Pressure Washing and Soft Washing in Ann Arbor
Serving Ypsilanti, Saline and Washtenaw County
Simply Amazing LLC washes houses, decks, patios, driveways, walkways and fences across Ann Arbor, Ypsilanti, Saline and the surrounding Washtenaw County area. House washes start around $350, and every quote is free.
Why We Soft Wash Instead of Blast
Most of the staining on a Michigan house is not dirt. It’s algae, mildew and moss, and it grows best on the shaded north and east sides of homes where the siding stays damp.
High Pressure
High pressure washing removes the surface of that growth and leaves the roots in place, so it returns within a season, usually darker. It can also force water behind siding, strip paint, etch soft brick and split older wood.
Soft washing
Soft washing works differently. We apply a cleaning solution, let it soak in, then rinse at low pressure. It lifts the mold and algae out of the surface instead of blasting the top layer off. The house comes clean, nothing gets damaged, and it stays clean substantially longer. Home protection is our top priority.
We still use higher pressure when a surface can take it. That is power washing, and it is the right tool for driveways, patios, concrete, brick and flat surface cleaning. Soft washing is for the house itself: house washes, deck washes and wood siding. For each job we match the pressure to the surface, rather than use one setting on everything.
What We Wash
House siding
Vinyl, aluminum, painted wood, fiber cement, brick and stone.
Decks and porches
Cleaning only, or cleaning as the first stage of a full refinish.
Driveways, walkways and patios
Concrete, pavers, brick and stamped concrete.
Fences
Wood and vinyl.
Garages, sheds and outbuildings
Roof cleaning and soft washing
Low pressure only, for moss, algae, mold and the black streaks common on Michigan roofs. Also called roof washing.
What a House Wash
Includes
A walk around the property before we start, so we both know what we are dealing with.
Plants and shrubs pre-wetted and rinsed afterward
Siding, soffits, fascia, gutters washed on the outside, and downspouts
Doors, trim, shutters and light fixtures
A final rinse and a walk around with you before we leave
Most single family homes take two to four hours to wash.
What It Costs
A typical house wash in Ann Arbor, Ypsilanti or Saline starts around $350. This number can change based on square footage, number of stories, amount of plant growth, and ease of access.
Concrete cleaning, deck cleaning and fence washing are usually quoted alongside a house wash at a lower combined rate since we are already there with the equipment set up.
Every quote is free and there is no obligation. If your siding does not need washing this year, we will say so.
When to Wash Your House in Michigan
Any time from March through October. Late spring is the most popular time to wash since dirt, winter salt, and early spring pollen can all be washed away at one time. Algae also becomes more noticeable this time of year, as the weather turns wetter.
Late summer is a good time to book if you want flexibility, because it is our quietest stretch of the season. If you are having the house painted or the deck stained in summer, wash it first, and let it dry properly before anything gets applied.
Common Questions
What is soft washing?
Soft washing is house washing done with a cleaning solution and low pressure instead of force. The solution does the work on the algae, mildew and moss, and the water only rinses it away. It is the best method for siding, painted wood, and anything old or delicate, and it is what we use on most houses.
What is the difference between soft washing and pressure washing?
Pressure washing relies on water pressure alone. It strips the surface of the growth but leaves the roots, so the staining returns, usually within a season and usually darker. Soft washing lifts the growth out with a cleaning solution, then rinses gently, so the house stays clean two to three years instead of months. Pressure washing is still the right tool for concrete and other hard surfaces. The skill is knowing which surface needs which.
Will pressure washing damage my vinyl siding?
High pressure can, which is exactly why we soft wash instead. Low pressure and the right cleaning solution remove the algae without forcing water behind the siding or lifting seams.
How long does a house wash last?
A properly soft washed house usually stays clean for two to three years in this climate. A high pressure rinse that leaves the algae roots behind will often look dirty again within a single season.
Do you need to use my water?
Yes, we use an outdoor spigot. We also have a trailer and can bring our own water if needed, so a property without a working exterior tap is not a problem. Let us know when you book.
Do I need to be home?
No. Most house washes happen with nobody home. We just need access to the spigot and the yard, and we will let you know before we arrive and once we are finished.
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Serving Washtenaw County
We wash houses across Ann Arbor, Ypsilanti and Saline, and travel to Canton, Dexter, Whitmore Lake, Milan, Chelsea, Manchester, Belleville, Northville, Plymouth and Novi.