Mildew and tannin that collect under Ladue’s mature canopy settle into the brick and stucco of the homes below. We soft wash those homes here in Ladue, and our team at MidWest SoftWash matches the cleaning to each surface. A lot of the work is out on the wooded lots in Ladue Forest or the estates along Old Warson Road. Call us at (636) 244-1024, and we will come take a look.
Most of what we do in Ladue is for homes, with a steady commercial side alongside it. We soft wash houses, roofs, decks, and fences, and we save the power washer for concrete when it really needs it. Either way, we match the method to the surface in front of us on every property.
Ladue homes come in brick, stucco, hardie board, and vinyl, and we tailor our approach to each one instead of using a single setting for the whole house.
Most Ladue homes do well with a once-a-year clean, and we often do the siding, flatwork, and patios in the same visit. On acre-plus lots with long drives, motor courts, and pool decks, there is simply more surface to cover than on an average home. Teardown-and-rebuild work adds to that, leaving construction dust on nearby homes and new custom builds ready for their first full exterior cleaning.
On the commercial side, we clean shopping center storefronts and flatwork, such as the properties around Ladue Crossing. It is the same soft wash process as our house washing, scaled up. We can serve HOAs and subdivisions, apartment complexes, churches, schools, medical and retirement facilities, and country club grounds.
We respond to written scopes of work and RFPs, and we carry the certificate of insurance and W-9 commercial clients need before work starts. When a property needs it, we work after hours and on weekends. Our projects run from part of a day to multi-week HOA jobs.
A few things come up again and again in what our customers tell us, and they are the standards we hold on every job.
We specialize in the properties other companies can’t handle. Luxury and historic homes, dark siding and dark trim, EIFS and stucco, and difficult roofs like slate, cedar shake, and barrel tile. If it takes real expertise, that’s exactly our work. These surfaces need the right recipe for the material, not more pressure.
We’re one of the only companies in Ladue that performs a true soft wash. Low pressure, professional cleaning solutions, and no power washer touching your home or roof. Most companies that say “soft wash” still reach for a pressure washer. We don’t. That is what protects both the surface and the manufacturer’s warranty on it.
Everyone on our team passes an annual third-party background check through Ask the Seal, which also verifies our licensing and insurance every year. When our crew is around your home and family, you know exactly who you’re trusting.
We’re a SoftWash Systems authorized company. Every technician completes 40 hours of certification training before working on your home, and our team logs at least 60 credit hours of ongoing training every year. Our founder was a national SoftWash Systems Top Gun instructor who trained other companies in the method.
Before a drop of solution touches your home, we protect your plants and property. We follow a multi-step process to protect your landscaping from start to finish, and finish delicate plants with a plant-wash application that actually feeds the soil. We’re not here for speed; we’re here to protect your property. On these big lots, mature landscaping is a real part of what we are looking after.
We’re a family-owned and operated company, built in 2009 on a simple promise: treat our team right, treat our customers right, and leave every property better than we found it. We are run by a husband-and-wife team.
Here is how a house wash goes with us, from the first call through the final walk-around.
We come out, walk the property with you, measure every surface, and set honest expectations for what each one will look like. You get a written, line-itemed estimate and a digital copy, with package options so you pick exactly what you want.
Once you approve the estimate, we set a specific day, usually within two weeks depending on the season. You get a confirmation email with the date, time, services, and any prep reminders.
The crew calls about 30 minutes ahead, and the two-person team introduces themselves when they arrive. They walk the scope with you before anything starts, so you both know the plan.
We protect your landscaping, outlets, and property first, then the lead tech does a pre-inspection. Timestamped photos start here and run through the job, pre-inspection, during, and after, and they come straight to you.
We clean with a SoftWash Systems blend module and SoftWash soaps, dialed to the surface so each material gets its own recipe. Everything comes clean from the gutters down, including an exterior gutter scrub, at low pressure with no power washer on the house. On Ladue’s brick colonials and stucco homes, we set a recipe for each material so the masonry and stucco come clean without pressure.
We rinse delicate plants with our gypsum-based plant-wash solution, which restores the soil after the wash. Our solutions are biodegradable, water-based, and phosphate-free.
We walk the whole property with you at the end and handle anything you want touched up before we leave. Then the photo link comes to you for your records.
Every Ladue property is different, but these price ranges can help you plan ahead. Whether you need one service or several, we’ll walk you through your options and provide a detailed estimate.
| Service | Pricing |
|---|---|
| House Washing | Typically $500-$800 for general-market homes, up to $10,000 or more for luxury and custom properties (custom quote by square footage, condition, and difficulty) |
| Driveway and Concrete Cleaning | Custom quote, priced by square footage and condition |
| Fence Cleaning | Custom quote, same soft-wash process and pricing basis as deck cleaning |
| Deck Cleaning | Priced by square footage and condition; typically $200-$1,200 |
| Solar Panel Cleaning | Residential typically $200-$500; commercial from $700 (varies by quantity, access, and soiling) |
| Rust Removal | Custom quote, a premium restoration service |
| Oxidation Removal and Restoration | Priced by the square foot as a restoration service; approximately $0.55 per square foot |
| Roof Cleaning | Priced by the square; $750 minimum, typically $1500-$2000 |
| Window Cleaning | Priced as part of a package; typically starts around $100 as an add-on |
| Gutter Cleaning | Call for pricing (best value as part of a maintenance plan or bundle) |
| Graffiti Removal | Custom quote, a premium restoration service |
| Awning Cleaning | Priced per awning; call for a quote |
| Building Washing, Storefronts, Parking Lots, and Apartments | Custom commercial quote, by square footage, per unit (HOA/apartments), or per project |
Our Maintenance Plans put your property on a schedule built around what it needs, for homes and commercial properties alike. We plan the whole year ahead and send the crew with about a week’s notice. It is billed as a subscription, so you are not the one keeping track.
Every job includes our satisfaction guarantee, and the house and roof work each carry their own warranty.
We stand behind every job with a 100% satisfaction guarantee. If something isn’t right, call us. A territory manager reviews your concerns, and we get the crew back out as soon as possible, often the same or next day.
Our house washing comes with a 16-month warranty on vinyl siding.
Our roof cleaning comes with a two-year warranty.
Our roof restoration treatment hydrates the roof, protects granules, and adds UV and hail resistance, and it comes with a five-year warranty.
Ladue is its own city of estate homes, big trees, and quiet streets around a small civic core. We treat every property here like the one next door. We have spent years on these lots, and the crew knows the area well. You will recognize the places we work near every day:
We spend most of our time in Ladue Forest, along the Old Warson Road estate corridor, and around the shops at Ladue Crossing.
Call us at (636) 244-1024 for a free, in-person estimate. We measure every surface on the property and hand you a written estimate with package options. The quote fits your home, not a generic rate sheet. The lots out here run large, so an on-site walk is the only way to get the number right.
