Randolph, NJ · family owned
Power washing & soft washing in Morris County, NJ
Low-pressure soft washing for siding and roofs, and the right pressure for concrete, decks and patios. Residential and commercial, with free estimates and your price guaranteed in writing.
Fully insured & bonded · price guaranteed in writing · free estimates
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3
generations of family service
12
Morris County towns served
Free
estimates, no hard sales
Same-day
quotes for most properties
What we do
Exterior cleaning for Morris County homes and businesses
House washing
Safe soft wash removes algae, mildew and dirt from vinyl, brick, stucco and wood siding.
House washing →
Roof & siding cleaning
A low-pressure soft wash clears black algae streaks and moss from asphalt shingles.
Roof & siding cleaning →
Driveway & sidewalk cleaning
Removes oil stains, dirt and algae from concrete, asphalt and pavers.
Driveway & sidewalk cleaning →
Patio & deck cleaning
Restores wood and composite decks and paver patios, before sealing if you want it.
Patio & deck cleaning →
Commercial power washing
Storefronts, buildings, parking lots, sidewalks, HOA and multi-unit properties.
Commercial power washing →
All residential services → · All commercial services → · also gutter, window and fence cleaning. Get a free estimate →
Fully insured & bonded · price guaranteed in writing · free estimates
Why Burrini’s
The right method for every surface
Pressure is the right tool for concrete. On siding and roofs it can crack, gouge and force water behind panels. We soft wash those surfaces: a cleaning solution at low pressure does the work, then a gentle rinse.
We are a family business serving Morris County across three generations, from our office on Park Avenue in Randolph.
Recent work
Jobs from around Morris County
Deck cleaning
Cedar siding and garage
Gutter cleaning
Pergola deck
Wood deck
Roof cleaning, before and after
Like what you see? Get a free estimate →
Customer reviews
What Morris County customers say
★★★★★
“Thank you to Burrini’s Power Washing for doing such an amazing job on our driveway. The difference is incredible. It looks cleaner, brighter, and really brought the whole front of our home back to life.”
Brian R. · Morris County, NJ
★★★★★
“Excellent service. Very prompt, priced right, did a great job. After rain washed away some of the work, they did not hesitate to quickly return and re-do the affected area.”
Fred L. · Randolph, NJ
★★★★★
“Our house had years of grime and mildew on the siding. Burrini’s soft wash brought it back to looking brand new. The crew was professional, careful with our landscaping, and the price was very fair.”
Susan M. · Morristown, NJ
Where we work
Serving Morris County, NJ
Burrini’s Power Washing on Google Maps
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How it works
Free estimate
Call or fill out the form. We give a fast, honest quote, usually the same day for Morris County properties.
Schedule
Pick a day that works for you. We confirm the appointment and tell you what to expect.
Professional clean
Our crew arrives on time with commercial equipment and eco-safe detergents. Most jobs are finished the same day.
Walkthrough
We inspect every surface with you. You don’t pay until you’re 100% satisfied.
Power washing and soft washing in Morris County NJ: how to pick the right method
Power washing uses pressurized water and suits concrete, pavers and other hard surfaces. Soft washing uses a cleaning solution at low pressure with a gentle rinse, which suits siding and roofs. Most Morris County properties need both, matched to each surface, so the right choice depends on the material being cleaned and not on the equipment a contractor owns.
Power washing and soft washing are two different jobs
Power washing relies on pressurized water, sometimes heated, to blast dirt, oil and growth off hard surfaces. Soft washing reverses the balance. A detergent solution does the cleaning at low pressure, and the water mostly rinses. Neither word is a quality grade; each is right for some surfaces and wrong for others.
Concrete driveways, sidewalks and garage floors can usually take more pressure. Siding, painted trim and roofs do not. The polymeric siding trade association (Polymeric Exteriors Products Association) says a power washer can be used on vinyl siding only with caution. Some siding makers advise against it entirely, others set limits on pressure and cleaners, and aiming the stream upward can push water behind the panels. Roofing is stricter still: the Asphalt Roofing Manufacturers Association tells owners not to use a power washer on algae-stained shingles, warning that high-pressure systems are likely to damage asphalt roofing. (VSI, ARMA)
That is why we soft wash siding, keep roofs under 100 PSI, and save pressure and hot water for flat surfaces. A contractor who runs one setting on everything is choosing convenience over your house.
Why exteriors in Morris County turn green, black and gray
Most staining on houses here is living growth, not ordinary dirt. Growth tends to be worse on damp, shaded surfaces, so washing removes it but cannot stop it returning.
Dark roof streaks show the pattern. ARMA names the airborne algae Gloeocapsa magma as the usual cause and warns that cleaning is only temporary and the discoloration may recur. On our own jobs, soft-washed roofs usually stay clean one to three years, and we say that up front instead of promising permanence.
On siding the pattern follows moisture. Shaded walls, fences close to shrubs and decks beneath trees tend to stay wet longest, so they green first. When we walk a property we look for those damp zones, because they decide both the method and how soon you will want to look at the surface again.
