Per square foot vs by house
Fixr lists soft washing at $0.30–$0.75 per square foot across roof materials, with a national average of about $612 for a 1,500 sq ft roof (Fixr, roof cleaning cost). Per-square-foot works when you measure every roof from satellite. For phone quotes and online ranges, a flat price by stories and size is easier: the homeowner knows they have a 2-story, 4-bedroom house; they don’t know their roof area.
| Size | 1-story | 2-story | 3-story |
|---|---|---|---|
| Small (1–2 bedrooms) | $400 – $520 | $455 – $600 | $520 – $680 |
| Medium (about 3 bedrooms) | $450 – $600 | $515 – $690 | $585 – $780 |
| Large (about 4 bedrooms) | $550 – $715 | $630 – $825 | $715 – $930 |
| Very large (5+ bedrooms) | $650 – $850 | $745 – $980 | $845 – $1,105 |
US-average starting points from our template. Your metro moves them by up to ±10%: check it in the calculator above.
What moves a roof price
- Pitch. Walkable roofs are one price; steep roofs need harnesses and more time. Price them separately or add a pitch upcharge.
- Material. Asphalt shingle is the baseline. Tile, metal and wood each change your mix, your footing and your risk.
- How bad the algae is. Black streaks that have been there for years may need a second application.
- Plants and runoff. Wetting and rinsing landscaping takes time and water; don’t give it away.
- Your minimum. Setup, mixing and safety take the same time on a small roof, so many owners keep a higher floor for roofs.
Typical roof soft wash prices
At the US average, most single-family roofs land between $400 – $520 (small 1-story) and $745 – $980 (very large 2-story). In the sunbelt, high humidity and year-round algae keep roof work steady; the calculator adjusts for price levels in 21 metros from Tampa to Phoenix.
Never pressure wash a roof
Say “soft wash” everywhere a homeowner reads it: on your price list, your site and your widget. High pressure can strip granules and void warranties, and homeowners worry about exactly that. A range that says “roof soft wash, confirmed on site” sounds like someone who knows the job.
More pricing: how much to charge for pressure washing and how to price a house wash.