Living in Pinellas or Hillsborough County means your home takes a beating from the weather year-round. Humidity, constant rain cycles, and months of direct sun feed mold, mildew, algae-like staining, cobwebs, and insect nests on just about any exterior surface. That buildup shortens your paint’s life and can make a well-kept home look neglected fast.
Finicky Window Cleaning has been soft washing homes across Clearwater, Palm Harbor, Dunedin, and the broader Tampa Bay area since 2002. That is over 23 years with a trained team of 5 to 10 professionals (not subcontractors), full insurance coverage, and a family-owned, faith-based approach that shows up in how we treat your property. We do not treat every house the same. Before we clean anything, we evaluate your siding type, paint age and condition, and existing damage risks so we can match our method to what your home actually needs.
For most homes, house washing falls between $300 and $2,000, with a $300 minimum charge that applies across all of our services. Where you land in that range depends on several factors we can only fully evaluate once we see the property:
We typically start estimates over the phone and may use evaluation tools and apps to gauge scope before arrival. On service day, our lead tech confirms the price on-site and flags any risks, like aging paint or existing damage to windows, before cleaning starts. Every estimate is free, and we lay everything out so there are no surprises.
We do not run fixed public promotions right now, but bundled pricing may be available depending on scope and frequency. The most common bundles homeowners put together are:
We also offer recurring maintenance schedules for homeowners who want to stay ahead of buildup rather than dealing with it once it gets heavy:
Call 727-736-1511 to ask about bundle pricing.
We adjust our approach for each siding type based on what we find during our walkaround, because what works on a stucco home in Palm Harbor may not be the right call for painted brick in Clearwater. If your home also has driveways or concrete that need cleaning, we handle those with our professional pressure washing services as well.
Stucco is everywhere in this part of Florida, and it picks up mold and mildew faster than almost any other surface in our coastal humidity. You will see dark streaks and green patches show up on north-facing walls and shaded areas first, sometimes within months of the last cleaning. We adapt our method to the surface texture and paint condition on each stucco home. If the paint is older or showing wear, that changes whether we use chemicals and how gentle the rinse needs to be. After cleaning, we check for streaks and drip striping to confirm an even finish.
Vinyl siding is common in neighborhoods across Dunedin, Oldsmar, and Safety Harbor, and Florida’s sun and moisture cycle takes a toll on it over time. Oxidation, fading, and mildew buildup are things we see regularly on vinyl homes in this area. We do a full walkaround assessment and a small test-clean before we proceed, checking siding and paint condition first. From there, we focus on lifting mold, mildew, and dirt while keeping the method controlled and safe for the material.
Brick exteriors show up across older homes in Clearwater, Largo, and St. Petersburg, and they collect the same mold and mildew buildup as every other surface in our humidity. We tailor brick cleaning based on whether the surface is painted or unpainted and how old it is. Every brick job includes a test spot, a controlled wash and rinse, and a final walkthrough to confirm consistent results.
Wood siding does not last as long in Florida as it does in drier climates. Between the rain, the humidity, and years of direct sun, paint on wood homes can weaken, crack, and become prone to running or flaking during cleaning. We walk the property, test-clean a small area, and adjust to avoid unnecessary damage. If the paint is in rough shape, we let you know before moving forward so you can decide how to proceed.
Metal siding is less common in the Tampa Bay area but still shows up on certain homes and older properties. It needs the right wand size, nozzle, and tip to keep output controlled. Rinse direction matters with metal surfaces, and we inspect for streaking before finishing to make sure the result is clean and even.
Before any solution touches your home, we walk the property and evaluate siding type, paint age, and potential risks including windows and other delicate surfaces. Then we test-clean a small area to confirm the paint will not run. This catches problems early so we can adjust before they get bigger.
We use a proprietary solution that is environmentally safe for humans and pets. We pre-soak landscaping and dilute the solution to protect vegetation. Pets should be kept away from the work area during service, and we communicate that in writing and verbally before the appointment.
We carry multiple pressure cleaning machines, surface cleaners, and hot water capability for stubborn debris. Multiple wand sizes and nozzle tips let us match equipment to the surface so the wash stays controlled and we get proper output without risking damage.
We soft wash from the top down and inspect the entire surface afterward for drip striping, streaks, and missed areas. If a spot needs rework more than twice, it typically points to a paint condition issue, and we discuss that with you directly.
