This is what five months of Seattle winter does to a home. The constant moisture, the heavy tree cover, the lack of UV light from October to March. It is the perfect breeding ground for algae, moss, mold, and mildew. And it does not just look bad — it is slippery, it is damaging your surfaces, and if someone falls on your walkway, you are the one responsible.
At LandscapingFactory, we do not just show up with a pressure washer and blast everything. We are landscapers first. We know which surfaces need high-flow cleaning, which ones need gentle chemistry, and which plants need to be protected before we touch anything. Every surface on your property has a specific cleaning method, and we know all of them.
Here is every exterior cleaning and restoration service we offer, how each one works, and what it costs.
Driveway and Hardscape Cleaning
Your driveway is the first thing people see and the last thing most homeowners think about. After a Seattle winter, it is covered in black algae streaks, embedded moss, leaf stains, and a slippery biofilm that makes walking to the mailbox feel like an ice rink. If you have an Exposed Aggregate driveway — the bumpy pebble concrete that is everywhere in Seattle — the grime hides in the valleys between the stones and a regular pressure washer skips right over it.
We use commercial rotary surface cleaners that spin dual nozzles at high speed just inches from the surface, flushing dirt out of every valley and pore from multiple angles. The result is an even, streak-free clean with no zebra stripes, no etching, and no damage. A driveway that looks like it was just poured.
We also treat specific stains that water alone will not touch: tannin stains from decomposed leaves, rust dots from lawn fertilizer spills, and oil spots from vehicles. Each stain type requires a different chemical treatment, and we know which one works on which.
For the full science behind what is growing on your concrete and how we remove it, see our Pressure Washing guide.
Driveway and Hardscape Cleaning
Standard concrete, exposed aggregate, stamped, and brick. Rotary surface cleaning for streak-free results. Tannin, rust, and oil stain treatment. Post-wash biocide inhibitor available.
- Black algae and cyanobacteria removal
- Tannin and leaf stain neutralization
- Exposed aggregate valley flushing
- Post-wash growth inhibitor
Free Driveway Assessment
Paver Patio and Walkway Restoration
Your paver patio is designed to last 25 to 50 years, but after a few Seattle winters without maintenance, it can look like it is ready for demolition. Moss in every joint. Weeds pushing through. Stones sinking where the base has settled. Colors faded to a dull grey. The pavers are almost always still good. Everything around them has failed.
Instead of tearing it all out and starting over, we restore what is there. Our three-step process starts with a professional deep clean to strip out the biofilm, followed by a full joint reset with Polymeric Sand (an engineered material that hardens when wet, blocking weeds and ants permanently), and finishes with a penetrating sealer that brings the original color back to life. A full restoration typically costs 40 to 60% less than demolition and reinstallation.
We also build new paver patios from scratch, including permeable systems that handle Seattle's rain by draining water through the surface instead of sending it toward your foundation. Fire pits, seat walls, outdoor kitchens, full backyard transformations. For the complete guide to paver installation and restoration, see our Paver Patios blog.
Paver Patio Restoration
Three-step restoration: deep clean, Polymeric Sand joint reset, and penetrating sealer. Fraction of the cost of tear-out and reinstall. New paver installation and permeable systems also available.
- Professional biofilm and moss removal
- Polymeric Sand joint replacement (weed and ant proof)
- Penetrating sealer to restore color
- Leveling of sunken or shifted stones
Free Patio Assessment
Wood Deck Restoration and Staining Prep
That silvery-grey color on your cedar deck is not character. It is UV damage and fungal attack. The sun has broken down the wood fibers on the surface, and mold has moved in to finish the job. Meanwhile, the deck is also covered in green algae that makes it dangerously slippery when wet.
You cannot fix this with a regular pressure washer. In fact, blasting a deck with high pressure is one of the most common mistakes we see. It shreds the wood grain, creates a rough, splintery surface called furring, and makes it impossible for new stain to bond properly. If you plan to re-stain your deck this summer, the prep work matters more than the stain itself.
We use a two-step chemical restoration: a sodium percarbonate cleaner (oxygen bleach) applied at low pressure to gently lift the grey fibers and kill the algae without damaging the wood, followed by an oxalic acid brightener that neutralizes the surface and brings the wood back to a warm, honey-gold color. The deck comes out looking like fresh lumber, with smooth grain and open pores ready to accept stain evenly.
We clean all wood types: Western Red Cedar, Ipe, pressure-treated pine, and composite decking. Each material gets a different treatment protocol.
Wood Deck Restoration
Two-step soft wash and brightening system. No furring, no grain damage. Cedar, Ipe, pressure-treated, and composite. Perfect staining prep for summer.
- Sodium percarbonate soft wash (no high-pressure damage)
- Oxalic acid brightening (restores warm natural color)
- Safe for all wood types including composite
- Ready for stain or sealant within 48 hours
Free Deck Assessment
House Washing and Soft Wash Siding
Look at the north-facing side of your house. Those green and black streaks running down from the roofline are algae and mold feeding on constant moisture. Left alone, they work their way under the siding, into the sheathing, and become a moisture problem that costs real money to fix.
