Pricing, Honestly
No mystery math. Here's how the number gets built.
There is no responsible universal per-square-foot rate. Start with the measured surfaces, then compare access, surface testing, protection, runoff, schedule, documentation, assumptions, and exclusions. A project-specific proposal should connect its price to that written scope.
Scope It
Start a gross facade takeoff
Cleaning is priced on the surface being cleaned, not floor area. A quick way to estimate a simple rectangular envelope: building perimeter × height. A final takeoff must adjust for setbacks, towers, recesses, parapets, openings, separate materials, excluded surfaces, and areas requiring another method.
- Use the same measured elevations and finish standard when comparing bidders
- Separate routine soiling from oxidation, mineral deposits, damage, and restoration work
- Require each bidder to state access, controls, documentation, assumptions, and exclusions
Gross facade-area starter
Facade area: —
Math: perimeter × height. This is a gross planning area, not a final takeoff or price — request a project-specific scope.
Access Scope
Compare plans, not method slogans
Each method has different building, safety, site, weather, and operating requirements. Normalize the cleaning scope and finish first, then compare the complete access and control plans that support the price.
| Drone-supported | Boom lift / swing stage | Rope access | |
|---|---|---|---|
| Access plan | Flight, standoff, tether or hose, ground-control, and recovery plan. | Equipment selection, delivery, setup, travel path, and work-zone plan. | Certified anchorages, rigging, edge protection, fall arrest, and rescue plan. |
| Site interface | Airspace, weather, people, vehicles, obstacles, spray drift, and equipment limits. | Ground bearing, setbacks, overhead hazards, delivery route, and occupied areas. | Roof access, anchor records, drops, stabilization, weather, and area below. |
| Surface method | Product and procedure established by manufacturer guidance and a representative test. | Same requirement. | Same requirement. |
| Public and tenant controls | Defined from crew, aircraft, hose, spray, controlled-area, and recovery envelope. | Defined from equipment, crew, swing radius, travel, and work-zone envelope. | Defined from rigging, workers, tools, drops, and work-zone envelope. |
| Price basis | Measured scope plus the approved flight, cleaning, protection, and documentation plan. | Measured scope plus equipment, cleaning, protection, and documentation plan. | Measured scope plus rigging, cleaning, protection, rescue, and documentation plan. |
By Service
What drives each price
Soft Washing
- Measured surface zones, geometry, openings, setbacks, and exclusions
- Substrate, coating, condition, contamination, and test-area findings
- Selected access method and the flight, hose, roof, and ground-control plan
- Product, dwell, rinse, landscaping, adjacent-material, drainage, and wastewater controls
- Work windows, occupants, documentation, finish standard, assumptions, and exclusions
Pressure Washing
- Measured surface zones and the type, depth, and source of contamination
- Substrate strength, existing coatings, joints, damage, and test-area findings
- Access, traffic, pedestrian, equipment, hose, overspray, and work-zone controls
- Water supply plus containment, diversion, recovery, treatment, and disposal requirements
- Separate preparation or coating scopes, documentation, finish standard, and exclusions
Window Cleaning
- Glass area, pane count, frames, sills, facade zones, setbacks, and obstructions
- Glass, coating, gasket, sealant, deposit, defect, and test-area findings
- Water source, filtration target, rinse method, weather, overspray, and drainage controls
- Selected access method, public and occupant controls, work windows, and detailing needs
- Viewing standard, documentation, construction-debris or restoration exclusions
Graffiti Removal
- Structure type and substrate: concrete, painted steel, and masonry take different removers
- Required traffic, pedestrian, site, aviation, hose, and work-zone controls
- Authorization and response target for a single removal or an approved program
- Test-area findings, acceptable residual shadow, and any full-panel treatment
- Wash-water, documentation, finish, restoration, and closeout requirements
Programs
Build a condition-based maintenance plan
There is no universal cleaning interval or guaranteed repeat-service discount. Record condition by surface and elevation, follow manufacturer guidance, and use representative inspections to set triggers. Ask bidders to explain any repeat-work savings through specific scope, mobilization, documentation, or site assumptions.
Managing a portfolio? Use one intake and comparison framework, but require a property-specific surface, access, environmental, operating, and acceptance review for every location.
Writing next year's budget? Use theexterior cleaning budget workbook — measured scope, bid leveling, allowances, condition triggers, and paste-ready planning language.
Why not publish a universal rate card?
Because access, surface, site logistics, controls, and finish requirements can move the number more than square footage alone. A written proposal should state the measured scope, method, assumptions, exclusions, and price.
Is the drone always the cheaper option?
No method is always cheaper. Compare written scopes for the same surfaces, finish, controls, schedule, documentation, assumptions, and exclusions. Site conditions may favor drone-supported, ground, lift, rope, scaffold, or combined access.
How do maintenance programs change the price?
Use inspection history and manufacturer guidance to set condition-based triggers. For repeat work, require each proposal to state what scope, mobilization, documentation, or site knowledge changes the price rather than assuming savings.
Get a project-specific written quote.
Or ask whether a live demonstration is appropriate for your property.
Planning ahead? Ask about an exterior condition report →