You will get a confirmation email, a reminder seven days out, and a text two days before. On service day, our lead technician contacts you with an ETA before heading your way. On-site, we keep disruption low, communicate respectfully, and adjust our workflow if you have preferences about where we start or how we move through the property.
With more than 23 years of service in the community, our family-owned, faith-based business is built on honesty, professionalism, and dependable results. Our fully insured team of 5 to 10 trained professionals is BBB Accredited and backed by a 4.9-star Google rating with more than 100 reviews.
You will receive a confirmation email with the date, time, and prep guidelines. Click the confirmation button to lock in the appointment. Cleaning preparation includes moving furniture and small items from work areas, clearing obstacles, keeping pets secured away from the immediate area, and addressing any delicate items or knickknacks that could be in the way. Reminders go out seven days before by email and two days before by text.
Our lead technician contacts you with an ETA before heading out. On arrival, they introduce themselves at your front door, confirm scope, pricing, and payment options, and evaluate the home’s size, obstacles, ladder access, and any existing concerns about damage to windows or the home.
We walk the house to assess the siding type and paint condition on every side. Paint age, type, and siding condition determine whether chemicals are needed, how much dilution is right, and what water pressure level we use.
We pre-soak vegetation and use a diluted proprietary solution to protect plants. Pets are confirmed away from the work area, and equipment placement is planned for safety. If you are also having your pool screen enclosure cleaned, we coordinate both services.
We remove cobwebs, hornet nests, wasp nests, and other obstacles from the exterior before cleaning begins.
We clean a small section with plain water before applying chemicals to confirm the paint will not run or drip and that the home can handle the cleaning.
If the surface calls for chemicals, we apply our solution with the correct nozzle and tip. We start at the top and rinse downward to prevent streaking.
After the wash, we rinse thoroughly and inspect for drip striping, streaks, and missed areas. If an area needs rework more than twice without improving, we treat it as a paint condition limitation and walk you through your options.
Our technician lets you know the job is done, walks you through what was completed, and handles payment. If you are not home, we note details in the work order and email your invoice.
We back every house wash with the following:
If a concern comes up after service, call us and we will make it right.
We reduce the risk of damage by doing a thorough walkaround assessment and cleaning a small test area before we proceed. Paint age and condition matter, so we tailor the method and only use what the surface can tolerate. If a section needs repeated rework, we treat it as a paint condition issue and talk through options with you.
Our house washing is designed to remove dirt, mold, mildew, cobwebs, and environmental buildup from exterior surfaces. We tailor the approach to the siding and paint condition so the home looks cleaner without unnecessary risk.
Yes, we use a proprietary solution that we describe as environmentally safe for humans and pets, and we dilute it to help protect vegetation. We also pre-soak landscaping before we start and ask that pets aren’t in the immediate surrounding area during service. These steps are communicated in writing and verbally.
You don’t necessarily need to be home, as long as we can confirm access and the scope of work in advance. If you’re not there when the job is complete, we document job notes in our work orders and email your invoice. We also send a follow-up message after service to make sure you’re satisfied.
Most house washes are completed in a single day, typically about 3 to 8 hours depending on the size and complexity of the home. Accessibility, obstacles, and ladder requirements can also affect the timeline. We confirm expectations during the on-site scope review.
We’ll send preparation guidance with your appointment confirmation and reminders so you know exactly what to do. In general, we recommend moving small items and furniture out of the work areas and keeping pets away from the immediate surrounding area while we work. This helps the job go faster and keeps your property safer.
It depends on your home and the conditions around it, so we recommend a schedule based on what we see and what you want to maintain. We offer recurring options like monthly, bi-monthly, quarterly, semi-annual or annual cleanings for homeowners who want consistent upkeep. Many customers choose maintenance to avoid heavy buildup over time.
Some surfaces and paint conditions have limitations, which is why we inspect first and test a small area before we proceed. If repeated cleaning in the same spot still doesn’t improve the result, it can indicate a paint condition issue rather than dirt that can be washed away. We’ll explain what we’re seeing and set expectations clearly.
No, we don’t provide oxidation removal as part of our house washing service. Our focus is soft wash cleaning that targets exterior buildup like mold, mildew, and dirt. If oxidation is the main issue, we’ll let you know what we’re seeing during the inspection.
Weather can affect exterior work, and we’ll communicate with you if conditions make it unsafe or impractical to proceed. We already use scheduled reminders and an ETA update so customers aren’t left guessing. If we need to adjust timing, we’ll coordinate the next best option with you directly.
