Service · From $295
Soft-wash house washing, Grand Rapids.
House washing in Grand Rapids costs from $295 flat-rate for a typical single-family home. We soft-wash — low pressure (under 100 PSI, less than a garden hose) with biodegradable surfactants — on all vertical exteriors: vinyl, painted wood, fiber cement, brick. Plant-safe surfactants, pre-rinse and post-rinse landscaping, no straight-bleach mixes. Most jobs take 2-4 hours. Text 616-254-9465 with photos for a same-day quote.
What we actually do on a house wash
- Arrival walk-around. Confirm scope, identify any sensitive landscaping or surfaces, flag any pre-existing damage so it's documented before the wash.
- Pre-rinse landscaping. Saturate any beds adjacent to the house with plain water. Dilutes any surfactant runoff into harmless concentrations.
- Apply surfactant. Low-pressure spray of buffered surfactant solution from bottom up. Foaming version stays in place longer on vertical surfaces. Dwell time: 5-15 minutes depending on algae load.
- Spot-treat heavy stains. Stubborn mildew or organic staining gets a second pass with higher concentration.
- Rinse from top down. Clean water rinse at low pressure. Top to bottom so we don't drive dirt back over already-cleaned siding.
- Post-rinse landscaping. Another full water rinse over any beds adjacent to the wash zone.
- Walk-around with you. Before/after photos texted to your phone. Any spots that need a second pass get addressed before we leave.
What surfaces we wash
| Surface | Method | Notes |
|---|---|---|
| Vinyl siding | Soft-wash | Most common; excellent results |
| Painted wood | Soft-wash (lower concentration) | Watch for chalking on older paint |
| Fiber cement (Hardie) | Soft-wash | Very durable; standard pass works |
| Brick | Soft-wash + spot pressure on stubborn stains | Mortar lines need gentleness |
| Stucco / EIFS | Soft-wash (specialty mix) | Some surface dye risk; quoted carefully |
| Cedar shake | Soft-wash, careful dwell | Don't over-clean — graying is character |
| Aluminum siding | Soft-wash | Watch for oxidation pulling chalky white |
What we don't wash with high pressure
Anything painted or sided. Period. Pressure on siding is what produces the "before-and-after where the after looks worse in 6 months" — paint stripped, caulk blown out, water under the siding, premature siding replacement. Operators who pressure-wash siding either don't know better or don't care about what they leave behind.
Why annual is the West Michigan rhythm
Lake-effect humidity feeds algae growth. North-facing siding in Grand Rapids will grow visible mildew within 12-18 months of cleaning. South and west sides hold off longer. Most customers settle into an annual rhythm — late spring or early summer wash, surfaces stay clean for 10-11 months, repeat.
Some homes (heavily shaded lots, dense tree cover, north-side-dominant orientation) benefit from a mid-season touch-up wash on the worst side only. We can quote that separately at a reduced rate since the equipment is already calibrated.
The cheapest way to wash a house is to do it before the mildew gets to the visible-from-the-curb stage. Annual maintenance washes are $195-$295 vs. heavy first-time washes at $395-$595.
Service area
Same 18-city Grand Rapids metro: Grand Rapids · Wyoming · Kentwood · Grandville · Walker · Forest Hills · Cascade · Caledonia · Hudsonville · Jenison · Byron Center · Rockford · Comstock Park · Cutlerville · East Grand Rapids · Ada · Allendale · Belmont.
Book a house wash
Text 616.254.9465 with 4-6 photos of the house exteriors. We'll quote same-day. Or call if you want to walk through it.