LA SOFT WASH
Soft Washing Expertise Tailored
to Mid City South Properties
Mid City South is a multi-era neighborhood where a 1920s bungalow, a 1960s brick ranch, and a 1990s infill build can sit within a few houses of each other. Each of those builds needs different cleaning chemistry and different pressure on the wand, and a one-size approach falls short. We adjust the method property by property so the work matches the surface in front of us.
Most of what dirties homes here is biological, not particulate. Black streaks on shingle roofs are blue-green algae, the green tint on the shaded side of brick is mildew, and the dark drip lines under live oaks are tannin staining bonded into the concrete. Our dedicated soft wash system handles roofs, siding, and other low-pressure surfaces with the right chemistry, while pressure washing is reserved for concrete, masonry flatwork, and durable surfaces built for it.
Ready for a free pressure washing estimate on your Mid City South property? Call 225-337-7771 and we will line up a date that fits, with a written work order, a confirmation text the night before, and after-photos delivered with your invoice.
Pressure Washing Services Available
Across Mid City South, LA
We provide a full range of residential and commercial exterior cleaning across the submarket.
Residential Pressure Washing
The services below are the ones homeowners across Mid City South book most often, whether the property is a historic bungalow, a post-war brick ranch, or a newer build.
- House Washing
- Roof Cleaning
- Window Cleaning
- Gutter Cleaning
- Driveway Cleaning
- Concrete Cleaning
- Fence Cleaning
- Deck and Patio Cleaning
- Rust Removal
- Solar Panel Cleaning
- Residential Window Tinting
Not sure which service fits your property? Call 225-337-7771 and we will walk it with you and put together a free estimate during the same visit.
Commercial Pressure Washing
About ninety percent of our commercial work runs after hours or on weekends so the business stays open and the lot stays clear. We tape every electrical outlet and metal door joint before chemistry hits, and we bring our own water supply when needed.
- Building Washing
- Storefront Cleaning
- Drive Through Cleaning
- Parking Lot and Garage Cleaning
- Exterior Cleaning for Apartment Complexes
- Graffiti Removal
- Gum Removal
- Gas Station Cleaning
- Car Wash Cleaning
- Post-Construction Cleanup
- Commercial Window Tinting
- Exterior Cleaning for HOAs
Property managers along the Government Street corridor and the Bocage Village Shopping Center area can call 225-337-7771 for a portfolio walkthrough.
What Mid City South Customers Get
When They Hire LA Softwash
Insurance on the Job and a Pre-Work Guide in Your Inbox
Every job carries active insurance coverage. The pre-work guide attached to your work order spells out what we will do, what we need from you, and what to expect on the day.
Six Years Working These Streets
Six years of soft wash and pressure wash work in this market means we know the local surfaces well. That includes the right approach for older shingle roofs and the right chemistry for historic brick that should never see high pressure.
Plant Care That Runs Through the Whole Wash
Plants get a spritz before the work, again during the wash, and a final rinse when we are done. Roof cleanings finish with a neutralizer pass through the surrounding beds.
Confirmed Appointments Without a Deposit
Your signed work order confirms the date on its own. Payment is collected after the job is finished and you have reviewed the after-photos.
A Soft Wash Unit Separate from the Pressure Washer
The soft wash rig on our truck is its own commercial-grade machine. It runs around 150 to 200 PSI at the pump, which is the right pressure for shingle roofs, painted wood, and brick veneer.
Call for a Free Pressure Washing Estimate in Mid City South!
Step-by-Step Pressure Washing Service
in Mid City South
Estimate and Optional Site Walk
Most residential quotes are measured online and returned the same day with a phone call. Larger commercial jobs and condominium developments get a site walk first so we can review water access, lift requirements, and traffic flow before we put a price together.
Approval Packet with Work Order and Pre-Work Guide
Once price and date are set, you receive a formal approval link copied to our insurance carrier. The attached pre-work guide covers plant protection, water access, payment options, and everything else you need to know before the crew arrives.
Property Protection on the Morning of Service
The day of the job, every electrical outlet, ceiling fan, and TV that could catch overspray gets taped and covered. On commercial work, metal-frame door joints get the same treatment. Cones and caution tape go up wherever traffic needs to be controlled.
