How much does pressure washing cost in Roanoke?
By Our research team · Last verified · Methodology
Most Roanoke house washes cost $230–$720 for a typical 2,000 sq ft house, siding, trim and eaves. The typical Roanoke bill is $360, before the driveway, deck or roof.
How we get this data- Typical
- $360
- Low end
- $140
- High end
- $1,250
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Get my fair quote →The typical Roanoke price is $360, 10% below the US typical of $400.
Roanoke's price band
Roanoke is cheaper than 69% of the 195 US metros we price for pressure washing work.
A house wash in Roanoke costs $230–$720 for about 2,000 sq ft, typically $360. Priced by area, a house wash runs about $0.11–$0.36 a sq ft of home and concrete cleaning $0.14–$0.48 a sq ft. Small jobs often hit a $95–$240 minimum, so bundle surfaces when you can.
The median wage for janitors and cleaners in the Roanoke metro is about $16.77 an hour (BLS, May 2025), 5% below the $17.71 US median. Our prices follow local cleaner pay, so the typical Roanoke job is $360, below the $400 national typical.
Check that the company carries liability insurance before anyone climbs a ladder. Many cities also don't allow dirty wash water to run into the storm drain; a good crew blocks drains and sends water onto grass.
Comparing cities, or after the US-wide picture? See the national guide: Pressure washing cost in the USA.
$230–$720 to wash a 2,000 sq ft, one- or two-story house in Roanoke, with $360 typical. A 2-car driveway runs $110–$380, a wood deck $110–$480, and a roof soft wash $320–$960. Verified November 2026. Get free Roanoke quotes →
- 2,000 sq ft house wash: $230–$720 ($360 typical)
- Single story $160–$480; two stories $320–$960
- 2-car driveway $110–$380; patio $90–$380
- Wood deck $110–$480; 100-ft fence $140–$430
- Roof soft wash $320–$960; labor about $45–$140 an hour
Prices verified November 2026 · Cross-referenced against 65+ American pricing sources · See methodology
Labor and cleaning solution included unless the row says otherwise. Roanoke metro, re-verified November 2026. Per-sq-ft rows are for area pricing; most jobs are quoted as one price.
| Service | Low | Typical | High |
|---|---|---|---|
| Pressure washing labor rate (hourly)per hour | $45per hour | $70 | $140 |
| Minimum charge for a small jobper visit | $95per visit | $140 | $240 |
| House wash, single story (up to about 1,500 sq ft)per job | $160per job | $270 | $480 |
| House wash, about 2,000 sq ft, one or two storiesper job | $230per job | $360 | $720 |
| House wash, two stories (about 2,500–3,000 sq ft)per job | $320per job | $500 | $960 |
| House wash, three stories or 4,000+ sq ftper job | $500per job | $730 | $1,450 |
| Brick or stucco house wash, about 2,000 sq ftper job | $250per job | $390 | $670 |
| House wash, per sq ft of home (floor area)per sq ft | $0.11per sq ft | $0.18 | $0.36 |
| Driveway, standard 2-car (about 400–600 sq ft)per job | $110per job | $210 | $380 |
| Concrete cleaning, per sq ft (driveways, patios, walks)per sq ft | $0.14per sq ft | $0.28 | $0.48 |
| Sidewalk or front walk, added to a drivewayper job | $45per job | $70 | $95 |
| Patio, concrete or pavers (about 200–400 sq ft)per job | $90per job | $180 | $380 |
| Oil, rust or clay stain treatment (per spot)per job | $25per job | $70 | $150 |
| Wood deck wash (about 300–500 sq ft)per job | $110per job | $230 | $480 |
| Deck wash plus stain or seal (about 300 sq ft)per job | $510per job | $840 | $1,450 |
| Fence wash, 100 linear ft of 6-ft privacy fenceper job | $140per job | $230 | $430 |
| Roof soft wash, asphalt shingle (about 1,500–2,000 sq ft)per job | $320per job | $550 | $960 |
| Roof moss or lichen treatment (add-on)per job | $95per job | $160 | $240 |
| Gutter face brightening (outside of the gutters)per job | $90per job | $170 | $310 |
| Pool deck or lanai screen wash (about 500 sq ft)per job | $110per job | $200 | $340 |
| Concrete sealing after washing, per sq ftper sq ft | $0.38per sq ft | $1.20 | $2.05 |
| Paver clean and re-seal, per sq ftper sq ft | $0.94per sq ft | $1.65 | $2.45 |
| Full exterior package (house, driveway and walks)per job | $500per job | $730 | $1,150 |
| Pressure washer rental, do it yourself (per day)per day | $50per day | $90 | $175 |
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Prices verified November 2026 · Cross-referenced against 65+ American pricing sources · See methodology
Figures cover the Roanoke metro area. Expect the top of each range for tall homes, tight access and heavy mildew, and the bottom for clean one-story homes with easy access.
