Pressure washing uses high water pressure to physically blast away dirt, gum, and grime from durable surfaces like concrete and masonry. Softwashing uses low pressure plus a cleaning solution to kill algae, mold, and mildew on more delicate surfaces like roofs, siding, stucco, and EIFS without stripping paint or damaging the material. Most commercial buildings need both — pressure washing for flatwork and masonry, softwashing for the roof, siding, and painted surfaces.
Best for hard, durable surfaces
Pressure washing relies on high-PSI water to physically strip away dirt, gum, oil, and grime. It's fast and effective on surfaces built to take the impact.
- Concrete flatwork, sidewalks & entryways
- Brick and most masonry
- Loading docks, dumpster corrals & drive-thrus
Best for delicate, painted, or coated surfaces
Softwashing uses low pressure and a specialized cleaning solution to kill algae, mold, and mildew at the root — then rinses clean without the force that can damage softer materials.
- Roofing (shingle, metal & membrane)
- Vinyl, wood & painted siding
- Stucco & EIFS exteriors
- Signage & painted surfaces
The wrong method can damage the building
On a 103-year-old EIFS facade we cleaned at the Domino Sugar factory in Baltimore, high pressure was never an option — the material would have taken damage. Softwashing lifted the buildup without touching the original brick, mortar, or window sills. On a different project, the EIFS at Pearl River Resort's casino tower actually absorbed the cleaning solution rather than streaking, so the mix had to be adjusted through the job. Matching the method to the material isn't optional — it's the difference between a clean building and a damaged one.
Stripped Paint
High pressure on painted siding or trim can peel or strip finish that softwashing would have safely lifted around.
Water Intrusion
Blasting siding at high pressure can force water behind panels, leading to hidden moisture damage.
Cracked Stucco/EIFS
These coated systems can crack or pit under high pressure — softwashing cleans them without the force.
Mortar Damage
Aggressive pressure can erode mortar joints in older masonry over repeated cleanings.
Which method fits your surface?
Use Pressure Washing
- Concrete & flatwork
- Sidewalks & entryways
- Brick & most masonry
- Dumpster corrals & loading docks
Use Softwashing
- Roofing (all types)
- Vinyl, wood & painted siding
- Stucco & EIFS
- Signage & painted surfaces
Most commercial buildings need both, applied to the right parts of the structure.
Pressure washing vs. softwashing: common questions
Can pressure washing damage my building?
It can, if the pressure and technique don't match the surface. High pressure aimed at roofing, siding, stucco, EIFS, or painted surfaces can strip paint, force water behind siding, crack stucco, or blast mortar joints — which is exactly why those surfaces get softwashed instead.
Is softwashing as effective as pressure washing?
For what it's designed to do, yes — often more effective long-term. Softwashing kills algae, mold, and mildew at the root with a cleaning solution, so regrowth is slower than with pressure washing alone, which only physically removes what's visible at the time.
Do I need both services for my building?
Most commercial properties do. Flatwork, sidewalks, and masonry hold up well to pressure washing, while roofs, siding, stucco, EIFS, and signage are better handled with softwashing. A full exterior clean usually uses both methods on different parts of the same building.
How do I know which method my building needs?
As a general rule: if a surface is hard and durable (concrete, brick, most masonry), pressure washing is usually fine. If it's painted, coated, or a softer material (roofing, siding, stucco, EIFS, signage), softwashing is the safer choice. When in doubt, we assess the building before recommending either.