Frequently Asked Questions

Call or text us at (941) 504-7660, or submit the form on our contact page. The owner responds personally — usually the same day. We don’t use call centers or automated systems, so you’re always talking directly to the person who will handle your job. We typically do a free on-site assessment before quoting so the price we give you is accurate and there are no surprises.

Yes, every estimate is completely free and comes with zero obligation to book. We don’t believe in quoting jobs over the phone based on square footage alone, because that leads to inaccurate pricing and unpleasant surprises. Instead, we walk the property, evaluate the surfaces, and give you a firm written price before any work begins.

Yes. Kelly K’s Pressure Washing is fully licensed and insured in the state of Florida. We carry general liability insurance and are happy to provide proof of insurance or certificates upon request. Florida homeowners should always verify licensing and insurance before hiring any exterior cleaning company — don’t hesitate to ask us for documentation.

We serve Sarasota, Manatee County, and surrounding communities including Siesta Key, Longboat Key, Lido Key, Lakewood Ranch, Bradenton, Venice, Osprey, Nokomis, North Port, Palmetto, and Ellenton. If you’re not sure whether we cover your area, just call or text — we can usually let you know right away. We’re based locally and know the area well.

For most exterior cleaning jobs, you do not need to be home during the cleaning itself. However, we do ask that someone has walked us through any areas of concern beforehand — sensitive plantings, recently repaired surfaces, gate codes, or anything the crew should know. We always do a walkthrough with you or your representative before we leave so nothing goes unchecked. Snowbird homeowners and property managers use us regularly.

Job duration depends on the scope of work. A standard driveway cleaning typically takes one to two hours. A full house wash including roof, exterior walls, and pool cage runs three to five hours on most Sarasota-area homes. Paver cleaning and sealing is typically a multi-day process — the cleaning and sealing need separate days to allow for proper drying time. We’ll give you a time estimate at the assessment so you can plan accordingly.

Yes. We handle commercial pressure washing for storefronts, office buildings, parking lots, sidewalks, HOA common areas, and professional facilities throughout Sarasota and Manatee County. Commercial clients receive the same direct owner involvement as residential clients, and we offer free bids for commercial work. If you need a recurring maintenance schedule, we can structure that as well.

The equipment rental companies make it look simple, but surface damage from incorrect pressure, wrong tips, or wrong chemistry is extremely common among DIY attempts — and often not visible until days later. Roof tiles cracked by high pressure, stucco etched by a wrong nozzle, pavers with stripped coating, and pool screens torn by direct pressure are all repairs we’ve seen result from DIY jobs. Professional exterior cleaning also uses surface-specific chemistry that kills the organic growth causing staining, not just water pressure that rinses it temporarily. A professional result lasts significantly longer and protects your surfaces.

Pressure washing uses high-pressure water (typically 2,500–4,000 PSI) to physically blast dirt off surfaces. Soft washing uses low-pressure water (under 200 PSI — similar to a garden hose) combined with specialized cleaning chemistry to kill biological growth at the root. The key difference is that soft washing does the cleaning chemically, not mechanically. High pressure is appropriate for concrete driveways and hard surfaces; it should never be used on tile roofs, stucco, painted surfaces, or screen enclosures.

Tile roofs should never be pressure washed — high pressure cracks tile, forces water under the underlayment, and voids manufacturer warranties. Stucco and painted exterior walls should not be pressure washed because the force can strip paint, etch the stucco texture, and drive moisture into the wall cavity. Screen enclosures and pool cages are highly susceptible to torn screens and bent frames from direct pressure. Travertine and natural stone pool decks require low-pressure chemical cleaning because high pressure strips the granular coating. We use the right method for each surface type.

For most Sarasota homes, an annual exterior cleaning is a good baseline. North-facing walls, shaded surfaces, and areas near sprinklers may need attention more frequently because they accumulate biological growth faster. Roofs typically need cleaning every one to three years depending on tree coverage and whether a sealer has been applied. Driveways and concrete surfaces in high-traffic areas benefit from annual cleaning. After hurricane season is an excellent time for a full exterior cleaning to address debris and post-storm grime.