Pressure washing prices across Roanoke
Where the house sits changes the job. Tight lots and paid parking in Downtown Roanoke & Grandin slow a crew down; bigger homes in areas like Salem, Blacksburg & Lynchburg cost more in total but less per square foot.
Downtown Roanoke & Grandin
- House wash
- $360–$610 per job
- Driveway wash
- $110–$460 / driveway wash
Townhomes, condos and tight lots mean less room to set up, paid parking and more hose to run. Ask whether the price covers carrying gear up stairs or through a gate.
Northwest Roanoke & Gainsboro
- House wash
- $320–$560 per job
- Driveway wash
- $100–$420 / driveway wash
Prices run near the city typical. Porches, railings and detail trim take longer by hand, so ask for a line-by-line quote.
Southeast & Vinton
- House wash
- $310–$520 per job
- Driveway wash
- $100–$400 / driveway wash
Typical city pricing. Most homes here are one or two stories with a driveway and walk, so a house-plus-driveway bundle is the common job.
Salem, Blacksburg & Lynchburg
- House wash
- $290–$490 per job
- Driveway wash
- $95–$380 / driveway wash
If you own a rental here, bundle the house, walks and driveway in one visit so you pay one trip and one minimum.
Real-world pressure washing costs in Roanoke
Here's what common pressure washing jobs cost in Roanoke in 2026, labor and cleaning solution included.
Single-story house, siding and trim
The most common job: a soft wash of the walls, eaves and trim of a one-story home up to about 1,500 sq ft, for $160–$480. If your home is small and close to clean, expect a quote near the $95–$240 minimum.
Two-story house plus the driveway
A two-story wash ($320–$960) plus a 2-car driveway ($110–$380) adds up to $430–$1,340. A full exterior package (house, driveway and walks) runs $500–$1,150, with one trip and one minimum charge.
Driveway, front walk and an oil stain
Driveway ($110–$380), front walk ($45–$95) and one oil or rust spot treated ($25–$150) come to $180–$625. Sealing afterward is extra, at $0.38–$2.05 a sq ft.
Wood deck washed and re-sealed
A wash alone is $110–$480. Washing and then staining or sealing about 300 sq ft runs $510–$1,450, because the stain and the extra labor cost more than the wash.
Roof soft wash plus gutter brightening
A roof soft wash ($320–$960) removes the black streaks of algae; gutter brightening ($90–$310) takes the gray stripes off the outside of the gutters. Together: $410–$1,270.
How much does pressure washing cost in Roanoke?
Expect $360 for a typical 2,000 sq ft Roanoke house wash, and anywhere from $230 to $720 depending on stories, siding and how much mildew is on the walls. Clean, one-story vinyl sits at the low end; tall homes with heavy growth go past $720.
Flat surfaces cost less. A 2-car driveway runs $110–$380, a patio $90–$380, and a front walk adds $45–$95 to a driveway job. Prices re-checked against 65 sources in November 2026.
Pressure washing prices in Roanoke (2026) by job
A 2,000 sq ft house wash runs $230–$720, a 2-car driveway $110–$380, and a roof soft wash $320–$960.
| Line on the quote | Low | Typical | High |
|---|---|---|---|
| House wash, single story | $160 | $270 | $480 |
| House wash, about 2,000 sq ft | $230 | $360 | $720 |
| House wash, two stories | $320 | $500 | $960 |
| Driveway, 2-car | $110 | $210 | $380 |
| Patio | $90 | $180 | $380 |
| Wood deck wash | $110 | $230 | $480 |
| Fence, 100 linear ft | $140 | $230 | $430 |
| Roof soft wash | $320 | $550 | $960 |
Bundle in Roanoke: a two-story house plus a driveway priced one at a time comes to $430–$1,340, while a full exterior package (house, driveway and walks) runs $500–$1,150. One visit, one trip charge.
