What A Roof Soft Wash Costs In Dutchess County
A professional roof soft wash in Dutchess County starts at $995 for a ranch or cape. A typical two-story colonial runs $1,200 to $1,800, and large, steep, multi-level or heavily mossed roofs run $1,800 to $2,500 and up. Every full-roof wash is covered by our One-Year Roof Wash Warranty. If only one or two faces are streaked, a partial treatment can be reviewed and may be available — but entire roof faces need to be completed. We do not spot-treat part of a slope.
| Roof | Roof soft wash |
|---|---|
| Ranch or cape (roof up to about 2,000 sq ft) | from $995 |
| Two-story colonial (2,000 – 3,000 sq ft of roof) | $1,195 – $1,800 |
| Large, steep, multi-level or heavy moss | $1,800 – $2,500+ |
Pricing note: the figures on this page are starting prices drawn from our 2026 quotes. Every property is quoted individually after we review it, and pricing is subject to change — the number on your written quote is the one that counts.
For comparison, a new asphalt roof on the same colonial runs $12,000 to $30,000 in the Hudson Valley. Most roofs that get quoted for replacement because of black streaks are structurally fine — the streaks are algae, and they wash off. That is the first thing to check before you sign anything with a roofer, and it is the reason roof cleaning is the highest-return service we offer.
What Moves The Price
Roof size. The footprint of the house times the pitch is the surface we treat. A 2,400 sq ft colonial has roughly 2,800 sq ft of roof; a sprawling ranch can have more roof than a two-story on the same lot.
Pitch and height. A walkable roof is quicker and safer to treat than a steep one, which is worked from the eave, a ladder or a lift. Three stories, dormers, valleys and multiple levels each add time.
Moss or algae. Black streaks are algae and come off with one treatment. Green moss at the eaves and along the north slope has roots under the shingle tabs; it needs a heavier application and sometimes a second visit to release fully, so a mossy roof sits at the top of its range.
Access and protection. Landscaping under the eaves, decks, pools, metal railings and power lines all need protecting from runoff, and gutters that are packed with debris have to be cleared so the rinse can drain. Skylights and solar panels are treated around, not over.
What Is Included — And What The Warranty Covers
Every full-roof wash treats the entire roof, not just the slopes you can see from the street; flushes the gutters of the runoff; protects and rinses the landscaping below the eaves; and is quoted at a firm price in writing. Streaks fade over the following weeks and moss releases and sheds with the weather — nothing is scraped or pressure-washed off, which is what keeps the shingles whole.
Our One-Year Roof Wash Warranty covers every full-roof wash: if algae or moss has not cleared within a year of the service, we re-treat at no charge. It applies to full-roof washes. A partial treatment of the streaked faces can be reviewed and may be available, but entire faces need to be completed. Not included: clearing leaves and debris from the gutters (that is gutter cleaning) — here is when to clean them and any roof repair.
Cleaning Versus Replacing: The Math Most Homeowners Never See
An asphalt roof is rated for 25 to 30 years. Algae and moss do not shorten that life by themselves — moss does, if it is left long enough to lift the tabs, but streaks are cosmetic. What shortens a roof’s life is the pressure washer a handyman puts on it: it strips the protective granules off the shingle, and a roof that has been blasted once ages five years in an afternoon. The other thing that ends a roof early is a homeowner replacing it at year twelve because it looked finished.
A soft wash every four or five years costs a small fraction of a replacement and lets the roof reach its rated life. On a two-story colonial that is roughly $1,500 a visit against $20,000 for the roof — and the clean roof also sells the house. If you are getting replacement quotes because of streaks, spend the $1,500 first. Read why soft washing is the only method any shingle manufacturer allows, or see the roof cleaning page for what the service includes and the towns we serve.
Related reading: moss on your roof: remove it or leave it? and why the roof is the first item on the exterior checklist when you sell.
