It is the question we hear most on estimates, and the honest answer is that it depends on the surface. Florida heat and humidity grow algae and mildew fast, but your siding, driveway and roof do not all get dirty at the same speed. Here is the schedule we give our own customers in Jacksonville.
Siding and the house itself: about once a year
Most homes here need a house wash about once a year. Green or black film shows up first on the north side, behind shrubs and anywhere the sun does not reach. Stucco, vinyl and painted block all hold it.
Homes under heavy oak cover, like a lot of Mandarin and San Marco, often need it sooner because the shade keeps the walls damp. Homes near the water at the Beaches deal with salt film on top of the algae.
Driveways, walkways and pool decks: every 12 to 18 months
Concrete is porous, so mildew settles into it and turns it gray, then green, then black in the low spots. Most driveways look their best with a cleaning every year or so. If the driveway sits under trees or stays wet after the sprinklers run, plan on the shorter end.
Pool decks get extra traffic and sunscreen and leaf staining, so many owners like them done before summer starts.
Roofs: when the black streaks show up
A roof is cleaned on a different schedule. The black streaks are a type of algae, and once you can see them from the street it is time. On many Jacksonville roofs that is every few years. Roofs should be soft washed with low pressure, never blasted, which we explain in our post on the black streaks on Florida roofs.
Pavers: clean as needed, reseal every few years
Pavers get cleaned like concrete, but they also do better with sealer. A sealed paver driveway stays cleaner longer and holds its color. We cover that choice in should you seal your pavers in Florida.
Signs it is time, whatever the calendar says
- Green or black film on the north wall or under the eaves
- A driveway that looks darker in the shady spots than in the sun
- Slick walkways after rain
- Black streaks running down the roof
- Red clay or sprinkler stains along the bottom of the walls
- An HOA letter, which we cover in what to do about an HOA cleaning notice
Can you wait too long?
Yes. Algae and mildew are living growth, and the longer they sit the deeper they get into concrete and grout lines. A driveway cleaned every year usually comes back bright in one visit. One that has gone five or six years may need extra treatment and still show some shadowing.
The easy way to find out
Send us a few photos of the house and driveway and we will tell you honestly whether it needs cleaning now or can wait another season. If it can wait, we will say so.
Want a price for your property? Send a few photos and we will reply, usually within 24 hours.