What moves a pressure washing quote in Roanoke:
- Size and stories: a single-story home runs $160–$480; three stories or 4,000+ sq ft $500–$1,450.
- Siding type: brick or stucco runs $250–$670 for 2,000 sq ft, against $230–$720 for a typical house.
- How dirty it is: heavy mildew, algae or rust stains need more solution and dwell time; a stain spot alone is $25–$150.
- Access: steep slopes, tight side yards and no nearby spigot add time; labor runs $45–$140 an hour.
- Add-ons: driveway $110–$380, deck $110–$480, fence $140–$430, roof $320–$960.
Ask every Roanoke company the same four things: the method for each surface, what's included (eaves, gutters, windows), how they protect plants and outlets, and what happens if a stain won't come out. Compare those, not just the headline. Get a quote for your house wash →
Pressure washing cost in Roanoke by house size
A single-story home up to about 1,500 sq ft is $160–$480, a 2,000 sq ft house $230–$720, a two-story of 2,500–3,000 sq ft $320–$960, and three stories or 4,000+ sq ft $500–$1,450 in Roanoke.
Worked example: a two-story home at $500 plus a 2-car driveway at $210 and a front walk at $70 comes to $780 at typical Roanoke prices. Ask for a full exterior package price too (about $730 typical) and pick the lower total.
Set-up, travel and the minimum charge cost about the same for any job, which is why a small one-story home costs more per square foot than a big one. Per square foot of home, a house wash runs about $0.11–$0.36.
Roanoke pressure washing jobs compared
| Job type | Cost | Best for |
|---|---|---|
| House soft wash (low pressure plus cleaning solution) | $230–$720 per job | Vinyl, fiber cement, stucco, painted wood and brick walls |
| Driveway and concrete pressure wash | $110–$380 per job | Concrete driveways, walks and patios with dirt, mildew or tire marks |
| Roof soft wash | $320–$960 per job | Black algae streaks and moss on asphalt shingle or tile roofs |
| Deck or fence wash | $110–$480 per job | Gray or green wood before staining, or just to brighten it |
| Wash and seal (deck) | $510–$1,450 per job | Wood decks that are dry, faded or due for new stain |
| Full exterior package | $500–$1,150 per job | House, driveway and walks done in one visit |
Per-square-foot price vs the full bill in Roanoke
Some companies quote by the square foot of the home: $0.11–$0.36 a sq ft in Roanoke, or $220–$720 for a 2,000 sq ft house, in line with the whole-house price of $230–$720. The rate alone hides the extras, though: second stories, heavy mildew and add-ons like the driveway ($110–$380) are where quotes differ.
Concrete works the same way: $0.14–$0.48 a sq ft is $70–$240 for 500 sq ft, but many companies have a minimum of about $95–$240. Small areas cost the minimum, not the per-foot math.
What's included in a Roanoke pressure washing quote (and what costs extra)
A standard house wash covers the siding, trim, eaves and soffits, front door and garage door, with plants and outlets protected and everything rinsed. It usually leaves out:
- The driveway and walks: $110–$380 for a 2-car driveway, plus $45–$95 for the walk
- Gutter face brightening: $90–$310 to take the gray stripes off the outside of the gutters
- Stain treatment: $25–$150 per oil, rust or clay spot on concrete
- The roof: a separate soft wash at $320–$960
Ask whether windows get a rinse only or a proper clean, and get any damage policy and the company's insurance in writing.
Size and number of stories
Bigger homes take longer, and second and third stories need taller ladders or longer wands. A single-story home runs $160–$480, a two-story $320–$960.
Siding material
A brick or stucco house of 2,000 sq ft runs $250–$670. Painted wood needs a gentle soft wash, because high pressure can make paint crack and flake.
Mildew, algae and stains
Green or black growth on shaded walls needs a cleaning solution and time to work. Oil, rust or clay stains on concrete cost $25–$150 a spot to treat.
Method: soft wash or pressure wash
Soft washing uses low pressure and a cleaning solution, at about $0.11–$0.36 a sq ft of home. High pressure is for concrete and brick paving, at about $0.14–$0.48 a sq ft of surface.
Access and water
Steep yards, tight side gates, plants close to the wall and no outdoor spigot all slow a crew down. Labor runs about $45–$140 an hour.
Bundling and minimums
Small jobs hit a minimum of about $95–$240. A full exterior package (house, driveway and walks) runs $500–$1,150: one visit, one trip charge and one minimum.
Local labor
Roanoke janitors and cleaners earn a median of about $16.77 an hour (BLS, May 2025), against $17.71 nationally. Our prices follow local cleaner pay, so the typical Roanoke job is $360, below the $400 national typical.
- Bundle surfaces in one visit.House, driveway and walks together run $500–$1,150. Booked one at a time you pay a trip and a minimum ($95–$240) for each.
- Send photos for a quote.Many companies quote from photos and the home's size. Get two or three quotes for the same list of surfaces so you can compare like with like.
- Book outside the busy months.Demand is higher in spring and summer, which can mean longer waits and higher prices. Ask about fall dates.
- Skip the roof if it isn't stained.A roof soft wash is a separate $320–$960 job. If there are no dark streaks or moss, you may not need it this year.
- Wash before you paint or stain, not twice.If you plan to stain a deck, book the wash and stain together ($510–$1,450) instead of a $110–$480 wash now and another one later.
- Do the small flat jobs yourself.A rented machine costs about $50–$175 a day. Driveways and patios are fair DIY jobs; leave siding, second stories and roofs to a pro.
Get these in writing from any Roanoke company before you pay a deposit:
- Each surface listed: walls, eaves, trim, driveway, walks, deck, fence, roof
- The method for each one (soft wash or pressure wash) and the cleaning solution
- How plants, outlets, lights and windows are protected
- Whether gutters (outside face) and windows are included or extra
- Stain treatment: what's included and what's extra per spot
- Where the wash water goes (lawn, not the storm drain)
- Proof of liability insurance, and the damage policy
- The total price, the minimum charge and what happens if it rains
How much does it cost to pressure wash a house in Roanoke?
$230–$720 for a 2,000 sq ft, one- or two-story house, with $360 typical. A single-story home runs $160–$480, and a two-story of 2,500–3,000 sq ft $320–$960.
How much does it cost to pressure wash a driveway in Roanoke?
$110–$380 for a standard 2-car driveway, typically $210. A front walk adds $45–$95, and each oil or rust spot $25–$150.
What do Roanoke pressure washers charge per square foot?
About $0.11–$0.36 a sq ft of home for a house wash and $0.14–$0.48 a sq ft for concrete. Many companies have a minimum of about $95–$240.
How much does roof cleaning cost in Roanoke?
$320–$960 to soft wash an asphalt shingle roof of about 1,500–2,000 sq ft. A moss or lichen treatment adds $95–$240.
How much does it cost to pressure wash a deck in Roanoke?
$110–$480 to wash a 300–500 sq ft wood deck. Washing and staining or sealing about 300 sq ft runs $510–$1,450.
How much does fence washing cost in Roanoke?
$140–$430 for 100 linear ft of 6-ft privacy fence, one side. Both sides, or stained wood that needs care, cost more.
Is soft washing better than pressure washing for siding?
For most siding, yes. Soft washing uses low pressure and a cleaning solution that kills mildew and algae. High pressure can force water behind vinyl and make paint crack and flake.
How often should I have my house washed in Roanoke?
Every one to two years for most homes, sooner on shaded walls that grow mildew or algae. Driveways and walks are often washed once a year.
Is it cheaper to rent a pressure washer in Roanoke?
A rented machine costs about $50–$175 a day, so a driveway or patio is cheaper to do yourself. For siding, second stories and roofs, a pro with soft-wash gear is safer and usually worth the $360.
Can pressure washing water go down the storm drain in Roanoke?
Often not. Many cities ban dirty wash water from storm drains, because many storm drains carry water to creeks, rivers or the ocean without treatment. San Diego's rule covers homeowners as well as contractors. A good crew blocks drains and sends water onto grass or planted ground that can soak it up.
Prices verified November 2026 · Cross-referenced against 65+ American pricing sources · See methodology
Prices for the Roanoke metro area, November 2026. Outer suburbs may vary.
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