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HOUSE WASHING
House washing for Ham Lake and the north metro
A no-pressure soft wash that kills algae, mildew and lichen at the root, so siding comes clean without force.
The green and black patches on the shady side of a house are not dirt. They are algae, mildew and lichen growing on the siding. Glass House removes them with a soft wash: a cleaning solution that kills the growth at the root, rinsed at 50 to 300 psi instead of blasted off.
Homes in Ham Lake, Andover and Blaine give that growth everything it needs: shade from the oaks, damp air off the lakes and wetlands, and walls that never quite dry. Growth that is only blasted off returns quickly, while growth killed at the root stays gone far longer.
GUARANTEED
Every house wash carries the Honest Results Standard, the Satisfaction Guarantee and the Workmanship Standard. The full wording is in Guarantees below.
★ Rated 4.9 on Google · 44 reviews
Insured to $2M
Owner-operated
Based in Ham Lake
SHARE & SAVE
15%
+
15%
YOU
YOUR NEIGHBOR
Book the same day as a neighbor and you both get 15% off. Just ask when you book.
WHY SIDING STAINS HERE
Local water, local weather, local growth
Most of what ends up on a house here comes from three sources: the well water, the weather and the trees. These figures show what the water and the weather bring.
100%
of Ham Lake homes draw their water from private wells, because the city has no municipal water system.
2002
is the year Andover built its iron and manganese removal plant. At peak summer demand, the city says, untreated wells still run and bring iron back.
0.3 PPM
is the iron level, in parts per million, at which the Minnesota Department of Health says water begins leaving yellow, red or brown stains.
31.6 in
of precipitation falls in an average Twin Cities year, nearly half of it in June, July and August.
Sources: Minnesota DNR, Blaine–Ham Lake area well interference fact sheet (2023); City of Andover Water Department; Minnesota Department of Health, Iron in Well Water; NOAA 1991–2020 climate normals for Minneapolis–St. Paul.
WHAT GROWS ON SIDING
Shade, moisture and a place to grow
Organic growth needs three things: shade, moisture and a surface to grow on. Many north metro homes provide all three.
North walls and behind the AC
Growth appears first on the sides of a house that receive the least sun, which is why north walls are usually the worst. Check behind the air conditioning unit and in shaded corners near trees as well. The longer growth is left, the further it spreads, and it returns faster on a wall that has been neglected.
Lake and wetland lots grow fastest
Homes on Coon Lake, Lake Netta and the wetlands that run through Ham Lake and Andover sit in damp air, and their siding greens up noticeably faster. Water, shade and humidity are exactly what algae and mildew need, and lake lots are where most of our work takes place.
Oaks, sand and shade
Much of Anoka County sits on the Anoka Sand Plain, where the native trees are bur oak and northern pin oak. Those oaks shade many north metro homes, and their pollen and shade feed the growth on the walls beneath them, especially on the north side.
Pollen and winter road film
Spring pollen coats everything, and it is the most common reason a house washed last year looks dirty again. Homes near Highway 65, Highway 10 and the county roads also collect salt spray and road film over the winter. Both come off in a spring wash.
Sources: Minnesota DNR, Anoka Sand Plain ecological subsection; Minnesota DNR lake pages (Coon Lake, Ham Lake); City of Ham Lake, History of Ham Lake.
BEFORE AND AFTER
One wall, one soft wash
The same shaded wall before and after a Glass House soft wash. The growth was heaviest high on the wall, where it stays damp longest, and around the AC unit.
BEFORE
Black algae streaking down a tall vinyl wall, heaviest up high where it stays shaded and damp.
AFTER
The same wall after a no-pressure soft wash, with no ladders against the siding, no pressure washer, and the growth killed at the root.
HOW WE WASH
Chemistry does the work. Pressure never touches your siding.
A pressure washer runs 3,000 to 4,000 psi. Our soft wash system runs 50 to 300, comparable to a garden hose, so the solution does the cleaning and nothing is stripped, etched or driven behind your siding.
01
Everything is rinsed first
Before any solution goes on, plants, windows and anything not being cleaned are wet down, and they stay wet during and after the wash. Drift that lands on a pre-wet surface is diluted to the point of being harmless, which is why landscaping comes through a soft wash well.
