LBI Exterior Cleaners
What it costs out here
Typical ranges for Long Beach Island. None of it is a quote.
Why island work prices above the mainland
Four reasons, none of them a coastal surcharge
The houses are a storey taller than they look
Post-2012 rebuilding put first floors a level up across most of the island. A house described as two storeys is often a three-storey reach in practice, and once a job leaves ladder height the labour changes shape. This is the biggest single driver in Harvey Cedars and Holgate.
Access, and what month it is
Sixty-foot lots, narrow driveways, and in July nowhere to put a truck. The same house quoted in May and in mid-August is genuinely two different jobs. Booking in the shoulder season is the largest lever a homeowner has on the price.
Salt is water, and water is time
Every elevation within reach of the ocean has to be flooded before any cleaner does anything at all. That is a real extra pass, and it is why an oceanfront house prices above an identical one four streets west.
What the surface is made of
Modern vinyl and PVC clean fast and forgive a lot. Chalked 1980s vinyl, painted wood and cedar do not — weaker solution, lighter touch, more time for the same visible result. A quote that does not distinguish between the two was written by somebody who has not looked closely.
Group
House and roof washing
| Work | Typical range | What it is |
|---|---|---|
| House soft washing | $450 – $1,400 | Low-pressure washing for siding, trim, soffits and porch ceilings. Takes off the algae, mildew and salt film that a hose leaves behind. |
| Roof soft washing | $650 – $2,200 | Low-pressure treatment for the black streaking and moss on asphalt shingle. The method shingle manufacturers actually allow. |
| Salt film and rust stain removal | $325 – $1,200 | Iron staining from irrigation wells and the chloride film off the ocean. Different problems, different treatments, neither one fixed by washing harder. |
| Spring open-up and fall close-down packages | $900 – $2,800 | House, glass, deck, shower and gutters handled as one job before the season and again after it, instead of five separate visits. |
Group
Cedar, decks and docks
| Work | Typical range | What it is |
|---|---|---|
| Cedar shake washing, brightening and sealing | $3,500 – $12,000 | Washing, brightening and — if you want it — sealing for cedar shake and shingle siding that has gone black, green or patchy. |
| Deck stripping, sanding and re-staining | $1,800 – $6,500 | Stripping, sanding and re-coating for wood decks, and low-pressure treatment for composite that has gone black in the grain. |
| Dock, bulkhead and boat-lift washing | $400 – $1,600 | Growth off the decking, the bulkhead cap and the lift frame, worked to the tide and to what is acceptable to put in the bay. |
Group
Patios, drives and pool decks
| Work | Typical range | What it is |
|---|---|---|
| Paver cleaning, re-sanding and sealing | $1,600 – $5,500 | Cleaning, polymeric joint sand and sealing for paver patios, walks and driveways that have faded, weeded or lost their sand. |
| Concrete, walkway and pool deck washing | $275 – $850 | Surface-cleaner washing for drives, walks, patios and pool surrounds — even, without the striping a hand wand leaves. |
| Outdoor shower, fence and rail washing | $250 – $800 | The outdoor shower, the fence, the gates and the rails — the small stuff that gets skipped and shows the most. |
Group
Windows and gutters
| Work | Typical range | What it is |
|---|---|---|
| Window, screen and glass door cleaning | $275 – $950 | Glass, screens, tracks and sliders, including the ocean-facing salt film that ordinary cleaning puts back within a week. |
| Gutter clearing, flushing and whitening | $175 – $500 | Clearing the run, flushing every downspout, and — separately — taking the black tiger-striping off the outside face. |
Reading a quote
Four things worth checking
- Whether the flood rinse is included, or whether you are paying for a cleaner applied over salt.
- Whether soffits, porch ceilings and the outdoor shower are in or extra — they cost very little while the rig is already set up and a lot as separate call-outs.
- Whether rust treatment is its own line. It is separate work with separate chemistry, and if it is not on the quote it is not being done.
- What pressure will be used, on which surfaces. On a roof, on cedar and on composite decking, the answer to that question is the whole job.
We are a referral service, not a contractor. We do not set prices, perform work, or take any part of what you pay a crew. Every figure on this page is a typical range for Long Beach Island and the mainland and none of it is a quote.
Want a real number?
Tell us what the property is and what it needs. One registered local crew will price it properly, and it costs you nothing to ask.