Power Washing & Pressure Washing in Dallas
Power washing restores the surfaces around your home — driveways, patios, brick, and siding — by removing the dirt, algae, and grime that build up over time. The key is matching the method to the surface: high pressure for concrete and stone, and a gentler soft wash for wood, paint, and siding. Most North Dallas homes are finished in a day.
Power washing, pressure washing, and soft washing — what's the difference?
Power washing — 2,500 to 4,000 PSI. Reserved for the hardest surfaces only: concrete driveways and walkways, asphalt, and unpainted brick.
Pressure washing — 1,000 to 2,000 PSI. The middle range, used for surfaces like fences, decks, and siding where you need real cleaning power without harming the material.
Soft washing — 500 to 750 PSI. Gentler than it sounds: more cleaning power than a garden hose, but low enough to protect painted surfaces, stucco, vinyl siding, wood fences and decks, asphalt shingles, screens, and gutters.
One more piece most crews skip: washing removes mold, mildew, and algae, but it doesn't kill them. Where organic growth is the problem, we add a chemical treatment that kills it at the source, so the black streaks and green film don't come right back.
Not every surface should be hit with high pressure
Too much pressure splinters wood, strips paint, tears the protective granules off asphalt shingles, and can even etch concrete — damage that's expensive to undo. That's why we evaluate every surface before we clean it and choose the spray tip, the pressure, and the distance to match. Painted homes, stucco, vinyl and Dryvit siding, lanais and screens, coated surfaces, shingles, windows, gutters, outdoor furniture, and wood decks always get the soft-wash treatment. High pressure is saved for the surfaces built to take it.
What we clean
Driveways, walkways, and front entryways. Patios and pool decks. Exterior brick — power washed if unpainted, soft washed if painted. Home exteriors: siding, stucco, and painted surfaces. Wood fences and decks (see our Fence Cleaning & Staining page for the full restoration process).
We serve homes across North Dallas — Preston Hollow, Park Cities, Lakewood, and the surrounding neighborhoods, plus commercial properties through our Commercial Services.
How it works
Assessment & quote
We walk the property, identify each surface and how much buildup has set in, and give you a straight quote.
Prep & protection
We protect landscaping, furniture, and anything sensitive nearby before any water flows.
The right wash
The right method for each surface: soft wash, pressure wash, or power wash, plus chemical treatment where mold and algae need to be killed, not just rinsed off.
Final review
We walk the property with you and point out anything worth knowing about, like early staining or surfaces that will need attention down the road.
Why Spotlite
Anyone can rent or buy a pressure washer. The trade is knowing what each surface can take — and what it can't. We're a local, veteran- and woman-owned company, licensed and insured, and we specialize in outdoor surfaces. We'd rather tell you a surface needs a gentler method than blast it clean and leave you with etched concrete or stripped paint.
Before & After
What drives the cost of power washing?
Power washing is priced by the area being cleaned, plus the detail work: surfaces that must be cleaned by hand, delicate areas that need the soft-wash treatment, and how much buildup has accumulated. Protecting landscaping and outdoor furniture takes time, and heavily stained areas may need chemical treatment beyond the wash itself.
Rather than a flat rate, we price each job to what it actually needs — so you're never paying for work your home doesn't require.
FAQs
Will power washing damage my wood fence or painted surfaces?
Not when it's done right. High pressure can damage wood and painted surfaces — which is exactly why we never use it there. Wood, paint, stucco, and siding get soft washed at low pressure with the right spray tip and distance, so they come clean without splintering or stripping. High pressure is reserved for durable surfaces like concrete, asphalt, and unpainted brick.
Can power washing damage concrete?
Yes, in the wrong hands. Too much pressure can actually wash away the surface of the concrete, leaving etching and permanent spots. The right tools, tips, and technique prevent that — which is exactly why this isn't a job for a rented machine on its highest setting.
Why are there black streaks on my driveway or patio?
Almost always mold and algae. When water sits on a warm surface after rain or sprinkler runs, it creates the perfect environment for organic growth. Washing removes it; a chemical treatment kills it so it doesn't come right back.
Can power washing remove oil stains?
Usually most of it, and sometimes all of it — it depends on how long the oil sat and how deep it soaked in. We're honest about this up front: some older stains lighten dramatically but don't disappear completely.
How often should I power wash my driveway?
At least once a year for most North Dallas homes. Annual cleaning keeps the driveway bright and stops stains and organic growth from setting in, which are much harder to remove later.
Should I power wash before sealing, painting, or staining?
Yes — always. Sealers won't penetrate dirty concrete and can peel off within the first year if the surface wasn't properly cleaned. The same goes for paint and stain: removing dirt and organic material first is what makes the coating last.
How long does a soft wash last?
Typically 3 to 12 months, depending on how many leaves, acorns, and how much rain and debris the area sees. One tip: pick up acorns and leaves promptly — the longer they sit in one spot, the deeper the surface stain they leave, though a soft wash with chemical treatment can usually remove it.
Is soft washing safe for painted brick and siding?
Yes — soft washing is the method made for painted surfaces, brick, stucco, and vinyl. The one caution: if paint is already peeling or cracking, any washing can lift loose areas you can't yet see, and we'll flag that before we start.
Ready to see your home shine again?
Most people don't notice how much their driveway, walkways, and exterior have dulled — until they see one section cleaned.
Get a free quote, or send us a few photos of the areas you want cleaned for a fast estimate.