02
A mix matched to your siding
The solution is sodium hypochlorite, similar to a diluted household bleach, and its strength depends on the surface. Vinyl, painted wood, stucco, brick, stone and composite each receive their own mix, always starting with the lightest the surface will take and reapplying rather than going stronger.
03
Dwell time, watched closely
Dwell time is how long the solution stays on the wall before rinsing: about 5 to 10 minutes on vinyl, and only 3 to 5 on paint. Carson's field rule is simple: algae that turns brown is coming down, and algae that turns black is going to come back. Green algae usually fades right away.
04
A thorough, low-pressure rinse
Everything put on the siding either stays there or comes down, and bringing it down takes a great deal of water. The system moves 11 gallons a minute, so each wall is rinsed completely, with no chemical left behind to discolor the surface.
IDENTIFY BEFORE YOU TREAT
Name the stain before anyone treats it
People call all of these a stain, and from twenty feet they can look alike. The treatment for one can make another permanently worse, so we sort them out first, at the walk-around.
WHAT YOU SEE
WHAT IT USUALLY IS
FIXED BY A HOUSE WASH
Green, grey or black patches, worst on the north side
Organic growth: algae, mildew, mold, lichen or moss
Yes. This is exactly what a soft wash is for.
Orange, red or tan streaks under spigots and in sprinkler arcs
Iron from well water, oxidized on the surface
No. It needs iron-specific treatment, and bleach can set it permanently.
Dark brown to black spots from well water
Manganese, a close relative of iron
No. It is treated like iron, with a stain remover rather than a wash.
White chalk that rubs off on your hand, worst on south and west walls
Oxidation: the siding or paint itself breaking down in the sun
No. A wash removes loose chalk but cannot restore faded color.
Black vertical stripes down the face of the gutters
Tiger stripes: asphalt residue bonded to the gutter's finish
No. Gutter brightening, a separate treatment, removes them.
White, crusty deposits on brick, stone or concrete
Efflorescence: mineral salts coming out of the masonry
No. It needs an efflorescence remover, and it can return.
PRICE AND STANDARD
What house washing costs, and what backs it
YOUR HOUSE WASH, AT A GLANCE
NORTH METRO
Soft wash, standard siding
$450–$700
Vinyl and other standard siding
Stucco, brick or stone
$675–$1,050
A soft wash tuned for masonry, with dwell time set for the surface
Service Plan member on a Preferred day
From $315
25% member rate, plus 5% on a Preferred day
Walk-around before we start
Included
The right mix for each surface, with any concerns raised first
Lake and wetland lots
Same price
Lake lots cost the same, with a yearly wash recommended
BY HOME SIZE
Home size
Standard siding
Stucco, brick, stone
Up to 2,000 sq ft
$450
$675
2,001–3,000 sq ft
$550
$825
3,001–4,000 sq ft
$700
$1,050
4,001–5,000 sq ft
$850
$1,275
5,001–6,000 sq ft
$1,000
$1,500
6,001–7,000 sq ft
$1,200
$1,800
Over 7,000 sq ft
Priced by Carson
Priced by Carson
Typical 2,000–4,000 sq ft home
$450–$700
House Washing (Soft Wash) typically runs $450–$700 — $450 for a 2,000 sq ft home and $700 for a 4,000 sq ft home. That’s standard siding; brick, stucco and stone run 50% more, and bigger homes go up from there. Carson confirms the exact price after he looks at it.
House Washing (Stucco/Brick/Stone) typically runs $675–$1,050 — $675 for a 2,000 sq ft home and $1,050 for a 4,000 sq ft home. Yours depends on the home, so Carson confirms the exact price after he looks at it.
WAYS TO SAVE
Fall Promo, through November 30
Free gutter cleaning with a house washing or a roof washing, applied automatically. One offer per quote, so it does not combine with the flash sale; you get the bigger one.
