Arroyo Vista siding tells you where the water goes. On 0.15 to 0.22 acre lots between Black Cat and Ten Mile, sprinkler heads sit close to the walls, and untreated Boise-Kuna canal water hitting dry field soil at the base of the house throws a distinct band of mud splash across the bottom three feet of the siding.
Walk any Arroyo Vista house and the pattern is the same: a defined band of mud spatter and mineral across the lower siding, and comparatively clean wall above it. That band is sprinkler water striking soil and bouncing, so it carries both the dirt and the dissolved mineral, which dries into a gritty crust rather than a loose film. Above the splash line the wall is dealing only with airborne dust. Two zones, one elevation, and pretending it is a single uniform wash is how a house ends up clean on top and streaked at the bottom.
CBH built Arroyo Vista with vinyl lap siding, and vinyl lap is precisely the material you must not hit with high pressure. Lap siding is designed to shed water running down its face, not water driven upward and sideways at 2,000 PSI, which goes straight behind the laps and into the wall assembly where it has no path out. The damage is invisible for a year and expensive after that. House washing here is a soft wash at $0.18 per square foot: low pressure, the right solution, and the chemistry doing the work instead of the force.
Homes on the western rows back onto working ground, and coarse agricultural soil bound into wet sprinkler mineral makes a tougher deposit than either alone. A soft wash handles it because the solution breaks the bond rather than trying to blast the particle off, which is also why soft washing is genuinely better here and not merely safer. High pressure on a gritty crust drives the grit across the surface and can dull vinyl permanently, leaving a chalky patch that no amount of later cleaning restores.
The other thing that accumulates on an Arroyo Vista elevation is insect residue and web buildup, concentrated under the eaves, around exterior light fixtures and in the corners where siding meets trim. Dried insect residue is protein and it bonds, so rinsing spreads it rather than removing it. A house wash includes those lines and corners, which is most of what makes the difference between a wall that is technically clean and a house that looks cared for from the street.
House washing is $0.18 per square foot as a soft wash, measured on actual wall area rather than house square footage, so a single-story plan at the small end of Arroyo Vista prices well below a two-story at the top of the range. Plans here run from about 1,100 to over 3,200 square feet. Pressure washing at $0.20 per square foot is for the driveway, the patio and the flatwork, not the walls, and we quote the two separately so you can see which is which.
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Sprinkler water striking soil at the base of the wall and bouncing. On 0.15 acre lots the heads sit close, and untreated canal water carries mineral as well as the dirt it picks up, so it dries into a gritty crust rather than a loose film. Above the splash line the wall is much cleaner.
We will not, on vinyl lap. Lap siding sheds water running down its face, not water driven upward at high pressure, which goes behind the laps into the wall assembly with no path out. The damage stays invisible for a year and is expensive after. A soft wash at $0.18 per square foot is the correct method.
On this kind of soiling it is more effective. The solution breaks the bond holding the grit and mineral to the surface rather than trying to blast the particle off, and high pressure on a gritty crust can drag that grit across vinyl and dull it permanently into a chalky patch that later cleaning will not restore.
Yes, and it is a large part of the visible result. Insect residue and web buildup concentrate under eaves, around exterior fixtures and in siding-to-trim corners. Dried insect residue is protein and bonds, so rinsing spreads it; it has to be softened and lifted.
At $0.18 per square foot, measured on actual wall area rather than house square footage. Arroyo Vista plans run from about 1,100 to over 3,200 square feet, so a small single-story prices well below a large two-story. We measure rather than estimate.
It often makes sense, but it is a different service and a different price. Flatwork is pressure washing at $0.20 per square foot, which is the right tool for concrete. Siding is soft washing at $0.18. We quote them separately so you can see what you are paying for.
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