Granite Grit and Oak Tannin on Friant's
Foothill Homes
Fine granite grit and foothill dust can settle on driveways, patios, and stucco during the long dry season. Friant’s decomposed granite soil and oak-shaded estate lots bring their own challenges, including leaves, acorns, and tannin stains on driveways and pool decks. Curb Appeal Exterior Cleaning gently soft washes stucco without high pressure and chooses the right cleaning method for each concrete surface. If grit or oak debris has dulled your home’s exterior, call us at (559) 907-0272 for a free on-site estimate.
Pressure Washing
for Friant Homes and Businesses
Most of our Friant work is on homes, with a steady commercial side too. That runs from storefronts to clubhouse and restaurant buildings, such as those at Eagle Springs Golf & Country Club. The same crew standards apply to both; only the scheduling changes.
Residential Pressure Washing
Friant homes run the range. Up on the golf-course estates, along the lake, and the hillside lots, you'll find large custom stucco homes with long driveways, pool decks, and sloped drives. Down in the townsite below the dam, the homes are smaller, mostly ranch-style and manufactured.
- House Washing: A no-pressure soft wash for stucco and vinyl siding. Oxidized, chalky vinyl gets an oxidation-removal scrub.
- Driveway Cleaning: Priced by the square foot, with the method matched to poured, stained, or painted concrete. Grease gets our own proprietary blend.
- Concrete Cleaning: Sidewalks, patios, and pool decks, cleaned the same surface-matched way as a driveway.
- Deck Cleaning: Wood-safe cleaner and gentle, fanned pressure on wood; SH and pressure as needed on concrete. We move your furniture and put it back.
- Solar Panel Cleaning: Deionized water and a soft brush on a water-fed pole. Never chemicals, never walking on the panels.
- Window Cleaning: Our flagship. Glass inside and out, tracks, frames, and screens, all included and priced by the window set.
- Gutter Cleaning: Debris scooped by hand into your trash can, never blown across the yard. Full downspout flush included.
- Christmas Light Installation: Custom-fit seasonal lights, every bulb clipped with no wires showing. We supply, install, maintain, take down, and store them.
Lake and river traffic tracks mud and trailer grime onto townsite driveways and boat-parking pads. On recurring accounts, we time a spring flatwork pass before lake season and a fall pass once the oaks have dropped their leaves.
Commercial Pressure Washing
We schedule commercial jobs around your hours rather than ours.
- Building Washing: A no-pressure soft wash on retail, office, medical, warehouse, restaurant, and multi-family buildings up to three stories.
- Storefront Cleaning: Siding, signage, windows, concrete, and patio, bundled by component. Gum, oil, and sticky residue handled in the same visit.
- Exterior Cleaning for Apartment Complexes: Building exteriors, walkways, breezeways, stairs, dumpster pads, and playgrounds. Whole property or rotating sections.
- Dumpster Pad Cleaning: Priced per pad. A quarterly or monthly cadence keeps odor, flies, and pests down.
- Awning Cleaning: Cloth awnings cleaned with no pressure, so stitching, lettering, and printed signage stay intact.
- Gas Station Cleaning: Cleaned by zone: forecourt concrete, canopy, building, and windows. Night service available when the station is closed.
- Post-Construction Clean Up: New-construction glass only. Stickers, paint, and film razored off; no debris hauling.
We offer after-hours service for storefronts and gas stations, and we coordinate access with property and facility managers. We provide a COI up front and a W-9 on request.
Why Friant Homeowners
Choose Us
These are the standards we bring to every job, and what customers tend to notice first.
Soft Wash, Never Blasted
We run pressure washers for water flow, but no pressure ever touches your surfaces. Specialty tips and the right chemistry do the actual cleaning. Your home, windows, and solar panels come out clean, never blasted.
Careful Detail Work, No Splash and Dash
We don't splash and dash. Front doors, ceiling fans, light fixtures, cameras, and speakers all get wiped down by hand. We take the extra time so nothing gets damaged, even when it means the job runs a little longer.
We Move Your Furniture and Put It Back
You don't have to lift a finger. We move your furniture, grills, and planters ourselves and set it all back exactly as it was. Other companies work around your things or charge extra to move them.
Veteran-Owned and Family-Run
We're a veteran-owned, family-run company. We're not in this just to make a buck. We're here to serve our community and to treat your home like our own.
Value Over Price
Your property gets the same care and respect we'd give the biggest purchase of our own lives. We compete on value, not on price.
Schedule Your Friant Pressure
Washing Now
How Our Friant Pressure
Washing Works
Here's how a job goes, from your first call to the final walkthrough.
Call or Text Us
Call or text and you'll reach us personally, usually right away during business hours. Emails get answered the same day. Tell us which surfaces and services you have in mind.
