2026 pricing guide from a local soft washing company.
Most Charlotte homeowners pay between $400 and $800 for professional roof cleaning. Larger or multi-story homes typically run $800 to $1,500 or more, depending on roof size and staining severity.
Those numbers are based on our actual pricing as a Charlotte-area soft washing company. National averages from sites like Angi and HomeGuide put the range at $300 to $1,000, but real-world pricing in the Charlotte metro tends to run a bit higher than the low end because of our humidity and the algae growth that comes with it.
Below, we'll break down what drives the price, how soft washing compares to pressure washing, and whether the cost is worth it for your home.
Based on our 2026 pricing for the Charlotte metro area
The best way to lower your per-service cost is to bundle. We offer 50% off additional services when you book roof cleaning.
Since our crew is already at your property with all the equipment set up, adding another service takes less time and setup than booking it separately. That's why we pass the savings along.
Discounts apply when services are performed on the same visit. Mix and match—bundle as many add-ons as you want.
For example, if your roof cleaning costs $600 and you add a house wash that would normally run $450, the house wash drops to $225. You get both services for $825 total instead of $1,050 separately.
Roof size, pitch, number of stories, staining severity, and accessibility are the biggest factors that determine what you'll pay for roof cleaning in Charlotte.
Each one moves the needle on price differently:
This is the biggest variable. A 1,500-square-foot roof takes less time, labor, and cleaning solution than a 3,500-square-foot roof. Most companies price primarily by square footage.
Steeper roofs and multi-story homes require more safety equipment and take longer to clean. A walkable single-story ranch will cost less than a steep two-story colonial.
Light algae streaking cleans up faster than heavy black growth or moss. If your roof hasn't been cleaned in 10+ years and has thick buildup, expect the job to take longer and cost more.
Standard asphalt shingles are the most common and straightforward to clean. Tile, cedar shake, and metal roofs sometimes need different approaches, which can affect pricing.
Roofs blocked by landscaping, fences, or tight property lines take longer to set up and clean. Open, easily accessible roofs cost less.
Our heat and humidity create ideal conditions for Gloeocapsa magma (the algae behind those black streaks). Most Charlotte roofs need cleaning by the time they're 5 to 8 years old.
Soft washing costs roughly the same as pressure washing upfront, but it's the only method that won't void your shingle warranty or damage your roof.
The comparison breaks down like this:
Soft washing uses low pressure (about the strength of a garden hose) combined with a cleaning solution that kills algae and bacteria at the source. It's the method recommended by the Asphalt Roofing Manufacturers Association (ARMA) and by shingle manufacturers like GAF and CertainTeed.
Pressure washing blasts water at high pressure to knock off surface grime. It works on concrete and driveways, but on a roof it strips the protective granules off your shingles. Those granules are what protect your roof from UV damage and weather. Once they're gone, they're gone.
If someone quotes you a "cheap" roof cleaning using pressure washing, factor in the cost of replacing your shingles years earlier than you should have to. Pressure washing your roof is one of those deals where you pay less now and a lot more later.
For most homes in the Charlotte area, professional roof cleaning pays for itself by keeping your roof from aging out early — and the curb appeal bump doesn't hurt either.
Run the numbers:
A full roof replacement in the Charlotte area runs $8,000 to $15,000 or more, depending on your home. Algae and moss gradually break down your shingles' protective granules, which means a neglected roof ages faster than it should. Regular cleaning every 3 to 5 years can help your roof last 5 to 10 years longer.
If you spend $600 on a cleaning every 4 years and it adds even 5 extra years to your roof's life, you've avoided spending $10,000+ on a premature replacement.
A roof covered in black streaks makes your whole house look older than it is. If you're planning to sell, a clean roof can increase your home's perceived value by 5 to 10 percent. Even if you're not selling, it's the first thing people see when they pull up to your house.
And those dark algae streaks absorb heat instead of reflecting it. Removing them can lower your cooling costs during Charlotte's long, hot summers.
Ready to see what roof cleaning would cost for your home?
Get Your Free EstimateYou can, but the safety risks and potential for shingle damage make it a bad trade-off for most homeowners.
DIY roof cleaning means getting on your roof, which is where most of the risk comes in. One slip and you're in the ER. Beyond safety, there are practical problems:
By the time you buy supplies and spend a full day on your roof, you're not far off from what a professional charges—and a professional carries insurance, knows the right chemical ratios, and has done it hundreds of times.
Most Charlotte-area roofs need professional cleaning every 3 to 5 years, though heavily shaded homes may need it more often.
Our climate is one of the best in the country for growing algae. The combination of heat, humidity, and afternoon thunderstorms means Gloeocapsa magma (the algae behind black roof streaks) thrives here.
A few things speed up how quickly your roof gets dirty again:
If you had your roof cleaned and it's been 3 years, start watching the north-facing slopes. That's where algae shows up first. When you start seeing dark streaks or green patches, it's time.
The typical range is $400 to $800 for a standard home. Larger properties, multi-story homes, and roofs with heavy algae or moss buildup can run $800 to $1,500 or more. The final price depends on roof size, pitch, staining severity, and how easy it is to access.
Soft washing can cost slightly more upfront than pressure washing, but it's the only method recommended by shingle manufacturers like GAF and CertainTeed. Pressure washing voids most roof warranties by stripping protective granules from shingles. Soft washing results also last 3 to 5 years compared to 1 to 2 years for pressure washing, making it more cost-effective long term.
In the Charlotte area, most roofs need professional cleaning every 3 to 5 years. North-facing slopes and heavily shaded roofs may need cleaning more frequently due to faster algae growth. After a professional soft wash, you can expect results to last 3 to 5 years before algae becomes visible again.
Yes. A clean roof can increase your home's resale value by 5 to 10 percent and help your roof last 5 to 10 years longer. Since a full roof replacement costs $8,000 to $15,000 or more, spending $400 to $800 on cleaning every few years is a fraction of the cost of premature replacement. Regular cleaning also lowers cooling costs by removing dark algae that absorbs heat.
It's possible but not recommended. Working on a roof is dangerous, and using the wrong chemicals or too much pressure can damage your shingles and void your warranty. The cost of buying cleaning solutions, a pump sprayer, and safety equipment often approaches what a professional charges for a single cleaning. Most homeowners find the risk isn't worth the savings.
The biggest factors are roof size (square footage), roof pitch and steepness, number of stories, severity of algae or moss growth, roof material, and accessibility. A single-story ranch with light staining will cost less than a steep two-story colonial covered in heavy algae. Most companies provide free estimates after reviewing your specific property.
Yes. We offer 50% off house washing, window cleaning, or driveway cleaning when you bundle them with roof cleaning on the same visit. Since our crew and equipment are already set up at your property, adding services costs less than scheduling them separately. You can mix and match as many add-ons as you want.
See how our soft wash process works and check out before/after photos.
Learn MoreWhat causes those dark streaks and why pressure washing makes them worse.
Read GuideThe manufacturer-approved method for cleaning roofs without damage.
Read Guide93+ five-star reviews on Google. We stand behind every job.
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