We are based on West North Loop, and Austin is the yard we work out of every day.
(512) 865-4730 — or request an estimate and we will come back with a number, not a range.
A driveway in Hyde Park and a driveway in Circle C are not the same job, and anybody quoting them off square footage alone has looked at neither.
West of MoPac. Tarrytown, Rollingwood, West Lake Hills, Barton Creek. Limestone country under mature oak canopy, on lots that slope. Flagstone, travertine and cut limestone everywhere — soft, porous surfaces that hold organic staining where the sun never reaches them. This is where most of the damage we get called in to repair was done by somebody’s 4,000 PSI tip. Here the work is chemistry and patience: the right solution, the right dwell time, and the lowest pressure that will finish the job.
Central. Hyde Park, Crestview, Allandale, Travis Heights. Older housing stock, tight lots, painted wood siding and original mortar with window seals that have been in place since the fifties. Very little of this is pressure work at all. It is soft washing almost throughout, and the crews who get it wrong here drive water in behind the siding and leave you with a problem that costs a great deal more than the wash did.
North and northwest. Newer brick and HardiePlank on flatter ground — the closest thing Austin offers to a straightforward wash, and priced accordingly.
South and southeast. More flatwork than house. Dust, run-off and drive aprons.
Tell us the address and we will tell you which of those you are before we quote it.
Dirt rinses. Staining does not, and most of what bothers people in Austin is staining.
Oak pollen in February and March films light concrete a dull yellow. From May the humidity grows black mildew down the north and east faces of a house. Limestone dust settles through the dry months and works into the pores of anything textured. None of that is sitting on the surface waiting to be blasted away — it is in the material, and pressure alone lightens it, leaves a shadow, and takes the finish with it.
The order that works is solution, dwell, then pressure. That is the whole trade.
Cedar runs December into February. Oak follows in February and March. Washing before the oaks have finished means paying to do it twice, and we would rather tell you that than take the booking.
Late March into April is the window. The second one is October and early November, ahead of the holidays and while the ladders are out for gutters and lights anyway.
Concrete, exposed aggregate and stamped flatwork. Patios, pool decks and outdoor kitchens. Flagstone and travertine, at pressures those will take. Cedar fences and wrought iron gates. Retaining walls and limestone hardscape. Brick, stucco, HardiePlank and stone on the house itself — soft washed, never blasted.
If we think a surface should be left alone, we will say so rather than take the money.
Flatwork runs about $0.20 to $0.35 a square foot. A house wash is typically $400 to $1,500 and up, depending on size, stories and surface. The minimum service call is $300.
Where a job lands inside those ranges comes down to condition, access, and how much of it is stain removal rather than washing. Big properties and luxury homes get walked and quoted individually.
Our Round Rock and Cedar Park routes run the same crews. North of the river and outside Austin proper, start on one of those pages, or call and we will tell you whether you are on a route.
Call (512) 865-4730 or request an estimate online. Tell us the surfaces, roughly the square footage, and anything you already know is stained rather than dirty.
What does a house wash cost in Austin?
Most land between $400 and $1,500, and larger or multi-story homes sit above that. The minimum service call is $300. What moves it inside the range is condition, access, and how much of the job is stain removal rather than washing. We walk the property before we give you a number.
Why is February a bad time to book?
Because the oaks are not finished. Live oak drops its old leaves and then its catkins from February into April, and the pollen films whatever it lands on. Wash in February and you have paid to clean a surface that gets coated again six weeks later. Late spring, after the drop ends, is the first window worth buying.
Is pressure washing safe on limestone and stucco?
Not at the pressure that belongs on a driveway. Limestone, stucco, soft mortar and painted siding get a soft wash instead — low pressure, with the cleaning solution doing the work. Full pressure etches those surfaces, and that damage does not wash back out.
Can you tell over the phone what my stains are?
Rarely, and it is the difference between a firm price and a guess. Organic growth, rust, oil and mineral deposit all look similar in a photo and come off four different ways. We would rather look at it and tell you which ones will fully clear and which ones will only improve.