Service Plan members
25% off any other work, holiday lighting included
Preferred day
Another 5% off on top of any other saving, up to 25% in all
Veterans
10% off any service
Seniors 65 and older
$50 off
Same-day neighbors
15% off for both households
Three projects together
10% off
Discounts don't combine — you receive whichever single saving is largest. Then a Preferred day can take another 5% off, up to 25% in all (Service Plan members aren't capped).
This season’s flash sale is shown at the foot of every page.
GUARANTEES
What backs the work, word for word
These are printed word for word on your quote, your work order and your invoice.
INCLUDED
Honest Results Standard
Soft washing targets roughly 90% improvement on normal organic buildup. We won't risk damaging your property to chase the last few percent — and we'll always tell you what's realistic up front.
INCLUDED
Satisfaction Guarantee
If we are not satisfied with the outcome of your window cleaning, gutter cleaning, house washing, or roof washing, you will not be charged.
INCLUDED
Workmanship Standard
If we miss an area or leave normal cleanable residue, tell us and we'll re-clean or touch it up. Our guarantees cover the cleaning result — not repairs, replacements, permanent stains, or conditions that can't be safely corrected through cleaning.
WHAT IS INCLUDED
What a house wash includes and leaves out
A house wash is maintenance cleaning for organic growth and everyday grime. Stains and damage are separate services, and we identify them before we start.
INCLUDED
In every house wash
• Soft wash of siding, soffits, fascia, eaves and trim
• Algae, mold, mildew, pollen, cobwebs and bug residue removed
• Plants and windows wet down before, during and after
• The lightest mix each surface will take, stronger only if needed
• Roughly 90% improvement on normal organic buildup
• Before and after photos with your receipt
NOT INCLUDED
Specialty work, quoted separately
• Oxidation, chalking and color that has faded out
• Iron, rust and manganese stains
• Artillery fungus, paint stains and failed coatings
• Tiger stripes on gutters
• Deep staining in porous surfaces
• Inspecting or repairing outdoor outlets and fixtures
EQUIPMENT AND METHODS
Chemistry does the work, not pressure
The soft wash system moves 11 gallons a minute at 50 to 300 psi and reaches 85 feet from the ground, so most homes are washed without a ladder touching the siding. The mix is sodium hypochlorite, similar to a diluted household bleach, at the lightest strength each surface will take. Surfactant, an additive that makes a mix cling, is left out of most house washes because it takes far more water to rinse off; it is added only when a home is heavily landscaped.
SAFETY AND CARE
How we keep your home and family safe
A soft wash uses chemistry instead of force, and chemistry is safe only when it is handled with discipline. These are the rules we follow.
LADDERS
Ladders rarely touch your siding
Most homes are washed and rinsed entirely from the ground, so ladders are rarely needed. Where one is, it carries padded standoffs so nothing marks the exterior, levelers to keep it steady on soft ground, and it is set at a 4 to 1 angle and tied off above two stories.
ELECTRICAL
Outlets, lights and cameras
Washing puts water on the outside of your house. We assume outdoor outlets, fixtures and cameras are installed for the weather, but we are not electricians and do not inspect them. If something looks compromised, we adjust, postpone or skip that section rather than wash over it.
AFTERWARD
Three hours to dry
Kids and pets are welcome at home during a house wash, and there is no need to keep them inside. We ask only that they are not underfoot while we work, and that everyone stays off freshly washed areas for at least 3 hours once the wash is finished.
WASPS
Active nests stop work
An active wasp or hornet nest makes that section unsafe to wash, because we cannot safely work around stinging insects. We finish everything else and tell you exactly what was skipped, and once the nest has been treated, the remaining section is rescheduled.
THE OWNER
Why Carson washes with chemistry, not force
Glass House is owned and run by Carson Brenny, with no crews, subcontractors or handoffs. He grew up in Ham Lake, went to Blaine High School and has worked full-time in the trade since 2020. He mixes the solution, washes your walls and walks the house with you when the work is done.
A pressure washer is faster, but it can strip paint, drive water behind siding and leave marks that cannot be undone. Carson uses chemistry, low pressure and more water on your plants than seems necessary, because a clean house is only a good result if nothing was harmed along the way.
IN CARSON'S WORDS
“It's my neighbors' homes: their biggest investment, one of the places they spend the most time, and where the people they care about most live. It's something everyone should enjoy, and I believe that.”
