Pressure washing on the Treasure Coast
Pressure washing for homes in Fort Pierce, Port St. Lucie, Vero Beach, Stuart and Palm City: driveways, walkways, pool decks, pavers and fences. Houses and roofs get a soft wash, with low pressure and a cleaning solution, so stucco, screens and shingles come out clean and undamaged.
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What customers say
All reviewsSuch a highly professional painting crew! They were always on time and ready to work. They started with pressure washing the roof and worked down from there. Every detail was perfection, from prepping for paint to cleaning up all the work area when completed. …
Very professional and knowledgeable painters. The quality is top notch. It took them only 2 days to pressure wash prime and paint the outside of the house and it looks amazing and only 1 day to paint the inside which they left nice and clean after they left. …
We purchased a home where the roof was redone but the skylight drywall was not fixed. We called and scheduled an eval and shortly after the job. They did an amazing job. Our skylight drywall looks great and the crew was amazing. The prep work was top notch. …
Jose is prompt, courteous, and professional. He painted our 20 year old metal roof, and arranged for a roofer to replace the screws, and do some minor repairs. We are very pleased with the results.
Jose and his team came highly recommended to us and we couldn’t be happier!!! They painted the exterior and the hurricane shutters of our home. They were professional, efficient, and did extremely high quality work. Thank you! Thank you!!!
After our neighbor had their house painted, we asked them who did it and how their experience was. On the strength of their very positive recommendation, we hired JC Vega's Painting. Their professional crew finished our project yesterday. …
Highly recommend JC Vega Painting. We had tenants move out that had not cared for the home properly. Jose stepped right in and painted the interior and exterior of the home, installed flooring and baseboards. The home looks beautiful. …
Great Company - very pleased. Owner and his helper were very courteous and professional. Did a great job painting the exterior of my house. …
JC Painting And Carpentry Company And His Crew Painted My Entire House Inside And Also Put Down Laminate Flooring Thru Out, They Were Very Professional And Prompt And They Did Exceptional Work, And The Price Was Below Many Competitors, I Highly Recommend Them!
Jose and his team did an excellent job on our home. We asked for separate estimates for interior painting of our 3+2 home, and tile floor installation. Jose gave us estimates without pressure. …
Pressure washing vs soft washing
Pressure washing uses strong water pressure to strip dirt off hard surfaces like concrete and pavers. Soft washing uses low pressure and a cleaning solution that kills algae and mildew, which is the safe way to clean stucco, siding, screens and roofs.
Concrete can handle the force. Most other surfaces on a Florida home can't. High pressure etches stucco, opens hairline cracks and drives water in behind the wall. It tears pool cage screens, breaks window seals, gouges wood, and on a shingle roof it strips off the granules that protect the shingle.
A soft wash lets the solution do the work. It sits on the surface for a few minutes, then rinses off at about the pressure of a garden hose. Because the algae is killed rather than just knocked loose, it takes longer to grow back.
Power washing and pressure washing mean the same thing to most people, and in Florida plenty of people call it pressure cleaning. Some pros use "power washing" for machines that heat the water, which helps with grease and oil stains. Ask for any of them and you'll get the same quote: our power washing services and pressure cleaning services are one and the same.
| Surface | Method |
|---|---|
| Driveways, sidewalks, curbs | Pressure wash |
| Pavers | Pressure wash at a lower setting |
| Pool decks and patios | Pressure wash or soft wash, depending on the surface |
| Stucco and siding | Soft wash |
| Screens and pool cages | Soft wash |
| Wood fences and decks | Low pressure |
| Roofs (tile, shingle, metal) | Soft wash only |
What JC washes
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House washing
House washing removes the green and black film that builds up on Florida stucco, soffits and eaves, along with the cobwebs, wasp nests and dirt around the trim. We soft wash the walls so the stucco and paint aren't damaged, then rinse the windows, doors and screens. A clean house looks newer from the street, and if you plan to repaint, washing is the first step any good painter takes anyway. [PRICE: house wash, one story and two story]
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Driveways and walkways
Driveways take the most abuse: tire marks, oil drips, mildew in the shade, and orange rust stains from sprinklers on well water. Driveway pressure washing cleans the whole slab evenly, without the light and dark stripes a careless wash leaves behind. Oil and rust need a separate treatment before the wash, and some older stains fade rather than vanish completely. Sidewalks, entryways and curbs get the same concrete pressure cleaning on the same visit, so the driveway cleaning doesn't stop at the property line. [PRICE: driveway, driveway plus sidewalk]
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Roof cleaningroofs
The black streaks on Treasure Coast roofs are algae, not dirt or a sign of a leak. Roof cleaning on tile, shingle and metal roofs is a soft wash only: a solution that kills the algae, applied at low pressure, so tiles don't crack and shingles keep their granules. Never let anyone blast a shingle roof with high pressure. With soft wash roof cleaning, some streaks lift on the day and the rest fade over the next few weeks as rain rinses the dead algae away. Roof washing is priced by type and size. [PRICE: roof, by type and size]
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Pool decks, patios and lanais
Pool decks and lanais stay damp and shaded, so algae spreads fast and the surface gets slippery underfoot. We clean the deck, the pavers or coping around the pool, the screen enclosure, and handle patio cleaning while we're there. Runoff is rinsed away from the pool so the cleaning solution stays out of the water. A freshly cleaned deck is also the right time to think about sealing the pavers. [PRICE: pool deck, lanai, screen enclosure]
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Paver cleaning and sealing
Pavers collect mildew, weeds and ants in the joints, and the color fades in the sun. Paver cleaning starts with power washing pavers at a lower pressure than poured concrete, so the sand stays in the joints. Then we top up the joint sand and seal them once they've fully dried. Paver cleaning and sealing brings back the color, helps hold the sand in place and makes the next clean easier. Full details on our paver sealing page. [PRICE: per sq ft, clean only and clean plus seal]
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Fences
Wood and vinyl fences go green on the shaded side first. Vinyl cleans up with a gentle wash. Wood needs low pressure, because high pressure raises the grain and leaves fuzzy, splintered patches that show through any stain. If the wood looks gray and dry once it's clean, it's ready for a fresh coat of stain, which we also do. See deck and fence staining. [PRICE: per linear foot or per side]
Pressure washing: before and after
See the gallery
What pressure washing costs
Home pressure washing is priced by the size and type of surface, so a driveway on its own costs less than a full house, roof and pool deck. [PRICE: JC's typical range for a driveway and for a house wash.] For a fuller breakdown, see our pressure washing cost guide.
What moves the price:
- Square footage. A bigger driveway, house or deck takes more time and more solution.
- Stories. A two-story house needs extension poles or ladders and takes longer to do safely.
- How dirty it is. A surface that hasn't been cleaned in years needs more treatment than one done last spring.
- Oil and rust stains. These need their own treatment before the wash, priced on top.
- Surface type. Roofs and stucco take a soft wash with cleaning solution; plain concrete does not.
- Bundling. Doing the house, driveway and pool deck on one visit saves booking separate trips.
Send us photos for a free quote before any work starts.
Why Florida homes turn green and black
Florida homes turn green and black because algae and mildew grow on anything that stays warm and damp, and on the Treasure Coast that's almost every surface for most of the year.
Green film shows up first on the shady sides of a house, on north-facing walls and under eaves where the sun never dries them out. The black streaks running down so many roofs are a type of algae that feeds on the limestone filler in shingles and spreads from roof to roof with the wind.
Salt air leaves a dull, sticky film on homes near the Indian River Lagoon and the beaches. Orange-brown stains low on walls, driveways and sidewalks come from sprinklers that pull well water with iron in it.
Left alone, it gets worse. Algae holds moisture against paint and stucco, walkways and pool decks get slippery, and rust stains set deeper into concrete the longer they stay. New paint also won't bond to a dirty wall, so washing comes before any repaint.
| Surface | How often |
|---|---|
| House | Once a year |
| Driveway and sidewalks | Once a year |
| Pool deck and lanai | Every 6 to 12 months |
| Roof | Every 2 to 3 years, or when streaks show |
| Fence | Once a year |
Shady lots and waterfront homes need it more often.
What happens on wash day
Photo quote
Text us photos of the surfaces you want cleaned and tell us roughly how big they are. We reply with a free quote. For larger jobs or roofs, we may come out and take a look first.
Before we start
We wet down your plants and cover anything delicate, check that windows and doors are shut, and cover outdoor outlets and lights. Please move cars out of the driveway, bring pets inside, and make sure we can reach an outdoor tap.