When done correctly, no. We pre-wet sensitive plantings with clean water before any chemical applications, which saturates the root zone so that any chemistry that reaches the soil profile is diluted immediately. We apply soft wash chemistry to the surfaces being cleaned, not the surrounding landscaping. A neutralizer rinse follows the cleaning to bring any residual chemistry to a safe pH level. We have not had a plant or landscaping claim, and plant protection is built into our standard process, not an add-on.

The black and dark gray streaking on exterior walls, roofs, and driveways across Sarasota is caused by a cyanobacterium called Gloeocapsa magma. It established itself in the Southeast about 30 years ago and thrives in Florida’s warm, humid climate. The organism produces a dark pigment as UV protection — that’s what you see from the street. Simple water pressure rinses the visible staining but does not kill the organism, so it regrows quickly. Soft wash chemistry kills it at the cellular level, which is why professional soft washing results last significantly longer than pressure washing alone.

Yes, meaningfully so. Studies in real estate have shown that exterior cleaning can add 2–5% to perceived home value and significantly reduce days on market. Real estate agents routinely recommend a full exterior cleaning before listing a property. For HOA communities, a dirty or stained exterior can result in compliance notices that complicate a sale. Beyond resale, a clean exterior protects surfaces from accelerated deterioration, which extends the life of paint, siding, driveways, and roofs — all of which represent real money.

Yes. Pool cages and screen enclosures are among the fastest-accumulating surfaces in Sarasota — they collect algae, mold, salt deposits, and oxidation faster than almost any other exterior surface. We use soft washing for screen enclosures: a mild algaecide solution applied at very low pressure, followed by a gentle rinse. This removes the growth without tearing screens or damaging the aluminum frame or paint. We check screen tension and frame condition as part of the cleaning process.

For cleaning near pools, we cover exposed water surfaces when the cage or roofline shares the cleaning area, and we use a neutralizer rinse to prevent any cleaning chemistry from entering pool water in harmful concentrations. Sodium hypochlorite — the base chemistry used in soft washing — is already present in pool water, so trace amounts from a properly executed soft wash are not a concern. We take precautions regardless so that your pool chemistry is not affected.

Soft wash roof cleaning does not damage Florida tile roofs when done correctly. The chemistry does the work at 100–200 PSI — the same pressure as a garden hose with a nozzle attached. That pressure is sufficient to deliver and rinse the chemistry but insufficient to crack tile, chip ridge caps, or force water under the tile into the underlayment. The damage from roof cleaning comes from high-pressure washing, which is a completely different approach and one we do not use on tile roofs.

Florida’s major tile manufacturers — including Eagle Roofing, Boral, and US Tile — specify low-pressure or chemical wash only in their maintenance documentation. High-pressure washing is a documented warranty exclusion on most Florida tile roofs. If your roof is under warranty and sustains damage from high-pressure cleaning, the manufacturer is not responsible for repairs. At the assessment, we verify the tile type and approximate age so you know exactly what your warranty requires before we begin.

Without a sealer, a professionally soft washed roof typically stays clean for 12 to 18 months in Sarasota’s climate. The combination of humidity, heat, and organic debris in tile valleys creates ideal conditions for Gloeocapsa magma regrowth. The results are significantly longer-lasting than pressure washing because soft wash chemistry kills the organism at the cellular level rather than just rinsing away the visible staining. Tree coverage, proximity to water, and roof pitch all affect how quickly a roof reaccumulates growth.

We clean clay barrel tile, flat concrete tile, low-slope and modified bitumen membrane roofs, and asphalt shingle roofs. Each type requires different chemistry concentration and application technique. Clay barrel tile needs careful attention to the valleys where growth concentrates. Flat concrete tile has a delicate granular coating that requires lower concentration and longer dwell time. Membrane roofs require the lowest pressure in our range and reduced chemistry concentration. We confirm compatibility with your specific roof type at the intake call before scheduling.

