Stucco & EIFS Cleaning

Soft-wash-only cleaning for traditional stucco and synthetic EIFS — pressure is never the answer here

Typical cost

$300–$650

Job duration

3–5 hours

How often

Every 2–3 years

Stucco is the single most pressure-sensitive siding in common use. High-pressure water gouges traditional stucco, punches holes in EIFS (synthetic stucco), and drives water into the wall assembly where it causes rot and mold you won't see for years. Yet stucco's textured, porous surface collects algae and grime faster than almost any other siding. The answer is soft washing — and on stucco, it's not a preference, it's the only correct method.

Stucco vs. EIFS: Know Which One You Have

Traditional (hardcoat) stucco is cement-based, applied in multiple coats over lath, and is hard to the touch — knock on it and it feels like concrete. It's durable but porous and brittle: pressure washing erodes the finish coat, opens hairline cracks, and forces water through them into the wall.

EIFS (Exterior Insulation and Finish System, often called Dryvit) is a synthetic system: a thin acrylic finish over foam insulation board. Knock on it and it sounds hollow. EIFS is far more fragile — a pressure washer can physically puncture it, and any water that gets behind the finish is trapped against the sheathing. Many EIFS moisture-damage claims trace back to a pressure washing.

The good news: both clean beautifully with soft washing. A diluted sodium hypochlorite solution with surfactant, applied at garden-hose pressure, kills the algae and mildew feeding on the textured surface, and a low-pressure rinse carries it away without stressing the finish.

Why Stucco Gets So Dirty, So Fast

Stucco's texture is the problem — all those peaks and valleys trap airborne dust, hold moisture after rain and dew, and give algae spores a perfect foothold. Common stucco staining patterns and what they mean:

  • Green or black blotching, worst on north and shaded walls: algae and mildew — the standard soft-wash job
  • Dark vertical streaks under windows, sills, and light fixtures: dirt-laden runoff — cleans well, but recurring streaks suggest missing drip edges or failed sealant
  • Orange or rust-colored tint in irrigation zones: iron staining from sprinkler water — needs targeted rust treatment, not bleach
  • White chalky wash-down (heaviest under rough texture): natural weathering of the finish releasing lime — cleaning helps, but heavy chalking means the finish is aging and may need recoating
  • Dark banding that maps to the stud or board pattern behind the wall: thermal tracking or, on EIFS, possible moisture in the assembly — have it inspected before cleaning

What a Professional Stucco Wash Involves

A proper stucco job starts with a walkaround to find cracks, failed sealant joints, and unsealed penetrations — anywhere solution or rinse water could enter the wall. Meaningful cracks get flagged (and ideally sealed) before washing, not discovered after.

The wash itself is chemistry-forward: pre-wet landscaping, apply the soft-wash solution from the bottom up to prevent streaking, let it dwell 10–15 minutes without drying, then rinse top-down at low pressure. Heavily textured finishes may need a second application. The finish should never be scrubbed aggressively — stiff brushes and rotary tools burnish the texture and leave visible shiny patches.

Expect stucco washing to price 20–40% above vinyl siding for the same house size: more chemical (the porous surface drinks solution), more dwell management, and more care around openings.

After the Wash: Keeping Stucco Clean Longer

Because stucco re-soils faster than smooth siding, a little prevention meaningfully stretches the interval between washes:

  • Trim vegetation back 2–3 feet from walls — shade and trapped humidity are what algae wants
  • Adjust sprinklers so no head hits the stucco; irrigation water is the source of most rust tinting and localized algae blooms
  • Fix gutter overflows promptly — a single overflowing corner will paint a permanent-looking streak down a stucco wall in one season
  • Re-seal cracks and joints as they appear; sealed stucco sheds water instead of drinking it
  • In humid climates, ask about a post-wash algaecide treatment — it can add a year or more before regrowth appears

Common Questions About Stucco & EIFS Cleaning

Can stucco ever be pressure washed?
No. Traditional stucco erodes and cracks under high pressure, and EIFS can be physically punctured by it. Both are cleaned exclusively by soft washing — low pressure with a cleaning solution. Any contractor proposing high pressure on stucco is telling you they don't know the material.
How do I know if I have real stucco or EIFS?
Knock on it. Traditional hardcoat stucco feels and sounds like concrete — solid and cold. EIFS sounds hollow and may flex slightly, because there's foam board underneath. Press gently on an inconspicuous spot: EIFS gives a little. The distinction matters because EIFS requires even gentler handling.
Will the bleach solution discolor my stucco?
Properly diluted sodium hypochlorite doesn't harm cured, integrally-colored, or painted stucco — it's the industry-standard cleaner. Freshly painted or recently recoated stucco should wait 30 days before washing. A reputable company tests an inconspicuous area first on strongly colored finishes.
The dark streaks came back a few months after cleaning. Why?
Fast-returning streaks in the same spots are a drainage signature, not a cleaning failure — usually an overflowing gutter, a missing kick-out flashing, or a window without a drip edge concentrating runoff on that spot. Fix the water path and the next wash will last years instead of months.
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