House walls
Stucco, block, fiber cement and painted siding are soft-washed to remove mildew, algae, dirt and chalk. That restores color between paint jobs and prepares the surface for new paint.
Pressure washing and soft washing in Sarasota
Black mildew streaks, green algae on north walls and slippery pavers build up fast in Sarasota humidity, and painting over that growth guarantees early peeling.
Quick answer
Pressure washing here means two methods: soft washing, which uses low pressure and cleaning solutions to kill mildew on stucco, roofs and screens, and surface cleaning, which uses higher pressure with a rotary tool on concrete and pavers. We use both on Sarasota homes for upkeep and as the first step before painting.
The phrase pressure washing covers two quite different jobs. Blasting a stucco wall or a tile roof with high pressure can etch the surface, drive water into cracks and break tiles, and it does not actually kill the mildew roots. That is why we soft-wash walls, roofs, screens and painted surfaces: a low-pressure rinse with a cleaning solution that kills growth and lets it rinse away. Hard surfaces like concrete driveways and pavers get a higher-pressure rotary surface cleaner that leaves even, stripe-free results.
Every exterior paint job we do starts with a wash, because paint applied over mildew, chalk or salt film will not bond properly. But many homeowners call us just for cleaning, to freshen a house between paint cycles, clear a slippery pool deck or brighten a roof before guests arrive. Our crew sets pressure and solution strength by surface, protects landscaping by pre-wetting and rinsing plants, and covers outlets and fixtures so water does not get where it should not.
Surfaces our washing crew cleans
Tile and metal roofs
Concrete tile, clay tile and metal roofs are soft-washed at low pressure to remove the black streaks of algae and mold without cracking tiles or forcing water underneath.
Lanai and pool cage
Screen enclosures, aluminum frames and lanai floors are cleaned gently so screens are not torn. Removing mildew from the frame also improves the look of the whole backyard.
Pavers and driveways
Concrete and paver surfaces are cleaned with a rotary surface cleaner for even results. Rust and sprinkler stains are treated separately with appropriate cleaners where possible.
Pool decks
Cool deck, pavers and painted pool decks are cleaned to remove algae and slippery residue, with care taken to keep cleaning solutions out of the pool water.
Paint prep washing
Before any painting, we wash thoroughly and let surfaces dry. This removes chalk, mildew and salt so primer and paint bond directly to the surface instead of to residue.
Why mildew and algae grow so fast on Sarasota homes
High humidity, warm temperatures and frequent rain make Sarasota a near-perfect place for mildew and algae. The black streaks on tile roofs are usually a type of algae that spreads in damp, shaded areas, and north-facing walls often turn green within a year or two of painting. Pool cages and lanais trap humidity, so the frames and screens collect mildew quickly. Under oak trees, falling leaves and shade make it even worse, and you can see the difference between shaded and sunny sides of the same house.
Coastal homes add a layer of salt residue that dulls finishes and interferes with paint adhesion, which is why washing before painting is non-negotiable on barrier island and bayfront homes. Many communities also have rules about runoff and when washing can be done, and some HOAs set expectations for roof and wall cleanliness. Rainy season schedules matter too: washing is easy in summer, but surfaces need dry time before painting, so we sequence the work around afternoon storms and forecasts.
Signs your home needs washing
- Black streaks running down the tile roof from the ridge
- Green or black growth on shaded walls and around the eaves
- Pavers and pool deck turning slippery after light rain
- Lanai screens and frames looking gray or darker than before
- White chalk rubbing off painted walls onto your hand
How we wash a Sarasota home
Walk and plan
We identify surfaces, materials and problem areas, note plants that need protection, and decide which surfaces get soft washing and which get rotary surface cleaning.
Protect surroundings
Outlets, light fixtures and doors are covered. Plants are pre-wet so they do not absorb cleaning solution, and cars and outdoor furniture are moved or covered.
Apply and dwell
Cleaning solution is applied at low pressure and allowed to dwell long enough to kill mildew and algae. Heavily soiled areas may get a second application.
Rinse and clean
Surfaces are rinsed thoroughly with low pressure for walls and roofs. Pavers and concrete are cleaned with the rotary surface cleaner, then rinsed clear of loosened grime.
Final rinse and check
Plants are rinsed again, protection is removed and we walk the property to check for missed spots. Surfaces being painted are left to dry before prep starts.
What affects the cost of washing
We price pressure washing after seeing the job, and the written quote lists every item below that applies.
- Surfaces included
- Washing walls alone is a smaller job than walls, roof, lanai and driveway together. Each surface is priced by size and the method it needs.
- Level of growth
- Light dirt rinses off quickly. Heavy algae on a shaded roof or thick mildew on north walls needs stronger solution, longer dwell and sometimes a second pass.
- Height and roof pitch
- Two-story walls and steep or high tile roofs usually require more setup, safety equipment and care to wash properly than single-story homes with low-slope roofs.
- Water and access
- Available water supply, distance from the street, pool cages and dense landscaping can all slow the work, especially where many delicate plants need protection and rinsing.
Get a written quote for pressure washing
Call the office any hour and we will set a walk-through time.
Pressure Washing questions
Is pressure washing safe for stucco walls on Sarasota homes?
High-pressure washing can etch stucco and push water into cracks, so we soft-wash stucco instead. We use low pressure with a cleaning solution that kills mildew and algae at the root, then rinse gently. That cleans more thoroughly than blasting and avoids damaging the surface or the existing paint.
Can pressure washing a tile roof damage it?
High pressure can crack concrete and clay tiles and force water under them. We soft-wash tile roofs with a low-pressure application of cleaning solution that kills the algae causing black streaks, then rinse gently. That cleans the roof without walking heavily on fragile tiles or blasting them.
How often should a Sarasota home get pressure washing?
Many homes here benefit from a wash every year or two, more often on shaded sides, under trees or close to the water. Roofs and lanais may need it on their own schedule. Regular washing slows mildew buildup and can stretch the time between full exterior paint jobs.
Will pressure washing harm the plants around my house?
Cleaning solutions can affect plants if they soak into the leaves and soil. We pre-wet plants so they absorb clean water first, cover sensitive plants when needed and rinse them again after washing. That approach keeps most landscaping healthy during and after the job, including delicate tropical plantings.
Often booked together
Exterior House Painting
Full exterior repaints with pressure washing, crack and wood repair, primers matched to each surface and two coats of acrylic made for sun and salt air.
Read morePaver Sealing
Deep cleaning, joint sand refill and a wet-look or natural-finish sealer for concrete and travertine pavers on driveways, walkways and pool decks.
Read morePool Cage & Lanai Painting
Recoating oxidized aluminum enclosure frames and refreshing lanai ceilings and walls, with screens, pool water and decking protected from start to finish.
Read moreWhere we do this work
Pressure Washing is available across our whole service area, including: