Power Washing and Surface Prep Pricing Guide
Power washing costs $0.15–$0.50 per sq ft for house exteriors and $0.10–$0.30 per sq ft for concrete flatwork. Surface prep for painting (scraping, sanding, caulking, priming) adds $0.50–$2.50 per sq ft depending on surface condition. A complete exterior prep package (wash, scrape, sand, caulk, prime) for a 2,000 sq ft home runs $1,500–$4,000. Target 50–60% gross margin on prep services.
Surface preparation is where professional painters earn their reputation — and their margin. Prep work accounts for 50–70% of total project time on exterior repaints and 30–50% on interior work. Pricing prep accurately is critical because underestimating prep is the number one cause of unprofitable painting jobs. Many contractors now offer power washing and surface prep as standalone services, generating revenue even without the painting contract.
Power Washing Pricing by Surface Type
Price power washing by surface type and condition. House exterior (siding): $0.15–$0.40 per sq ft or $300–$800 for a standard 2,000 sq ft home. Heavily soiled or mildewed surfaces add 25–50% premium. Concrete driveways: $0.10–$0.25 per sq ft or $150–$400 for a standard two-car driveway (400–600 sq ft). Use a surface cleaner attachment for uniform results. Concrete patios and pool decks: $0.12–$0.30 per sq ft. Pavers require lower pressure (1,200–1,500 PSI) to avoid dislodging joint sand. Wood decks: $0.25–$0.50 per sq ft including deck cleaner and brightener application. Fences: $0.50–$1.50 per linear foot (6-foot height, both sides). Commercial buildings: $0.10–$0.30 per sq ft — larger surfaces at lower per-foot rates but higher total project values ($1,000–$5,000+). Roofs (soft wash only): $0.20–$0.50 per sq ft using low-pressure chemical application — never pressure wash roofing materials. Set minimum project prices for power washing: $200–$350 for residential, $500+ for commercial. The mobilization cost (loading equipment, travel, setup) does not justify smaller projects at per-foot rates.
Surface Preparation Pricing for Paint Projects
Break surface prep into individual components for accurate pricing. Scraping loose and peeling paint: $0.50–$1.50 per sq ft of affected area. The amount of scraping varies dramatically between homes — a well-maintained home may need only 5% of surfaces scraped, while a neglected home may need 50%+. Sanding scraped areas (feathering edges): $0.30–$0.75 per sq ft. Necessary to blend scraped areas with intact paint for a smooth surface under new paint. Caulking windows, doors, and trim joints: $1.50–$3.00 per linear foot using a quality paintable caulk. A typical window has 12–16 linear feet of caulking. Spot priming bare wood, metal, or repaired areas: $0.50–$1.00 per sq ft. Use oil-based primer (Zinsser Cover Stain or KILZ Original) for exterior spot priming. Full surface priming: $0.75–$1.50 per sq ft when the entire surface needs primer (new wood, heavily chalked surfaces, color changes from dark to light). Wood rot repair: $50–$85 per hour or $75–$300 per repair depending on size. Replace rotted fascia boards, window sills, and trim pieces with solid wood or composite. Epoxy wood consolidant (Abatron LiquidWood and WoodEpox, $30–$50 per kit) stabilizes partially rotted wood without full replacement.
Interior Surface Prep Pricing
Interior surface preparation components: patching nail holes and minor dents ($0.10–$0.25 per sq ft of wall area — covers the time to walk the room and fill every hole). Large drywall repairs (holes, water damage): $25–$75 per repair for patches up to 6 inches, $75–$200 for patches 6–24 inches, and $200–$500 for large sections requiring new drywall. Sanding walls and trim: $0.15–$0.30 per sq ft for light scuff sanding, $0.30–$0.60 per sq ft for heavy sanding to remove sheen or rough texture. Caulking trim-to-wall joints: $1.00–$2.00 per linear foot. A standard room has 40–60 linear feet of caulkable joints (baseboards, crown, casings). TSP cleaning (for kitchens and bathrooms with grease or soap residue): $0.15–$0.30 per sq ft. Masking and protection: $0.10–$0.25 per sq ft for covering floors, fixtures, and furniture. On interior jobs, prep costs typically add $0.50–$1.50 per sq ft of wall area to the base painting price. Present prep as a separate line item — it educates clients on why your estimate is higher than the competitor who does not mention prep.