You cannot pressure wash your siding. High-pressure water blows past vinyl seams, gets behind the panels, soaks the insulation and sheathing, and creates the exact moisture damage you were trying to prevent.
Instead, we use Soft Wash technology: a low-pressure system that applies a cleaning solution from the ground (no ladders needed, even on 3-story homes) and lets chemistry do the work. The solution contains cleaning agents and surfactants that cling to vertical surfaces, giving the solution time to kill the mold and algae at the root level — not just wash the visible stain away. After a 10 to 15 minute dwell time, we rinse at garden-hose pressure. The biological growth is dead and washes away completely. The result stays clean 3 to 4 times longer than a high-pressure blast.
We are landscapers first. Before any cleaning solution touches your house, we pre-soak every plant, shrub, and garden bed within range with fresh water. This fills the plant cells so they cannot absorb cleaning runoff. We rinse everything again after we finish. In years of house washing, we have never lost a plant.
House Washing and Soft Wash Siding
Up to 3-story reach from the ground — no ladders. Kills algae and mold at the cellular level for long-lasting results. Vinyl, Hardie board, cedar shingles, stucco, painted wood, brick veneer, stone veneer.
- Low-pressure soft wash (no water intrusion risk)
- Chemical dwell kills mold at root level
- 3-story reach without ladders
- Full pre- and post-rinse plant protection
Free House Wash Quote
Roof Cleaning and Moss Treatment
In Seattle, moss on your roof is not cosmetic. It is structural damage in slow motion. Moss roots (rhizoids) burrow under shingle edges and lift them. That lets water underneath, which leads to rot in the decking below. Left alone for a few years, a thick moss layer can shorten a roof's lifespan by a decade or more.
Never, ever pressure wash a roof. High-pressure water strips the protective granules off asphalt shingles. Those granules are what block UV light and make shingles waterproof. Once they are gone, the shingle deteriorates rapidly. We have seen homeowners destroy a perfectly good roof in an afternoon with a rented machine.
Our approach is a dedicated soft-wash system. We apply a moss-killing treatment at low pressure across the entire roof surface. The treatment penetrates the moss at the root level and kills it. Over the following weeks, the dead moss dries out and naturally sheds with wind and rain. We do not scrape, brush, or blast. A single application typically keeps the roof moss-free for 12 to 18 months.
We also provide Proof of Remediation letters for insurance compliance — see our Moss Removal Guide for details on insurance notices and documentation. We treat all roofing materials: composition/asphalt shingles, cedar shake, tile, and metal roofing.
Roof Cleaning and Moss Treatment
ARMA-compliant soft wash method. No pressure washing, no granule loss. All roofing types. Proof of Remediation letters for insurance compliance.
- Low-pressure soft wash (granule-safe)
- Root-level moss killing (not just surface removal)
- All roofing types: asphalt, cedar, tile, metal
- Insurance documentation provided
Free Roof Assessment
Fence and Retaining Wall Restoration
A dirty fence can make a beautiful yard look neglected. And in Seattle, every wood fence turns grey and green within a year or two. The transformation when we clean one is the most dramatic before-and-after in our entire service lineup.
For wood fences (cedar, pine, or pressure-treated), we use the same two-step restoration we apply to decks: oxygen bleach cleaner at controlled pressure to strip the grey oxidation and algae, followed by an acid brightener to restore the natural color. The fence comes out looking like fresh lumber. If you plan to stain or seal it afterward, this prep step is essential for proper adhesion.
For retaining walls (concrete block, poured concrete, or natural stone), we soft wash to remove black mold streaks and red-clay stains that drain through the soil and run down the face. Moss on retaining walls is more than cosmetic: the roots grow into mortar joints and concrete pores, widening cracks through Seattle's freeze-thaw cycles. Cleaning it now prevents structural damage later.
Concrete and Paver Sealing
Cleaning restores the look. Sealing preserves it. Concrete and stone are porous. They absorb water like a sponge. In winter, that trapped water freezes and expands, causing the surface to flake and crumble (spalling). It also absorbs oil, wine, and anything else you spill — and it gives moss and algae a place to re-establish.
We apply commercial-grade penetrating sealers that soak deep into the pores and create a chemical bond that repels water from the inside out. This is not a surface lacquer that peels or turns yellow. A penetrating sealer is invisible — you will not see it or feel it. But the next time it rains, you will notice: water beads up on your driveway like it does on a waxed car.
Natural Look: Invisible protection. The surface looks exactly the same but repels water, oil, and stains. Most popular choice for driveways and walkways.
Wet Look (Color Enhancing): Deepens and enriches the color of the stone or concrete, giving it a permanently saturated appearance. Popular for pavers and exposed aggregate where clients want the color to pop.
A quality penetrating sealer protects for 3 to 5 years. It does not peel, flake, or need to be stripped before reapplication.
A sealed driveway resists moss regrowth, which means your annual cleaning is faster, easier, and cheaper. A sealed patio resists stains — that red wine spill at your BBQ wipes up instead of soaking in. Sealing after cleaning is the single best way to extend the time between professional cleanings.