Roof Types And What To Expect
Asphalt And Architectural Shingles
Nearly every roof we clean in Dutchess County is asphalt or architectural shingle, and they respond the same way: the black streaks lighten over one to three weeks as the dead algae weathers off, and moss browns, loosens and sheds over the following months. The roof is not walked on any more than it has to be and nothing is pressure-washed. Every full-roof wash carries the One-Year Roof Wash Warranty, and the result on most roofs lasts three to five years in this climate.
Slate, Cedar Shake And Standing-Seam Metal
These are a different conversation. Slate and cedar are common on the older homes in Rhinebeck and Millbrook, and each needs its own approach — and some should be left to a roofer rather than a cleaner. Send us a photo from the driveway and we will tell you honestly whether it is a job for us and what it would cost, before anyone climbs a ladder.
Roof And House Together
The algae on the roof is the same organism that is on the siding below it, and cleaning both on one visit is the best value on our price list: the second service comes in at a package rate, the property is done in one day, and both results hold for years. Our house washing cost guide covers what the house side runs; the packages and plans page covers the roof bundles and the maintenance plan that locks your price for three years.
Asphalt & Architectural
Nearly every roof we clean in Dutchess County is asphalt or architectural shingle, and they respond the same way: the black streaks lighten over one to three weeks as the dead algae weathers off, and moss browns, loosens and sheds over the following months. The roof is not walked on any more than it has to be and nothing is pressure-washed. Every full-roof wash carries the One-Year Roof Wash Warranty, and the result on most roofs lasts three to five years in this climate.
Slate, Cedar & Metal
These are a different conversation. Slate and cedar are common on the older homes in Rhinebeck and Millbrook, and each needs its own approach — and some should be left to a roofer rather than a cleaner. Send us a photo from the driveway and we will tell you honestly whether it is a job for us and what it would cost, before anyone climbs a ladder.
Add A House Wash
The algae on the roof is the same organism that is on the siding below it, and cleaning both on one visit is the best value on our price list: the second service comes in at a package rate, the property is done in one day, and both results hold for years. Our house washing cost guide covers what the house side runs; the packages and plans page covers the roof bundles and the maintenance plan that locks your price for three years.
Roof Cleaning Cost FAQ
How much does roof cleaning cost per square foot?
We quote the roof, not the square foot, but on most homes a full soft wash works out to roughly 40 to 75 cents a square foot of roof — from $995 for a ranch, $1,200 to $1,800 on a typical two-story colonial in Dutchess County, and $1,800 to $2,500 and up for steep, large or heavily mossed roofs. Those are starting points; every roof is quoted individually and pricing is subject to change.
Is it worth cleaning, or should I just replace the roof?
If the shingles are intact and the complaint is black streaks or moss, cleaning is almost always the answer: $1,200 to $1,800 against $12,000 to $30,000, and the roof goes on to reach its rated life. If shingles are curling, cracked or missing granules across the roof, that is a roofer’s call — we will tell you either way from a photo.
How long does a roof cleaning last?
Three to five years on most roofs in the Hudson Valley. Heavy shade, a north-facing slope and overhanging trees shorten that; a sunny, open roof can go longer. Every full-roof wash is covered by our One-Year Roof Wash Warranty regardless.
Will it damage the shingles?
No. A soft wash puts no pressure on the roof — the solution does the work and the weather does the shedding. Pressure washing is what strips granules and shortens a roof’s life, and it is the one thing every shingle manufacturer tells you never to do.
What about the gutters, plants and the deck below?
The landscaping is pre-wet and rinsed, decks and railings are protected, and the gutters are flushed of runoff as part of every job. If the gutters are packed with leaves they need to be cleared first so the rinse can drain — that is a gutter cleaning, quoted separately.
How do I get an exact price?
Send a photo of the roof from the driveway with your address. That is enough to see the size, pitch and how much growth there is, and you will have a firm price in writing — usually the same day — before anyone comes out.