Prevent Ladder Damage to Your House

Roger sees ladder damage all the time: black scrape marks on siding caused by leaning or dragging a ladder, dirt or other contaminants transferred to the siding by a ladder, or even worse, chipped paint on gutters, or even dented gutters. The culprit might be window washers, gutter installers or cleaners, amateur painters or pressure-washers, or it might even be you.

Repairing the Damage

Pressure-washing doesn’t help, nor does a cleaner like Jomax. Sometimes a magic eraser can reduce the scrape marks, but usually repainting is needed. And if metal gutters are damaged, they may have to be sanded and spot primed before repainting. Don't ignore seemingly minor damage to metal gutters because chipped paint eventually will cause rust. 

Prevention is the best medicine

If you’re having work done, be sure to have a conversation when you're getting the estimate about the need to make sure all ladders are clean and wrapped and equipped with a stabilizer when appropriate. Be sure to be there during the work so you can double-check to be certain the ladders are properly prepared. If you're doing the work yourself, get a pair of ladder booties and keep them clean.

How to Hire a Pressure-washing Service

Residential and Commercial Pressure-washing
by Sterling Property Services

Many people have learned the hard way about the pitfalls of amateur pressure-washing. If you plan to hire a professional and want the best result, how can you find the right company for the job? Here are some suggestions.

Step One:  Identify Prospects.

• Ask friends, family and neighbors for recommendations. 
• Use Google to search for pressure-washing companies, then look at their reviews on Google Maps and visit their web site, if any. 
• Check Angie's List, Yelp and Houzz. 

Step Two: Telephone Interview 

Describe the work you want done. Describe any access problems or other special issues, such as building height over two stories, a steep slope, or the need to provide the water to do the job, as this will automatically eliminate certain bidders.    

Ask questions to learn about the business. Here are some possibilities, ranging from basic to technical. Choose the ones that work for you.

• How long have you been in business? Experience counts.

• Do you have a web site when I can learn more about your company? Having a web site is a sign of openness, accountability and a business-like approach.

• What type of equipment do you use? Professional equipment can supply a force of 3-4,000 PSI (pounds per square inch). It will have an engine with 11-15 horsepower and water flow of 3-6 GPM (gallons per minute). These figures are sometimes combined into CU's (cleaning units), which is PSI x GPM. Professional equipment has a rating of at least 12,000 CU's. Listen for a clear, knowledgeable response. 

• What pressure do you use? The answer should be the lowest pressure that will get the job done without causing damage, no more than 1,000 PSI.

• What chemicals or cleaners do you use? Are they biodegradable and environmentally safe? Could they harm the siding, pets, plants, etc.?  If the answer is “bleach”, beware. Professionals don’t use bleach alone because it isn’t an effective cleaner and can cause injury or damage. They also will work in sections so the cleaner isn’t on the house too long. Listen for product knowledge and awareness of the potential for damage. 
• Do you carry liability and workers’ compensation insurance ?  If yes, get the name of their insurance agent and confirm the details if you hire them. If an uninsured worker is injured at your house, you could be liable. Sole proprietors with no employees are not required to carry this coverage.
• Who will be on the job doing the work? What training and experience do they have? This is important. It’s usually best not to hire trainees or temporary workers like students. 
•  Will you provide a written estimate with a detailed description of the work?  Not all contractors, even some experienced ones, can provide written estimates, but it’s preferable.
• Can you provide references?  If you have any concerns, call and verify them. Look for reviews on Google Maps, Houzz, Yelp, etc.

If the answers to these questions are satisfactory, make an appointment for an estimate.

Step Three: Get the Estimates

More questions and things to consider:

• Is the estimator on time for the appointment? Is he business-like and well groomed? Is his vehicle clean and professional with signs? His approach and how careful he is with his own appearance and vehicle will tell you a lot about how he operates. 

• Walk through the project and describe the work you want done in detail, with any special instructions, such as access issues, areas that need care like a trellis with a delicate plant or fragile ornaments 

• How will you protect my plants? Covering them with plastic or a drop for more than a few minutes could damage or kill them. We rinse plants before, during and after washing.

• Does the basic estimate include the exterior of the gutters, the downspouts and foundation?   

• Can you include an option for inspecting, cleaning and flushing the interior of the gutters and downspouts by hand? 

• Can you wash my roof? Many companies, including ours, will not wash certain roofs for safety reasons and because of the potential for causing damage.

• Does your estimate including washing my windows?  Basic pressure-washing does not include more than rinsing windows.

• Who will remove and replace large container plants and furniture?  What do you want me to do before you arrive?  If you’ll need help, be sure to say so.

• Are there any special procedures or cautions for cleaning your type of siding? For example, older cedar shakes can easily be damaged by too much pressure and using the wrong tip.  

• Discuss everything you’re concerned about and agree on what steps the contractor will take to avoid problems.

• What are the realistic results to expect from washing my house? (See below.)  

Step Four: Evaluate the Estimates

Each estimate should contain:

• The complete scope of work, including the areas to be washed, the preparation that will be done, the products to be used and the clean-up and replacement of furniture and other items that will be done after washing, if included. 

• Total cost for labor, equipment and supplies, and when payment is due. 

