shows common ranges for a standard two-story job; line items vary by contractor and may be included in one package price.
| Quote item | Low | Average | High | Common basis |
|---|---|---|---|---|
| Labor and setup | $180 | $300 | $500 | 2-4 hours, often $50-$100 per hour per worker |
| Cleaning solution and supplies | $20 | $50 | $100 | Per job; depends on soil and surface |
| Equipment or access charge | $0 | $50 | $200 | Lift, extra hose, or difficult setup |
| Water, rinsing, and cleanup | $0 | $25 | $75 | May be included in labor |
| Optional surface add-ons | $50 | $150 | $350 | Gutters, porch, or small patio |
Labor is often the largest variable in the base house-wash quote. Ask whether the estimate includes setup, rinsing, and protection of plants and outdoor fixtures, rather than comparing the advertised wash rate alone.
When wall area, height, and stains raise the price
Two houses with the same interior square footage can have different exterior cleaning costs. A taller, narrow home may have less wall area than a sprawling home with multiple wings, while dormers, balconies, steep grades, and limited hose access can slow the work.
- Exterior size: A home with under 1,500 square feet of living area may fall near $250-$500; a home above 3,000 square feet may reach $700-$1,200 or more.
- Height and access: Eaves above 25 feet or difficult access for ladders can add $75-$250, especially if specialty equipment is needed.
- Surface and staining: Vinyl siding is commonly less costly to wash than delicate painted wood or masonry. Heavy algae, mildew, or oxidation can add $50-$200 for extra treatment or slower cleaning.
- Cleaned area: A quote based on 2,000 square feet of exterior wall at $0.20-$0.40 per square foot works out to $400-$800.
Confirm whether a per-square-foot rate refers to living space or actual exterior surface. Those measurements are not interchangeable, and unclear units can make estimates appear far apart.
Why regional labor rates change house-washing prices
Local rates reflect wages, business costs, travel, and contractor demand. In lower-cost rural markets, a standard two-story wash may run 10%-20% below the national middle range. Dense metropolitan areas and high-cost coastal markets may be 15%-30% above it, particularly where parking, access, insurance, or labor expenses are higher.
Use local written quotes rather than treating a national average as a fixed price. Compare estimates that describe the same surfaces and cleaning method. Regional price differences matter less than whether one quote includes additional sides of the home, porch ceilings, or stain treatment.
How long a two-story exterior wash takes
A two-person crew usually spends 2-4 hours washing an accessible, average-sized home. A larger property, intricate trim, or extensive algae may take 4-6 hours. Contractors may price by the job instead of listing an hourly rate, and a minimum service charge of roughly $150-$300 can apply to small or distant jobs.
Extra labor time usually means extra cost when access or buildup slows rinsing. A crew may also need to reschedule in unsafe wind, freezing temperatures, or heavy rain. Ask whether the estimate includes setup and cleanup time and whether weather delays change the charge.
What gutters, decks, and stain removal add
Optional work can substantially increase the bill. Exterior gutter-face cleaning often adds $50-$150; cleaning inside the gutters may cost $100-$250. A small deck or patio can add $75-$250, while a driveway is commonly priced separately at about $0.15-$0.35 per square foot.
Separate the house wash from optional surfaces on the estimate. That makes it easier to remove add-ons or compare another contractor’s quote. Oil stains, rust, and severe mildew may require specific cleaners and cannot always be removed completely with routine washing.
Three sample quotes for different two-story homes
These examples illustrate how size, time, and included work can change a total. Actual pricing varies with local rates, surface material, and access.
| Home and scope | Labor estimate | Rate basis | Likely total |
|---|---|---|---|
| 1,500-sq-ft vinyl home, siding only | 2 workers, 2 hours | About 1,600 exterior sq ft at $0.20-$0.30 per sq ft | $350-$500 |
| 2,200-sq-ft home, siding and trim | 2 workers, 3 hours | About 2,200 exterior sq ft at $0.22-$0.36 per sq ft | $500-$800 |
| 3,200-sq-ft home, heavy algae and difficult access | 2 workers, 4-5 hours | About 3,000 exterior sq ft at $0.30-$0.50 per sq ft | $900-$1,500 |
Ways to lower the pressure-washing bill safely
Get two or three itemized quotes using the same scope, and provide photos of all sides of the house. Clear patio furniture, toys, and lightweight obstacles before the crew arrives if the contractor confirms that homeowner preparation is safe and useful.
Control the scope before negotiating the rate. Keep necessary siding and trim cleaning, but price gutters, decks, and driveways separately. Avoid paying for high-pressure treatment on delicate siding when a suitable soft wash will do, and do not skip needed stain treatment just to secure a lower initial quote. Bundling nearby surfaces may reduce setup charges, but verify the combined price against separate line items.