Soft Wash and Pressure Wash by Surface Type
We adjust our bleach-and-soap chemistry on each job for how heavy the algae and oak tannin load is on the substrate. Flatwork gets pre-treated and then pressure washed, with concrete under three years old kept on the soft-wash side to protect the surface. House washes carry from the soffit and fascia down to ground level, including porches, patios, and windows.
Plant Care and Rinse
The routine is a spritz before chemistry, a spritz during the wash, and a final rinse afterward. Yards throughout the submarket often hold camellias, azaleas, and old-line shrubs right against the foundation, so we take time with the rinse and make sure the beds are flushed. Roof cleanings finish with a neutralizer pass across the surrounding landscape because that chemistry runs hotter.
Final Photos and Payment
A full set of after-photos lands in your inbox at the end of the job, giving you a complete record of the finished work whether you were on site or not. Final payment is processed through the link in your original packet.
LA SOFT WASH
Pricing, Bundle Savings, and Maintenance Plans
for Mid City South
Our pricing is straightforward. The numbers below are starting points, with final cost depending on access, story height, and the condition of the surface.
| Service | Starting Price |
|---|---|
| House Washing | $0.20 to $0.30 per square foot under roof |
| Roof Cleaning | $0.30 to $0.60 per square foot |
| Window Cleaning | $2 to $30 per pane |
| Window Tinting | $10 to $15 per square foot (30-year warranty) |
| Gutter Cleaning | $1 to $4 per linear foot |
| Driveway and Concrete Cleaning | $0.10 to $0.18 per square foot |
| Deck and Patio Cleaning | $0.15 per square foot ($300 minimum) |
| Solar Panel Cleaning | $10 per panel |
The combined price on a house wash plus a concrete cleaning comes in 5% off, and stacking a roof cleaning into that same booking pushes the savings to 10% off.
Maintenance plans run at a discount because the visit is already on the calendar before we show up. Annual house washes hold at about 5% off the standard rate, taking a $500 wash to $475 every year. Window cleaning on biannual and quarterly cycles steps into deeper discounts as the work rotation tightens, and commercial portfolios fold storefronts, drive-throughs, sidewalks, and parking lots into recurring contracts at custom rates aligned to your maintenance schedule.
The Guarantees Behind
Every Mid City South Job
The guarantees below are written into every job we take on, giving you a clear picture of what we will deliver from quote to final walkthrough.
Insurance That Stays with the Crew
Active coverage is part of every job. It travels with the truck onto your property and stays in place from setup to final walk.
A 45-Day Plant Replacement Promise
We stand behind the plants in our work zone for 45 days after the job. Any plant that fails to recover in that window gets replaced at our cost.
Clear Talk About Older Roofs
A shingle roof past its prime can finish a clean with some natural variation, and we walk through that with you upfront. When we see those conditions during the estimate, we take photos, explain the expected finished look, and let you decide before any work starts.
A Three-Year Promise on Roof Cleanings
A clean roof should stay clean. Every roof cleaning carries a three-year warranty against the return of biological staining, and if algae or moss reappears inside that window, the next clean is on us.
Six years, Zero Unhappy Customers
In six years of business in Mid City South, no customer has ever demanded a refund or told us the work fell short.
Proudly Serving Mid City South
With Soft-Wash-First Care
Property owners across the submarket tend to know what they want. Many of them ask us about chemistry and PSI before they ask about price, and we come ready for that conversation. The soft-wash-first approach we run is exactly what brick veneers, painted historic wood, and original mortar joints need.
A few of the local anchors that frame our service area:
- Garden District
- Government Street corridor
- Old Goodwood
- Bocage Village Shopping Center
- Towne Center at Cedar Lodge
- Perkins Road overpass
If you live or run a business near any of these spots and the property could use a refresh, we are usually only a few days out from getting you on the schedule.
Schedule Your Mid City South Pressure Washing Service Today!
Spring brings the pine and oak pollen surge across the submarket, which is why our calendar fills up fastest from late February through April. Call 225-337-7771 to lock in a free quote and your preferred service window.