• How long the estimate is valid.

Once you have all the estimates, confirm that each bidder is using an identical scope of work. Then you can evaluate and rank them. Compare prices, but be aware that an unusually low bid likely represents the least professional result. Check references.

Sterling Property Services
pressure-washing a house in Flat Rock

Washing Day

Now that you’ve found the right person for the job, you can relax. Wrong! There are a few things left for you to do.

• Arrange to be there when the work is done. 

• Plan ahead for the best result by removing all small and/or delicate items from the work areas. 

• Park your car (s) in the garage or down the street. 

• Make certain all doors and windows are closed. 

• Bring your animals inside or keep them well out of the way. Even with modern equipment, pressure-washing is noisy, and that can be very distressing to some pets. 

Monitor the work as it progresses to be certain you're happy with the results, but don’t get in the way! 

Realistic Expectations

It’s good to have realistic expectations about the results of pressure-washing and to be aware of some of the things that can occur, even when the work is done properly.

• Pressure-washing may dislodge loose paint or caulking, but if the paint or caulking is sound, it won’t. 

• Sometimes spots might remain on the siding after it’s washed. They could be bug droppings that have baked into the surface, a common fungus known as artillery or shot gun fungus, or granules from the asphalt shingles that ran off the roof and caused permanent stains. Don't expect washing to remove them. 

• Windows might have water spots, but no more than there would be there after a rainstorm. 

• Black streaks might remain under the eaves or on some aluminum gutters. They are permanent stains caused by constant moisture or rainwater. 

• Pressure-washing isn’t a substitute for repainting. After your home is cleaned, you may decide that it’s time to get painting estimates. 

Beware of Low Bid Pressure-Washing

We get many phone calls every year from people who are unhappy with the way their house was pressure-washed the last time, usually by a company they chose because of a low bid.

What's wrong with a low bid, you may wonder? There are several reasons why choosing a company by price alone can turn out to be a costly mistake.

Some Pitfalls of Low Bid Pressure-Washing

• When pressure-washing isn't priced correctly to cover costs, it's usually because the bidder is an amateur, or doesn't operate as a legitimate business, and doesn't know or care about meeting professional standards. 

• In order to price below market, the company hires people who have little or no training, often students hired for the summer, in the mistaken belief that just about any able-bodied person can do the work. Immaturity, carelessness, inexperience and little training are not the qualities you want in the people you entrust with your home.

• Often the equipment isn't professional grade, or even when it is, the workers don't know how to use it properly. They apply excessive pressure, stripping paint and damaging the house and landscaping.

• Amateurs apply chemicals indiscriminately, another common cause of damage to the house and plantings.

• Amateurs use the wrong products, or use them in the wrong way, and the house isn't thoroughly cleaned, or damage occurs.

• The estimate is often verbal, and work customers thought was included, wasn't, after all. Extras raised the final price to more than a legitimate company would have charged.

• Temporary workers are often are paid in cash and are not covered by workers' compensation insurance. Should they be injured at your house, you could be liable.

As you can see, that low bid is low for several reasons, and none of them benefit you! The next time you get a pressure-washing estimate that's too good to be true, it probably is. At least that's what many new clients say. They've learned that it's much better to pay a reasonable price to have the work done by someone you can trust to do it the right way, and who will treat your home and landscaping with the respect and care they deserve.

If your house or decks need to be washed, and you don't want to worry about things going wrong, call me at 828-692-4355 to schedule a free, written estimate with Roger. You'll be glad you did.

Take a look at what our clients have said about his work:   Comments from some of our clients

Roger Ness - Sterling Property Services

By:  Sandy LeRoy

Cheap Pressure-washing Is No Bargain

Roger Does It The Right Way!

Today I received this letter from wonderful clients who hired us to pressure-wash their house several years ago, loved the result and recommended us, but we didn't hear from them again. We thought they might have moved, but that wasn't the reason. Here's what happened:

"Dear Roger,

We thank you again for the painstaking excellent work you did cleaning the vinyl siding of our home. Remembering how well you rendered the same service in 2009 for us, we were pleased that your quality of work has continued with high standards of workmanship.We have had so many compliments from neighbors and we are pleased to have our home sparkling clean.

Last year our HOA hired a company,(trying to keep cost down), that caused unneccessary repairs to our enclosed porch due to the extreme water pressure used. We are so grateful we can count on your meticulous, professional, knowledgeable work and kind manner. We also thank Sandy for her friendly and courteous way.

It is with pleasure that we recommend you and your company to our neighbors and friends.

Wishing you continued success.

Walt and Eileen Richardson

Hendersonville, NC"

It's understandable that a homeowners association might think that all pressure-washing companies are created equal and decide to save money by choosing the low bid. That's what happened in this case. We've heard from other homeowners in the development who also sustained damage and were unhappy with the low bid people because little time was spent on each house, and little care was shown while the work was being done. This is another instance where choosing the low bid was a costly decision. The Richardsons were so unhappy with the outcome that they chose to hire us again and pay the cost themselves. Keep their experience in mind when you choose someone to pressure-wash your house. 

If you want pressure-washing done the right way, call me at 828-692-4355 to schedule an estimate.