Who does pressure washing in Austin?
Live Oak Exterior Cleaning provides pressure washing and soft washing across Austin, Dripping Springs and the Texas Hill Country. We assess each surface on a property and match the method to the material: high pressure on concrete, brick and stone, low-pressure soft washing on siding, stucco, wood and roofs. Owner on site, landscaping protected, fully insured.
Which method, and why it is not a preference
This is the decision that determines whether your exterior is cleaned or damaged, and it is made per surface rather than per job.
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High pressure, 2,000 to 3,000 PSI
Concrete driveways, walkways, patios, pool decks, brick and stone. Dense surfaces where the force is doing the work and the material can absorb it without damage.
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Soft washing, 100 to 500 PSI
Roofs, vinyl and painted siding, stucco and EIFS, wood, screens. Low pressure with solutions that kill growth at the root, because these materials fail under force rather than clean under it.
What we clean
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House exteriors
Siding, stone, stucco and limestone soft washed at a pressure the material can take.
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Roofs
Soft washing only, which is the method shingle manufacturers recommend and the only one that does not void warranties.
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Concrete and flatwork
Driveways, walkways, patios and pool decks, run with surface cleaners so the slab comes up even.
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Windows
Water-fed poles and deionized water outside, traditional detail inside, screens included.
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Gutters
Cleared inside and brightened outside, priced by linear foot with haul-away included.
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Fences
Cleaned, restored and stained with oil-based penetrating stain at the right moisture content.
Why Austin exteriors need it more often
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Cedar pollen
Mountain cedar coats everything each winter and spring, and the pollen then feeds the algae and mold that follow it.
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Humidity and shade
Near the creeks and lakes, and under live oak canopy, surfaces stay damp long enough for organic growth to establish.
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Heat and storms
Summer heat bakes dirt into surfaces, and storm splash-back throws mud onto first-floor siding and flatwork.
Pricing
Our projects typically run $900 to $2,500
What moves it is the size of the property, how many surfaces are involved, and how much has built up since the last clean. A single driveway sits well below that range and a full property with siding, concrete, windows and gutters sits toward the top of it.
We are not the cheapest option in Austin and do not try to be. If more than one surface needs attention, an Exterior Reset is usually better value than booking each separately, because mobilizing, protecting the landscaping and setting up only happens once.
Working with Jared was an easy, seamless and straight forward experience. He completed a power wash and stain for my 2.5 year old fence. Communication was clear and easy, and he was flexible when it came to timing. He answered all my questions and provided me with a work completion timeline with a 'why' behind them. I'd recommend him to friends and encourage you to work with him too. You'll be glad you did! Thanks again Jared!
Sharonvia Google
WOW! Live Oak came highly recommended and the amazing difference on our driveway, patio, sidewalk and entrance was amazing. Could not recommend higher. I have 5 neighbors that immediately took biz cards when they saw our home.
Michael and Sarahvia Google
Live Oak did an excellent job power washing our fence and cleaning our windows. Our house is 20 years old and it looks brand new now. I highly recommend this company. They were professional, adequately priced and did a great job! Thank you!
Jennifer and Markvia Google
Common questions about pressure washing
How much does pressure washing cost in Austin?
Our exterior cleaning projects typically run $900 to $2,500, depending on the size of the property, which surfaces are involved, and how much has built up. A driveway on its own sits well below that; a full property with siding, concrete, windows and gutters sits toward the top. Bundling into an Exterior Reset is usually better value than booking surfaces separately, because the setup only happens once.
What is the difference between pressure washing and soft washing?
Pressure washing uses high-pressure water, roughly 2,000 to 3,000 PSI, to remove dirt from durable surfaces like concrete, brick and stone. Soft washing uses low pressure, roughly 100 to 500 PSI, with cleaning solutions that kill organic growth at the root. The pressure is doing the work in one and the chemistry is doing the work in the other, and using the wrong one is how exteriors get damaged.
How often should I pressure wash my Austin home?
Annually suits most Austin properties. Homes under heavy tree cover, in humid pockets near the creeks and lakes, or on busy roads may want it two to three times a year. Cedar pollen, hot summers and storm splash-back all accelerate buildup here.
Is pressure washing safe for all surfaces?
No, and that is the single most important thing on this page. High pressure is right for concrete, brick and stone. It damages wood, vinyl siding, painted surfaces, stucco and roofs. We assess each surface on the property and switch to soft washing wherever the material needs it, which on most houses is most of it.
Do you bring your own water?
We normally use your outdoor spigot, which keeps the cost down. We can bring our own supply for commercial work or properties without convenient water access, and that is quoted rather than assumed.
Will pressure washing damage my landscaping?
Not with the right preparation. Plants are pre-watered before any solution is mixed, delicate vegetation is covered, and everything is rinsed through afterward to dilute whatever reached it. Plant protection is part of the job rather than an extra.
Let us look at your property.
Tell us what you are working with and we will scope it around the surfaces you actually have.
Rather talk it through? 512-883-5420