Commercial Services, HOA, and Graffiti Removal
We work with property managers, HOAs, retail centers, and businesses across the Seattle metro area.
Storefronts, sidewalks, and common areas: A grimy storefront entrance or a mossy HOA walkway tells visitors that nobody is paying attention. We clean retail frontages, common walkways, parking structures, and outdoor gathering spaces on recurring schedules (monthly, quarterly, or seasonal) to keep everything safe and presentable.
Dumpster pads and loading docks: These areas are grease magnets. The grease creates a slip hazard, attracts rodents, and fails health inspections. We use hot water degreasing at 200°F to dissolve the grease at a molecular level and sanitize the surface.
Graffiti removal: Speed is everything with graffiti. The longer paint sits on masonry, the deeper it soaks into the pores. We respond quickly with specialized solvents and hot water to remove tags from brick, concrete, metal, and painted surfaces — with complete removal and zero ghosting. For properties in high-tag areas, we offer preventive anti-graffiti coatings.
Property manager or HOA board member?
Let us set up a recurring maintenance plan that keeps every surface safe and presentable year-round.
Get a Commercial Quote
Environmental Protection: How We Keep Runoff Out of Puget Sound
In Seattle, everything that flows off your property goes into the stormwater system and directly into Puget Sound. Unfiltered. Untreated. Washing oil, chemicals, or heavy metals into a storm drain is illegal and carries real penalties.
This is not something we take lightly. Every job we do includes full environmental compliance:
Storm drain filtration: Boom socks or filter fabric over nearby drain openings to catch sediment and debris.
Bio-diversion: Wash water directed onto lawn or landscape beds whenever possible, where soil acts as a natural filter. This is the EPA-recommended best practice for residential wash operations.
Biodegradable chemistry: Phosphate-free cleaning solutions that break down into harmless salts within 24 to 48 hours.
Plant protection: Full pre-soak of all vegetation before any chemical application, with a follow-up rinse after.
Complete Pricing for Every Service
Here are honest ranges for the Seattle metro area. All quotes are free, on-site, and written.
| Service | Typical Price Range | Time Estimate |
|---|---|---|
| Driveways and Walkways | ||
| Driveway + walkway cleaning (standard concrete) | $200 – $400 | 2–4 hours |
| Exposed aggregate driveway cleaning | $300 – $500 | 3–5 hours |
| Decks and Siding | ||
| Wood deck restoration (soft wash + brightening) | $300 – $500 | 3–5 hours |
| House washing / soft wash siding (avg home) | $350 – $600 | 3–5 hours |
| Roofs and Fences | ||
| Roof cleaning and moss treatment | $350 – $650 | 3–5 hours |
| Fence cleaning (per 100 linear feet) | $150 – $300 | 2–3 hours |
| Retaining wall cleaning | $200 – $400 | 2–4 hours |
| Pavers and Sealing | ||
| Paver patio restoration (clean + re-sand + seal) | $4 – $8 /sqft | 1–2 days |
| Concrete or paver sealing (penetrating) | $2 – $4 /sqft | 2–4 hours |
| Packages and Add-Ons | ||
| Full property package (driveway + house + deck + walkways) | $800 – $1,500 | Full day |
| Post-wash biocide treatment (add-on) | $75 – $150 | 30 min |
| Commercial | ||
| Storefront / sidewalk cleaning | Custom quote | Varies |
| Dumpster pad hot water degreasing | $150 – $350 | 1–2 hours |
| Graffiti removal | $150 – $500 | 1–3 hours |
Prices are estimates for greater Seattle as of 2026. Includes all chemical treatments, equipment, debris cleanup, and storm drain protection. Multi-service packages are discounted. All quotes are free and on-site.
Ready to wash away the winter?
LandscapingFactory provides every exterior cleaning and restoration service your Seattle home or business needs. Free property assessment, honest pricing, before-and-after documentation.
Book a Free Property Assessment
Frequently Asked Questions About Our Exterior Cleaning Services
Can you clean my entire property in one visit? +
What is the difference between pressure washing and soft washing? +
Do you work in the rain? +
How far in advance do I need to book? +
Can I be away from home during the service? +
Will your equipment damage my landscaping? +
What if I am not happy with the results? +
Do you offer recurring maintenance plans? +
Are you licensed and insured? +
How is your service different from hiring someone off a marketplace app? +
Do you provide before-and-after photos? +
Can you seal my surfaces the same day you clean them? +
Do you use my water or bring your own? +
How long does it take for surfaces to dry after cleaning? +
Do you move outdoor furniture and planters before cleaning? +
Every Surface. Every Stain. Every Season.
Your property has been under biological assault since October. The algae is growing. The moss is spreading. The stains are setting. And every week you wait makes the job harder, the damage deeper, and the risk of someone slipping on your walkway higher.
LandscapingFactory provides every exterior cleaning and restoration service your Seattle home or business needs. We measure, we assess, we quote — all free, all honest, no pressure.
Landscaping Reviews
Neighbors talk. Here's what they have to say.