Matching the method to the surface
Hard, dense surfaces such as concrete take pressure and hot water. Finished or softer surfaces such as vinyl, painted wood, stucco and shingles take a low-pressure soft wash. Wood decks and fences sit between the two and call for judgment. The aim is to remove growth and grime without stripping finish or forcing water into walls.
- Siding and trim: soft wash, covered on our house washing page.
- Roofs: soft wash under 100 PSI, with details on roof and siding cleaning.
- Driveways, walkways, garage floors: correct pressure, with hot-water cleaning for flat surfaces. See driveway and sidewalk cleaning.
- Decks and patios: matched to wood, composite or paver, and covered under patio and deck cleaning.
- Gutters and windows: routine upkeep, usually twice a year, handled in gutter cleaning and window cleaning.
How to choose a power washing contractor in Morris County
Pick a contractor who can say which method they will use on each surface, shows proof of insurance, quotes in writing after seeing the property, and explains what happens to wash water and your plants. Vague answers on those four points are the usual early sign of trouble.
- Insurance: we are fully insured and bonded, with general liability and workers comp. Ask anyone you hire for the same.
- Method: ask what pressure goes on your roof and siding, and why.
- Wash water: the EPA describes an illicit discharge as any discharge into a storm drain system that is not entirely stormwater. Ask where the water goes. (EPA). A 2006 NJDEP stormwater workshop slide set a 2009 deadline for municipalities to end unpermitted discharge of equipment and vehicle wash wastewater. (NJDEP)
- Price: insist on a written number. Ours is the price you pay, guaranteed in writing, and you do not pay until you are satisfied after the walkthrough.
If you manage a business or HOA, the same questions apply to our commercial work and residential services. Check our service areas and Morris County page, then ask for a free estimate.
Sources and further reading
- How to Clean Vinyl Siding (Polymeric Exteriors Products Association (polymericexteriors.org))
- Algae Discoloration (Asphalt Roofing Manufacturers Association (ARMA))
- Stormwater BMP: Illicit Discharge Detection and Elimination Program Development (U.S. EPA)
- Stormwater workshop presentation (power washing slide), March 2006 (New Jersey Department of Environmental Protection)
Where we work
We serve homes and commercial properties across Morris County, NJ.
Questions people ask
How much does power washing cost?
Every property is different, so we price each job after looking at it rather than quoting a flat rate. Estimates are free, with no hidden fees and no hard sales, and the price we quote is the price you pay, guaranteed in writing.
What is the difference between soft washing and power washing?
Power washing uses a high-pressure stream, the right tool for concrete. Soft washing applies a cleaning solution at low pressure to break down algae, mold and mildew, which is how we clean siding and roofs without damaging them.
Are you insured?
Yes. We are fully insured and bonded, with general liability and workers comp coverage.
How quickly can I get an estimate?
Call or fill out the form. For most Morris County properties we can quote the same day.
Do you clean commercial properties?
Yes. We clean storefronts, buildings, parking lots and concrete, sidewalks and walkways, HOA and multi-unit complexes, and we do post-construction cleaning. Call for a commercial quote.
Which towns do you serve?
Dover, Morristown, Denville, Randolph, Rockaway, Montville, Chatham, Madison, Parsippany, Chester, Mount Olive and Mine Hill, plus nearby northern New Jersey communities.
When can I reach you?
Monday to Friday 8am to 6pm, Saturday 8am to 4pm and Sunday 9am to 12pm.
Can power washing damage my house?
Yes, when the pressure or angle is wrong. High pressure can damage asphalt shingles, and a stream aimed upward can force water behind siding panels. That is why siding and roofs get a low-pressure soft wash, and only hard surfaces like concrete get higher pressure.
How often should I have my house washed?
It depends on how much shade and moisture the surface sees. Soft-washed roofs usually stay clean one to three years. Gutters and windows are usually done twice a year. During your free estimate we look at each surface and tell you what to expect.
Is soft washing safe around my plants and landscaping?
We use eco-friendly detergents and take care around landscaping while we work. Tell us at the estimate about delicate plantings or anything you want protected, and we plan around them.
Why does the green or black growth come back?
Algae spreads through the air, and shaded, damp surfaces let new growth start again. Roof industry guidance says cleaning is only temporary. We tell you what to expect before the job.
Do you use hot water on a house?
No. Hot-water cleaning is for flat surfaces and commercial concrete, such as driveways, walkways and parking areas. House siding and roofs get a low-pressure soft wash with a detergent solution and a gentle rinse.
What happens at the walkthrough?
When the work is finished, we go over every surface with you. You do not pay until you are fully satisfied with the result.
Free & no pressure
Get your free estimate
Fully insured & bonded · price guaranteed in writing · free estimates
Rather talk it through? (973) 598-1900 · Mon–Fri 8am–6pm, Sat 8am–4pm, Sun 9am–12pm
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Ready to make your property look clean again?
Fully insured & bonded · price guaranteed in writing