The wash
Concrete and pavers get pressure washed. Stucco, siding, screens and roofs get a soft wash, with the cleaning solution left on for a few minutes before rinsing. Oil and rust stains get their own treatment.
Walkthrough
When we're done, we rinse your plants again and walk the property with you. If you see a spot we missed, point it out and we'll clean it before we leave.
Safe for plants, pets, screens and windows
Yes. A wash is safe for plants, pets, screens and windows when the pressure fits each surface and the plants are protected before and after.
We soak your plants and grass with plain water before we start, so their leaves and roots don't take in the cleaning solution, and rinse them again when we finish. The solution is mixed weaker or stronger to suit each surface, never stronger than the job needs. Pets should stay inside until everything is rinsed and dry. Screens and windows get low pressure only; high pressure is what tears screens and pushes water past window seals. Runoff is kept away from the pool, fish ponds and vegetable beds.
Hiring JC vs renting a pressure washer
Renting can make sense for one plain concrete driveway if you have a free day. For the house, roof, pavers or anything painted, hiring costs less than fixing the damage a rental can do.
Rental machines are built for high pressure, which is the wrong tool for stucco, wood, screens and shingles. Common first-timer mistakes: etched stucco, splintered fence boards, torn pool cage screens, water forced behind window frames, and light and dark stripes across the driveway. Roofs need a soft wash and a safe way to work up high, which a rental doesn't give you.
Then there's the time: picking up the machine, learning it, doing the work, cleaning up and getting it back before the rental runs out. When you compare pressure washing companies, look for one that changes the pressure for each surface. We bring the right equipment for each one. We're insured, and a certificate of insurance is available on request.
You deal with JC from estimate to walkthrough
José "JC" Vega started as a custom home painter and has painted homes across the Treasure Coast for over 10 years. He built the business himself, starting by selling his finishes door to door. As a painter, he'll tell you the secret to paint that lasts is the prep: the washing, patching and priming you can't see once the color is on. He was featured in Stuart's River Living Magazine, and JC Vega's is family and locally owned, based in Fort Pierce.
Questions
How much does it cost to pressure wash a driveway and sidewalk?
It depends mostly on the square footage and how stained the concrete is. [PRICE: JC's range for a standard driveway plus sidewalk.] Oil and rust stains are treated separately and add to the price. Adding the driveway to a house wash on the same visit saves booking a second trip. Send us a photo for a free quote.
How much does it cost to pressure wash a 2,000 sq ft house?
[PRICE: JC's range for a 2,000 sq ft one-story house.] The main things that change it are whether the house is one or two stories, how much algae has built up, and whether you add the roof, driveway or pool deck at the same time.
How much does roof cleaning cost?
Roof cleaning is priced by the size of the roof, its pitch and what it's made of. [PRICE: JC's range for tile, shingle and metal.] Steep or two-story roofs take longer and cost more. Roofs should be soft washed with a cleaning solution, never blasted, so the solution is part of the price.
How often should a house be washed in Florida?
Most Treasure Coast homes need a wash about once a year, and shady or waterfront homes may need it more often. Look for green film on the shaded walls and black streaks on the roof. Washing every year keeps the buildup light, so each clean is quicker and cheaper.
Is pressure washing the same as soft washing?
No. Pressure washing uses high water pressure and suits concrete, pavers and other hard surfaces. Soft washing uses low pressure and a cleaning solution that kills algae and mildew, and suits stucco, siding, screens and roofs. Many jobs use both: soft wash for the house, pressure wash for the driveway.
When should you not pressure wash a house?
Don't use high pressure on stucco, wood siding, screens, windows or a shingle roof, because it can etch, crack or tear them. Avoid washing right before a storm, since rain waters down the cleaning solution before it works. Don't pressure wash old paint that might contain lead, common in homes built before 1978, because it sends paint chips into the yard.
Pressure washing near you
Port St. LucieSt. Lucie County
Fort PierceSt. Lucie County
Vero BeachIndian River County
StuartMartin County
Palm CityMartin County
Photos via Wikimedia Commons: Port St. Lucie by Serge Yatunin (CC BY-SA 4.0), Fort Pierce by JonathanPuello (CC BY-SA 4.0), Vero Beach by Kiran891 (CC BY-SA 4.0), Stuart by JonathanPuello (CC BY-SA 4.0), Palm City by Dannycush (Public domain).
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