Soft Wash

Started by NpS • 12 replies • 666 views

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NpS (Pennsylvania)
Posts: 4,216

Posted:

We are starting a new paint cycle soon. Typically, our HOA contractor power washes and paints siding and decks.

In the last few years we noticed staining on some roofs. We met with some soft wash contractors who said that the dark stuff is an algae that is attracted to the limestone in the asphalt shingles. When we get strong rains, some of the dark material washes down onto siding, decks, etc.

We don't know much about soft wash. Big variation in prices. All seem to use some kind of bleach to kill the algae. All have methods to protect plants (which can be harmed by the bleach).

If not too expensive, we might hire one of these contractors to soft wash and not have our painting contractor power wash at all.

Wondering if any one has experience with soft wash. Were you satisfied. Any concerns. What would you consider a reasonable cost.

Thx.

Sikubali jukumu. Read all posts at your own risk.

SteveM9 (Massachusetts)
Posts: 3,699

Posted:

reasonable cost is..... what you are quoted locally.

bleach helps. but dont powerwash. get someone who does this for a living, not lowest quote redneck. roofs can be easily damaged.

KellyM3 (North Carolina)
Posts: 2,239

Posted:

Quote:

Posted By NpS on 08/16/2019 8:59 AM
We are starting a new paint cycle soon. Typically, our HOA contractor power washes and paints siding and decks.

In the last few years we noticed staining on some roofs. We met with some soft wash contractors who said that the dark stuff is an algae that is attracted to the limestone in the asphalt shingles. When we get strong rains, some of the dark material washes down onto siding, decks, etc.

We don't know much about soft wash. Big variation in prices. All seem to use some kind of bleach to kill the algae. All have methods to protect plants (which can be harmed by the bleach).

If not too expensive, we might hire one of these contractors to soft wash and not have our painting contractor power wash at all.

Wondering if any one has experience with soft wash. Were you satisfied. Any concerns. What would you consider a reasonable cost.

Thx.

Experience is that soft washing shingles to remove "algae" is an aesthetic project. It will certainly remove the "stain" from the shingles.

If you're painting - and your power wash budget is limited - by all means power wash your siding and decks as part of the paint cycle and skip washing shingles. You'll ultimately be washing the grit off this shingles to some small degree.

MelissaP1 (Alabama)
Posts: 13,836

Posted:

Sounds like they are using maybe a "TSP" mixture and not bleach. I used to have the recipe. It works well with removing algae on siding. Sprayed on with a pump sprayer, let soak, and wash off. Don't think it harms plants. Maybe more time consuming than pressure washing.

Not sure what calling "soft washing". I'd look at some reviews online.

Former HOA President

SteveM9 (Massachusetts)
Posts: 3,699

Posted:

Spraying the roof with the chemicals. No power washer involved.

JohnC46 (South Carolina)
Posts: 14,265

Posted:

Quote:

Posted By SteveM9 on 08/17/2019 5:44 AM
Spraying the roof with the chemicals. No power washer involved.

This is how I understand it. Do not power wash a roof. It can damage the roofing and maybe cause leaks.

NpS (Pennsylvania)
Posts: 4,216

Posted:

Thanks for your responses.

Power washing is typically at 1200 psi. I'm hearing that soft washing can be as low as 45 psi. The objective is to clean rather than apply pressure.

In the past, we have power washed siding, decks, and foundation walls - but not roofs. In the past, we never did anything with roofs.

Apparently, there are different cleansing products used - for most, a primary ingredient is bleach - which supposedly kills the algae. Beyond that, I don't know much. I was hoping to hear from someone who tried it, and to find out why one one chosen over another.

All the contractors we are talking to specialize in soft washing. For most, it's their only business. Some do other things in the winter months.

We got 2 bids so far and are expecting 2 more. I do not understand why there is such a big difference in pricing - since labor is probably the biggest cost to the contractor and I can't believe that the products are that much different in cost.

Anyway, would appreciate any other feedback you may have. Thx.

Sikubali jukumu. Read all posts at your own risk.

JeffT2 (Iowa)
Posts: 880

Posted:

I recommend testing a number of products and using the one that works best. I tested about 10 of these products on siding (not roof or deck), but have not yet had big areas done.

Pressure washing worked perfectly, but the estimates were high, and it knocked off paint and can drive water into the building, so we didn't do it.

I tested regular detergent, household cleaners, vinegar, and a few house wash products (e.g., Krud Kutter House Wash, which say they remove tough dirt, crud, grime, mold, just spray on and rinse off), but actual testing revealed zero results for most of these products (for our situation).

Some products say to add bleach, such as Jomax (and bleach) and Mold Armour E-Z House Wash (contains bleach), and these worked fairly well, but did not get everything. The more bleach we added, the better it seemed to work. One contractor told me, "Yeah, its the bleach," and admitted that all he used was bleach and water.

The overall best/easiest/cheapest was "Wet and Forget." All you do is spray it on with a garden sprayer and wait. It can take a month or two for the rain and wind to remove the dirt after application. It worked for our dirt. Wet and Forget supposedly works on algae, but I didn't test it for that.

There are competing products to Wet and Forget, such as Jomax Spray Once (not tested).

But, my dirt is not your dirt...

JohnC46 (South Carolina)
Posts: 14,265

Posted:

Soft wash is like the siding/deck cleaner you buy at a big box store. In a bottle which you attach a garden hose to and spray it on your home, then rinse off with clean water. I say it works fine but also the cleaner needs bleach either in it or added to it. I would not wash the house without bleach.

JohnC46 (South Carolina)
Posts: 14,265

Posted:

Quote:

Posted By JohnC46 on 08/17/2019 3:29 PM
Soft wash is like the siding/deck cleaner you buy at a big box store. In a bottle which you attach a garden hose to and spray it on your home, then rinse off with clean water. I say it works fine but also the cleaner needs bleach either in it or added to it. I would not wash the house without bleach.

AS AN EXAMPLE:

https://www.walmart.com/ip/Mold-Armor-E-Z-House-Wash-64-fl-oz-Jug/102267772?wmlspartner=wlpa&selectedSellerId=0&wl13=1183&adid=22222222227000000000&wl0=&wl1=g&wl2=c&wl3=42423897272&wl4=pla-51320962143&wl5=9010379&wl6=&wl7=&wl8=&wl9=pla&wl10=8175035&wl11=local&wl12=102267772&veh=sem&gclid=Cj0KCQjwy97qBRDoARIsAITONTLNZhZsM2IFwNCDxFecme9NqfiwKbG_EPbAp5Hm98oM5tKtCammk0MaAv85EALw_wcB

GenoS (Florida)
Posts: 4,276

Posted:

If you have a warranty on roof shingles you might want to read its fine print. Many a warranty claim has been denied because a roof has been cleaned using unapproved methods, solutions, or chemicals.

NpS (Pennsylvania)
Posts: 4,216

Posted:

Quote:

Posted By GenoS on 08/17/2019 4:52 PM
If you have a warranty on roof shingles you might want to read its fine print. Many a warranty claim has been denied because a roof has been cleaned using unapproved methods, solutions, or chemicals.

Glad you mentioned warranty Geno.

Here is link to warranty info. Product is Landmark.

https://www.certainteed.com/resources/GeneralAsphaltShinglesWarrantyEnglish.pdf

For those of you who are willing to dive deep, do you think might have a claim if installation was around 6 years ago?

Sikubali jukumu. Read all posts at your own risk.

NpS (Pennsylvania)
Posts: 4,216

Posted:

Thanks John & Jeff
Will check out the products you mentioned.

Sikubali jukumu. Read all posts at your own risk.

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