Carson Brenny, owner
✓
The same person from quote to final walkthrough
✓
Soft wash at 50 to 300 psi
✓
Insured to $2M
HONEST EXPECTATIONS
What a house wash cannot fix, explained first
Chalky, faded siding
Old vinyl and paint oxidize: sunlight breaks the surface down into a powder, usually on south and west walls first. A wash removes loose chalk but cannot restore color that has faded out of the material. Hose the wall down: if the color returns rich while it is wet, oxidation removal can recover it.
Iron, rust and manganese
Orange and brown stains from well water, sprinklers and fertilizer need stain-specific chemistry, never bleach, which can set them. Catch them early: left long enough, they bond into the surface permanently. Every stain job starts with a spot test, and we charge only if it is a job we can complete.
Fragile and aging surfaces
Oxidized or loose siding, aged paint, failing coatings, rotten wood and old caulking can be damaged by any washing. On surfaces like these we may ask you to sign a damage waiver first, and we would rather leave a little staining than risk harming the home to chase perfection.
Cedar, wood and paint finishes
Cedar turns grey under any bleach-based wash, at any strength, which is why it receives its own restoration: wash, brighten, then seal. Other wood, paint, soffits and wood ceilings need a properly sealed finish, because an unsealed surface can discolor. We point out anything that looks unsealed before we start.
DOING IT YOURSELF
A safe way to treat a small, low spot
For a small patch within reach from the ground, a hand pump sprayer and a soft brush are fine. This is the same process we use, scaled down.
01
Wet everything down first
Rinse plants, windows and anything you are not cleaning with a garden hose before you start, and keep them wet during and after. Wet leaves and glass dilute any drift before it can do harm.
02
Apply a light mix
NEVER MIX BLEACH AND ACID
A bleach-based wash and an acid-based rust or gutter cleaner produce chlorine gas together. After washing with a bleach mix, rinse thoroughly and let everything dry before any acid product comes out. And if a spot cannot be reached from the ground, that is the place to stop: ladders hurt far more people than chemicals do.
Use a mix made for your type of siding and start on the light side. Apply it with a pump sprayer and work small spots gently with a soft brush. A second light application is safer than one strong one.
03
Keep it wet while it works
Give the solution several minutes to work, and do not let it dry on the wall. Work in small sections so each one can be rinsed before it dries, especially on a warm day.
04
Rinse it thoroughly
Rinse from the top down with a garden hose until the wall runs completely clear, then rinse the plants below once more. Solution left on the siding can discolor it as it dries.
05
Know when to stop
High-up growth, a two-story wall or a whole house is where a homeowner's machine, at 2 to 3 gallons a minute, makes the rinse slow and the ladder dangerous. That is the point to call a professional.
MINNESOTA TIMING
Timing a house wash in the north metro
MARCH TO JUNE
The natural start
The exterior season opens March 1. Pollen, winter salt spray, sand and road film all come off in one visit, which makes spring the natural time to start.
JULY TO SEPTEMBER
Full season
The height of the washing season. On hot days, surfaces are pre-wet and the house is washed in sections, so the solution never dries on the siding.
OCTOBER TO NOV 15
Still good washing weather
Fall remains good washing weather. The exterior season closes November 15, when homeowners begin shutting off their outside spigots for the winter.
HOW OFTEN
Every year or two
Every year or two for most homes, and at least once a year for lake and wetland lots, where siding greens up fastest. That is what the growth rate requires.
Between washes, aim sprinklers at the grass rather than the house, trim shrubs back a foot or two so air moves along the walls, and keep gutters clear so overflow does not run down the siding. The sun cannot be moved, but moisture can be taken away.
BEFORE WE ARRIVE
Five minutes of prep makes the day go smoothly
This is the same checklist that comes with every Glass House quote, and each item takes only a few minutes.
1
Turn the spigot on
We connect to your outside spigot, so please make sure it is on and easy to reach, not shut off at the inside valve or behind a locked gate. In spring and fall, a winterized spigot can be opened only from inside the house. Please also unlock any gates, keep pets clear of the work area and close your windows.