Free On-Site Estimate
We come out, look over the property, and take measurements. You get the price in person, often on the spot.
Scheduling and Reminders
Once you approve, you get an appointment confirmation, a day-before reminder, and an on-my-way text or call. For commercial jobs, we check in a week before and again two days out. You don't need to be home; unlocked side gates are enough, or a door for interior windows.
Protecting Your Property
Before any sodium hypochlorite goes on, we soak your plants and keep them wet throughout. We pull screens, tape outlets, and on commercial jobs wrap exposed electrical. We photograph your furniture before moving it. On solar and commercial jobs, we also photograph any existing damage before we start.
Cleaning Surface by Surface
On siding, we soft wash with sodium hypochlorite kept at or under 2%. Heavy growth gets more passes and a longer dwell, never a stronger mix. On concrete, we pre-wet, then let the sodium hypochlorite dwell five to ten minutes. We run the surface cleaner, switch to our own proprietary blend on grease, and post-treat if needed. On wood decks, we switch to the wood-safe cleaner and fan the pressure gently. We reach solar panels, and upper windows on maintenance visits, with a water-fed pole, a soft brush, and deionized water. Many of Friant's oak-shaded estate lots have long concrete driveways and pool decks, so these jobs cover a lot of flatwork in one visit.
Hand Detailing and Walkthrough
At the end, we hand-wipe the doors, fixtures, fans, cameras, and speakers. We do our own walkthrough, then one with you. Your furniture goes back to match the photos, and we send before-and-after shots.
Friant Pressure Washing Pricing
We price washing and flatwork by the square footage, and the rest by the window, panel, linear foot, pad, or awning. Your final number is set at the free on-site estimate, often during the same visit.
| Service | Starting Price | What Affects Your Price |
|---|---|---|
| Window, Driveway and Concrete, Deck, Solar Panel, and Storefront Cleaning (our $250 minimum) | Starting at $250 | Square footage, window count, panel count, soil level, and staining |
| House Washing and Commercial Building Washing | Starting at $350 | Square footage, organic growth, and vinyl oxidation |
| Gutter Cleaning | Starting at $299 (one-time) | Linear footage, height, and overgrowth; better pricing on recurring visits |
| Christmas Light Installation | Starting at $850 | Roofline footage, with trees and bushes added; same price each year with storage |
| Dumpster Pad Cleaning | Starting at $200 per pad | Buildup, and time since the last cleaning |
| Awning Cleaning | Starting at $125 per awning | Priced per awning |
| Gas Station Cleaning | Starting at $500 | Concrete-only visit; more zones raise the price |
| Post-Construction Window Cleaning | Starting at $25 per window | More for heavy stickers or paint |
| Apartment Complexes | Custom quote, scoped by property | Scoped by the components and estimated time |
Bundle and save: 5% off two services, and 10% off three or more. You also get better per-visit pricing the more often we come out. Christmas lights booked in September or October get a 10% early-bird discount.
Service Plans
A lot of our window customers move to a seasonal Service Plan — quarterly, three times a year, or twice a year — with perks like unlimited touch-ups and priority scheduling. Plans are priced to your home and window count, not to a tier, and we'll walk you through the options at your estimate.
Our Guarantees
Three promises stand behind every job we take on, residential or commercial.
Satisfaction, or We Come Back
The job isn't done until you're satisfied. If we miss the mark, we'll come right back out and make it right. This applies to every service we offer.
Unlimited Window Touch-Ups for Plan Customers
Our recurring window-cleaning customers get unlimited touch-ups. If a bird hits a window or the kids leave handprints before a party, call us and we'll pop out for a quick touch-up at no extra cost.
48-Hour Christmas Light Repairs
If anything goes wrong with your lights during the season, an outage, a fallen strand, we'll be back out within 48 hours to fix it, free, as often as needed. It's included in the install price.
Proud to Serve Friant
Friant is a small foothill town below the dam, with Millerton Lake and the San Joaquin River right at its edge. Estate homes spread out under blue oak and valley oak. We're a locally owned business, and serving a close-knit place like this is exactly why we do the work.
- Millerton Lake State Recreation Area
- Eagle Springs Golf & Country Club on Fairway Oaks Ln
We cover the whole area, from the townsite near Friant Rd and Millerton Rd to the Brighton Crest golf-course estates.
Get Your Free Friant Pressure Washing
Quote Today
Ready for a free quote? Call or text us at (559) 907-0272 and we'll set up an on-site estimate. We answer personally, and we usually have a price for you before we leave. Every Friant property is a little different, from lakefront lots to the townsite below the dam. A quick look lets us measure and quote yours accurately.