Drive the blocks between Cole and Curtis and it's T1-11 plywood and hardboard lap siding on nearly every house, with first-generation white vinyl on the later ones. The three things wrecking it are the same three every time: a sprinkler line at knee height, green on the north wall, and chalk on the west.
Walk any street in here and the stains land in the same three places. There's a band across the lower three or four feet of wall where the sprinklers hit, white and crusty on the sun side, because that's hard well water and untreated Settlers and Farmers Union ditch water drying on siding all summer. There's green or black on the north wall and in the shaded return between the house and the fence. And there's a dull haze on the west and south elevations that comes off gray on your hand. Three different problems with three different fixes. Anybody who quotes the whole house as one number without walking the north side and rubbing a hand on the west wall hasn't actually looked at it yet.
West Valley went up mostly between the mid-1970s and the early 1990s, and the siding reflects it: T1-11 plywood panel with the vertical grooves, or hardboard lap. Both fail the same way when someone puts a pressure washer on them. Hardboard drinks water at every cut edge and nail head, swells from the inside, and the paint lets go in sheets a season later. T1-11 traps water behind the face veneer through those grooves, and once a panel delaminates there is no washing it back. So we soft-wash at $0.18 per square foot. The solution does the work, the pressure stays low, and we rinse down and out rather than driving water up under a lap. If a panel is already swollen or a groove is opening, you'll see it from us before anything gets wet.
The later houses and most of the re-sides run first-generation white vinyl, and it's been baking on the west and south walls for twenty-five to thirty years. Rub a dry hand on it and you get white or gray powder. That's oxidation, the surface of the plastic itself breaking down under UV, not dirt sitting on top of it. Washing takes off the loose chalk and the real grime, and the wall comes back clean and even, a slightly lighter version of itself. It does not come back to the color it was in 1994, and anyone telling you it will is selling something. If the chalk runs deep, the honest answer is a vinyl-safe paint job, not another wash. We'll tell you which one you're looking at while we're standing in front of it.
Boise gets essentially no rain from mid-June to late September, so people are surprised to find green growing on a wall out here. It isn't weather, it's sprinklers and shade. The north wall and that narrow side yard between the house and the fence never see direct sun, the arborvitae and junipers planted in 1982 have grown up tight against the siding and hold humidity in, and the irrigation runs five mornings a week straight into it. That's a growing environment. Algae has a root structure down in the surface, which is why scrubbing it takes the color off for a month and then it's back. Our soft-wash mix kills it at the root instead of just wiping it away, and we'll point out which shrub to cut back so it stays gone longer.
House washing is $0.18 per square foot, soft-wash, safe on T1-11, hardboard, vinyl, stucco and brick. Give us the address and a rough description and we can usually put a real number on it over the phone. Two things affect the day. The side gate, because on a lot of these lots the only way to the back is a three-foot gap that's often padlocked or blocked by a trash can or the AC condenser. And whatever got planted against the house forty years ago and never taken out. Memberships run Monthly or Quarterly with no contract, and every job carries a 7-Day Rain Guarantee. Same-day and next-day slots are usually open. Reflekt is locally owned, started in 2025 by Hunter Stevens and Ethan Seusy, fully insured, 4.9 stars across 115+ Google reviews. Call (208) 453-6760.
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Usually most of it. This season's overspray comes off with the wash. But if a head has been hitting the same three feet of wall for years, the well and ditch minerals build a hard scale bonded into the paint or the vinyl, and that needs a separate mineral treatment. Sometimes it still leaves a shadow. We test a two-foot section first and tell you which one you've got before quoting anything extra.
Yes, and that's the whole reason we use it. Soft-wash runs at roughly garden-hose pressure and lets the solution and dwell time do the cleaning, so nothing gets forced behind the face veneer of a T1-11 panel or into a hardboard cut edge. Full pressure on either causes swelling, delamination and paint failure that shows up the following spring. Real pressure belongs on concrete: driveway, walks, patio, RV pad.
Not all the way, no. The chalk is UV oxidation of the plastic itself, so removing it gets you a clean, even wall rather than a new-looking one. On a north or east elevation the difference is dramatic because that's mostly dirt and algae. On the west and south walls it's mostly oxidation and the improvement is real but smaller. If it's deep, painting is the fix, not washing.
No, but that takes doing rather than promising. We pre-wet the plants and lawn before any mix goes on, keep it off anything sitting in full sun, and rinse the beds again once the wall is done. Junipers and arborvitae tight against the house need the most water, and they're exactly the ones we have to reach behind. If something's already heat-stressed, tell us and we'll tarp it.
Most West Valley houses do fine on once a year, timed for late spring once the irrigation is on and the Franklin Road dust has settled. The north wall is the exception. If algae keeps coming back in a shaded side yard, that one elevation may want twice a year while the rest holds at annual. That's a much cheaper conversation than repainting a wall that stayed damp five summers running.
Yes, and in that order. Soft-wash rinse water carries whatever came off the siding down across the glass, so freshly cleaned windows get spotted if you do them first. We schedule it siding first, then a pure deionized-water pass on the glass, so you're not paying for the same panes twice. Same-day and next-day slots are usually open. Call (208) 453-6760.
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