2
Move your vehicles
Move cars, trucks and trailers out of the driveway, into the garage or onto the street. This protects them from overspray and gives us clear access to your home.
3
Furniture, chairs and potted plants
Move chairs and potted plants at least 15 feet from the house, or into the garage. Small, light items such as cushions and toys can be left to us; we move them and return every piece.
4
Check for wasp nests
Walk around the house and look under the eaves and above the doors. If you find an active nest, please have it removed before we arrive, because we cannot work safely next to one. If you cannot reach it, text us so we can plan around it.
5
Powder-coated surfaces
Powder coating is the smooth, baked-on finish on items such as metal railings, light fixtures and some patio furniture. Certain products can damage it, so tell us if you have any, or if you are not sure.
6
Specialty wood
Cedar shakes, teak furniture, ipe decking and log siding each need a plan of their own, whether the wood is being cleaned or carefully avoided, so please tell us about it before we arrive. If you are not sure what kind of wood you have, text us a photo.
7
Prized plants or a pond
Tell us about prized plants or a koi pond when you book, and we will take extra care around them in addition to the usual rinsing before, during and after the wash.
WHERE WE WASH
House washing across the north metro
Glass House is based in Ham Lake and washes homes throughout Anoka County and the Twin Cities north metro.
Each city page covers the local conditions that affect your home. The surrounding north metro is served as well, and we travel farther for a small trip fee, with clients as far north as Alexandria and Lake Mille Lacs.
HOUSE WASHING QUESTIONS
House washing FAQ
Will soft washing hurt my plants or lawn?
No. Everything we are not cleaning is rinsed before, during and after the wash, so any drift lands on a wet surface and is diluted to the point of being harmless. If you have prized plants or a koi pond, tell us when you book and we will take extra care around them.
Is soft washing the same as pressure washing?
No. Pressure washing cleans with force, at around 3,000 to 4,000 psi. Soft washing cleans with chemistry and rinses at 50 to 300 psi, comparable to a garden hose. Force is what strips paint, etches siding and drives water behind it, and it does not kill growth at the root, so the growth returns.
Do you need my water?
Yes. We connect to your outside spigot, so it needs to be turned on and easy to reach, not shut off at the inside valve or behind a locked gate. This matters most in spring and fall, when a winterized spigot can be opened only from inside the house. Where there is no outside water, a water tank can be brought to the site.
How often should I wash my house?
Every year or two for most north metro homes. Homes on a lake or beside a wetland should be washed at least once a year, because water, shade and humidity bring the growth back faster. Aiming sprinklers away from the house and trimming shrubs back from the walls also slows its return.
Will a house wash remove the orange stains from my sprinklers?
No. Those orange stains are iron from well water, and they need iron-specific treatment rather than a wash, because bleach can set them permanently. The sooner they are treated, the better they come out, and every stain job starts with a spot test. Aiming sprinkler heads away from the house stops new stains from forming.
My siding looks chalky. Will washing fix it?
Washing removes the loose chalk, but faded vinyl does not regain its color, because the color has faded out of the material itself. To check, hose the wall down: if the color comes back rich while it is wet, oxidation removal can recover it. We confirm this at the walk-around, before any work starts.
What does it cost?
House Washing (Soft Wash) typically runs $450–$700 — $450 for a 2,000 sq ft home and $700 for a 4,000 sq ft home. That’s standard siding; brick, stucco and stone run 50% more, and bigger homes go up from there. Carson confirms the exact price after he looks at it.
Do you put ladders against my siding?
Rarely. The soft wash system reaches about 85 feet from the ground, so most homes are washed and rinsed without a ladder touching the siding. When a ladder is needed, it carries padded standoffs so nothing marks the exterior, and levelers to keep it steady on soft ground.
Can my kids and dog be home?
Yes. Kids and dogs are welcome to stay home during a house wash. Our only requests are that they are not underfoot while the work is underway, and that everyone keeps off the freshly washed areas for at least 3 hours after we finish.
What if it rains on the day?
Rain on the day of a house wash means we reschedule, and weather reschedules are always free and never count as a cancellation. For any other change to your appointment, please give at least 48 hours' notice, as described in our service policies.