Power Washing Equipment Investment
Professional power washing requires reliable equipment. Gas pressure washers: a professional-grade unit (3,000–4,000 PSI, 4+ GPM) from brands like Simpson, Mi-T-M, or Pressure-Pro with a Honda GX engine costs $1,000–$2,500 and lasts 5–10 years with maintenance. Budget $100–$200 per year for maintenance (pump oil, engine oil, filters, unloader valve). Surface cleaners: a 20-inch surface cleaner ($200–$400) cleans concrete 3–4x faster than a wand. Essential for driveway and patio work. Soft wash system: a 12V diaphragm pump ($150–$400), 50–100 gallon tank, and downstream injector for low-pressure chemical application. Total setup: $500–$1,500. Essential for house washing and roof cleaning. Hoses and accessories: 200–300 feet of 3/8-inch high-pressure hose ($200–$400), various nozzles and tips ($50–$100), and a hose reel ($100–$250) for efficient setup and teardown. Total equipment investment for a professional power washing setup: $2,000–$5,000. At $300–$800 per house wash and 2–3 washes per day possible, the equipment pays for itself within 5–10 jobs. Many painting contractors run power washing as a separate profit center during slow painting months.
Offering Surface Prep as a Standalone Service
Surface prep can be marketed as a standalone service for clients who plan to DIY the painting or hire a budget painter for the finish coats. Position your prep service as: professional surface preparation that ensures any paint applied will adhere properly and last. Price standalone prep 10–20% higher than when bundled with painting because you lose the painting revenue. A complete exterior prep package (pressure wash, scrape, sand, caulk, prime bare areas, wood repair) for a 2,000 sq ft home: $1,500–$4,000 as a standalone service. Interior prep package (patch, sand, caulk, prime repairs) for a whole house: $800–$2,500. The market for standalone prep is small but profitable — it appeals to skilled DIY painters who have the time and ability to roll paint but do not want to do the tedious prep work. It also works for property managers who want professional prep before their in-house maintenance crew paints. Include a report with every standalone prep job listing every surface prepped, products used, and recommendations for finish painting (paint type, number of coats, application method). This report adds perceived value and protects you if the client's paint job fails due to poor finish application.
Estimating Prep Time Accurately
The most common estimating mistake is underestimating prep time. Use this framework for accurate prep estimates. Walk the entire job site during your estimate visit and score the surface condition on a 1–5 scale: 1 (excellent, minimal prep needed) to 5 (severe deterioration, extensive prep required). For each area, note specific prep tasks needed. Multiply the surface area by your per-square-foot prep rate for the condition level. Convert total prep cost to hours using your loaded labor rate to verify the estimate is realistic. Cross-check: if your prep estimate implies a painter can scrape 100 sq ft per hour on a condition-5 surface, that is unrealistic — actual production on severely peeling surfaces is 30–50 sq ft per hour. Take photos during your estimate visit of every surface condition issue — peeling paint, caulk failures, wood rot, mildew growth. Include these photos in your written estimate alongside the prep line items. This documentation justifies your prep pricing and prevents scope disputes. After completing 10–20 jobs with detailed prep tracking, you will have reliable production data for your crew that makes future estimates highly accurate.
Frequently Asked Questions
Power washing a house costs $300–$800 for a standard 2,000 sq ft home ($0.15–$0.40 per sq ft). Heavily soiled homes with mold or algae growth cost more. Multi-story homes add 20–30% for the additional access difficulty. When bundled with an exterior paint project, power washing is typically $300–$700 as a line item in the painting estimate.
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