Anybody with a pressure washer and a truck can put up a Facebook ad, but not everybody knows the difference between a surface that needs 3,000 PSI and one that needs a soft wash and 15 minutes of patience. Here’s the actual checklist to run through before you hire someone to touch your siding, roof, or driveway.
The 10-Point Checklist
- Licensed and insured — ask to see actual proof, not just a claim on their website. If someone’s ladder scratches your car or a chemical mishap damages your landscaping, insurance is what protects you.
- Soft-washes siding and roofs, doesn’t blast everything — ask directly what technique they use on vinyl, wood, stucco, and shingle roofs versus concrete.
- Offers a real property-damage guarantee — not just a verbal “we’re careful,” but a named, written guarantee they’ll stand behind if something goes wrong.
- Has real review volume, not just a high star average — five reviews at 5 stars means less than 80 reviews at 4.8 stars. Volume tells you they’ve actually done the work repeatedly.
- Gives you upfront pricing before the job starts — a number in writing, not a surprise total after the crew packs up.
- Can explain their technique per surface — if you ask what PSI or nozzle angle they use on your siding versus your driveway, they should have a real answer, not a shrug.
- Uses a proper cleaning solution, not just water — for soft washing, ask about their sodium hypochlorite mix ratio (should be in the 2.5-3% range) and whether they respect dwell time.
- Protects landscaping and outdoor fixtures — pre-wetting plants, covering fixtures, and rinsing thoroughly afterward should be standard practice, not an afterthought.
- Has local, Asheville-specific experience — our humidity and tree cover create heavier algae and mold buildup than drier climates, and a contractor who’s worked here knows how to treat it.
- Communicates clearly about timeline and weather — a company that’s upfront about rescheduling around rain or freezing temps is one that’s thinking about doing the job right, not just getting it done fast.
Red Flags That Should Make You Pause
If a company can’t answer a basic question like “do you soft wash or pressure wash my siding,” that’s a sign they’re not distinguishing between techniques at all — which means they’re probably using the same pressure setting on your vinyl siding as they do on your driveway. That’s how paint gets stripped and water gets forced behind panels.
Also be wary of anyone who wants full payment upfront before any work is done, can’t produce insurance documentation when asked, or gives you a price that’s dramatically lower than the $0.35-$0.77/sqft range without explaining why. In our experience, the lowest bid is rarely the best long-term value once you factor in redone work or damage.
Questions Worth Asking Before You Book
- What’s your dwell time on siding and roofs, and why?
- What sodium hypochlorite concentration do you use, and how do you rinse it off thoroughly?
- Can I see your license and proof of insurance?
- What’s covered under your property damage guarantee, in writing?
- Have you worked on homes with heavy tree cover like mine before?
Frequently Asked Questions
Does a higher star rating always mean a better company?
Not by itself. A company with 4.7 stars across 300 reviews has a lot more proven, repeated experience than one with 5.0 stars across 6 reviews. Look at review volume alongside the rating.
What exactly should a property-damage guarantee cover?
It should specifically name what happens if plants, siding, paint, or fixtures are damaged during the job — repair, replacement, or reimbursement — in writing, not just a verbal assurance that they’re careful.
Is it a bad sign if a company wants to blast my whole house with the same pressure setting?
Yes. That’s one of the clearest signs a company isn’t distinguishing between soft-wash surfaces (siding, roofs) and high-pressure surfaces (concrete, brick). It’s a good reason to ask more questions or look elsewhere.
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