How often a South Florida property needs washing.

The short answer

Once a year for most houses, twice for anything under heavy tree cover or on the shaded north side. Pool decks and screen enclosures accumulate faster because they stay damp. If you can see a green tint on the north elevation, you are already past due.

Why Florida is different

Warm, wet and shaded is the exact recipe for algae and mildew, and we have all three for most of the year. Growth that would take three years in a dry climate takes one here. It is also not just cosmetic — organic growth holds moisture against the surface, and moisture against stucco or wood is what eventually costs money.

Pressure is not the goal

Stucco, siding, screen and painted surfaces should be soft washed: low pressure and a cleaning solution that kills the growth rather than blasting the top layer off. High pressure on stucco drives water into the wall, and on pavers it strips the joint sand out and leaves the whole driveway loose.

Wash before you paint

Every exterior paint job we do starts with a wash and a full dry-out window. Paint over a surface with live algae on it and the algae keeps growing underneath. It is the cheapest thing you can do to make an exterior repaint last.