Proudly serving Omaha · Elkhorn · Papillion · Bellevue & the Omaha metro
Pressure washing is one of the few home services where the wrong contractor can leave your property worse than they found it, permanently.
(402) 213-5300
Driveways, sidewalks, patios and pool decks. House siding, including vinyl, LP, fiber cement and brick. Decks and fences. Garage floors, entry steps, retaining walls and the concrete apron at the base of a downspout.
If you want the whole exterior done at once, that is generally the better way to buy it: the setup and water access is the bulk of the work on a small job, and combining surfaces on one visit costs less than three separate visits.
We walk the property with you and look at what we are about to wash. Loose mortar, failing paint, unsealed timber, a soft board, a window seal that has already gone: these change the plan, and finding them afterwards is not a plan.
Plants near the work get wetted down and covered where needed, outdoor outlets and light fixtures get checked, and anything that should not be washed gets identified while it is still dry.
Late spring through early fall is the working window. Pressure washing needs surfaces above freezing and enough daylight warmth for them to dry, which in practice means roughly April through October here.
Late spring is the popular slot because it clears the winter salt film and the spring pollen in one visit. Early fall is the quieter and often better one, because organic growth has had the whole humid summer to establish, so you are removing it at its worst, and the surface then goes into winter clean.
The skill is not in the pressure. It is in knowing what each surface will take and choosing accordingly, which is why we quote by surface rather than by the hour.
Omaha's summers are humid and its winters are wet and salted, which is a combination that grows things on north-facing surfaces and eats south-facing ones.
On the north and shaded sides of a house, algae and green film build on siding, fences and shaded concrete because those surfaces stay damp for most of the day through July and August. On driveways and walks, the same de-icing salt that gets tracked into your window tracks is working on the concrete surface all winter. Add the mud splash that comes off flowerbeds in a summer thunderstorm and the harvest dust that drifts in from the west past Elkhorn and Bennington, and most properties here have three or four different problems on three or four different surfaces.
None of them respond to the same setting. Green organic growth on siding needs chemistry and low pressure, because it is alive and the goal is to kill it rather than blast it off. Salt and traffic film on concrete needs a surface cleaner and consistent contact time. Mud splash comes off with almost nothing.
We set pressure by what is under the nozzle. Concrete and brick take more; vinyl and painted timber take far less; anything with a coating or a stain on it takes the least of all.
Where pressure would cause damage we soft wash instead, using low pressure with a cleaning solution that does the work chemically and is then rinsed off. On siding this is not a compromise, it is the correct method: it kills the organic growth rather than knocking off the visible layer and leaving the roots to return in six weeks.
The failure mode of the other approach is easy to spot around any neighborhood. Vinyl siding with lap lines etched into it, decks with the soft grain cut out between the hard grain leaving a furrowed surface, mortar joints scoured hollow. None of that comes back.
Being clear about the exclusions is more useful than another paragraph about what we do.
We do not pressure wash roofs. Walking a roof to clean it damages shingles, and pressure on asphalt shingle strips the granules that are the entire point of the shingle. Roof cleaning is a soft-wash speciality with its own equipment and its own insurance, and we would rather refer you than do it badly.
We do not wash failing paint or lifting stain and pretend it will hold. It will not. Washing loose paint takes it off, and what you get back is a stripped patch and a repaint bill.
We do not wash windows with a pressure washer, ever. That is how seals fail and how water gets between the panes of a double-glazed unit, and no amount of speed is worth it.
And we do not work off a ladder with a running wand. The reaction force at the nozzle is real and a ladder is not the place to meet it.
We work from your outside spigot, so the practical requirements are a working outdoor faucet with reasonable pressure and access to the surfaces we are quoting.
At the quote we check the flow rate, because a restricted spigot changes how long a job takes and it is better to know that in advance than to find out on the day with the trailer already unhooked.
Gates need to be unlocked and dogs need to be in. Cars are best moved off the driveway before we start, and anything on the patio, such as cushions, rugs or a grill cover, is easiest handled if it is moved the evening before.
Beyond that you do not need to be home for exterior work, provided we can reach everything. We will send photos of the finished job either way.
It can, in the wrong hands, and etched lap lines on vinyl are permanent. We soft wash siding at low pressure with a cleaning solution instead, which kills the growth rather than just knocking it off.
It is priced by surface and square footage rather than by the hour. We quote free on your actual property and come back inside 24 hours.
April through October. Late spring clears winter salt and pollen; early fall catches organic growth at its worst after a humid summer.
Yes, an outside spigot. We will check pressure and flow during the quote so there are no surprises on the day.
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