Soft washing is safe for asphalt shingles in serviceable condition and is specifically approved by the Asphalt Roofing Manufacturers Association (ARMA) for shingle cleaning. The ARMA guidelines explicitly prohibit high-pressure washing and specify low-pressure chemical cleaning instead. Shingles that are already losing granules, curling, or showing exposed asphalt are past the cleaning window — we will tell you honestly if your shingle roof is not a good candidate for cleaning and document what we observed at the assessment.

No, you do not need to be present during the cleaning itself. We ask that someone walk us through the property before the job to identify any sensitive areas, gate access, vehicle locations, and landscaping concerns. This can be done by you, a property manager, or a neighbor. After the cleaning, we email a written summary of what was done, what we observed, and our recommendations for the next cleaning interval. Snowbird homeowners and absentee landlords use this process routinely.

Some signs that suggest cleaning is appropriate: dark algae streaking or green mold on the surface, debris accumulation in the valleys, loss of original color uniformity, and visible biological growth. Signs that may indicate replacement is needed instead: visibly cracked or missing tiles, sagging roof planes, granule loss on shingles exposing the underlying asphalt, or visible underlayment. We assess tile integrity and condition at the walkthrough and will tell you directly if cleaning is not the right next step. We would rather give you an honest assessment than clean a roof that needs replacement.

We use ICT Ure-Seal H2O, a two-component water-based aliphatic urethane sealer from Innovative Concrete Technology. It forms a very hard, abrasion-resistant protective coating that does not yellow under UV exposure and does not crack under Florida’s thermal expansion and contraction cycles. It is available in Gloss, Mid-Gloss, and Natural finishes, and when applied to brick pavers the Gloss finish produces a semi-gloss appearance. We select the finish based on the homeowner’s preference after discussing the options at the assessment.

Ure-Seal H2O has excellent abrasion and chemical resistance, which matters in high-traffic areas like driveways and pool decks. Its aliphatic urethane chemistry gives it superior UV stability compared to acrylic sealers that chalk and yellow over time. It is water-based with low VOC content, which makes it environmentally preferable and easier to work with in Florida’s climate. Most importantly, it provides a durable protective film that bonds directly to the paver surface and holds up to the specific stressors of the Sarasota environment: salt air, intense UV, and torrential summer rain.

Mechanical prep refers to using a diamond cup wheel on an angle grinder to remove old sealer, heavy efflorescence, or bonded residue from paver surfaces that chemical cleaning alone cannot fully address. A sealer is only as good as what it bonds to — if it goes on over old failed sealer or residue, the bond is compromised from day one. Most companies skip this step because it adds time and labor. We include it on surfaces that require it because the alternative is a sealing job that fails prematurely, which is worse for the homeowner and for our reputation.

Polymeric sand requires clean, dry installation conditions and clean, dry maintenance conditions — neither of which is reliable in Sarasota’s climate. Summer humidity prevents polymeric sand from curing fully if installed in the wrong window, and rain within the first 24 hours after activation washes the polymer binders out before they can bond. Once polymeric sand fails (which it almost always does in our experience on Sarasota residential installations), removing it is significantly harder than removing regular joint sand, and the residue contaminates the joint so new sand and sealer cannot bond correctly. We use polymer-free joint sand and let the Ure-Seal H2O bind it mechanically.

On most Sarasota residential installations, plan on a full reseal every three to five years, with a lighter maintenance recoat at the three-year mark to extend the protection envelope. Florida’s UV exposure, humidity, salt air, and biological growth pressure compress sealer lifespans compared to drier climates where sealers sometimes last seven to ten years. Covered areas and low-traffic surfaces will lean toward the longer end of that range. We tell you at the assessment what the realistic maintenance cadence looks like for your specific installation, not the best-case scenario.

Unsealed concrete, travertine, and brick pavers are porous surfaces. Sarasota’s combination of UV exposure, salt air, summer rain, and constant biological growth pressure exploits that porosity from day one. Salt air pulls moisture into paver surfaces where it carries dissolved minerals to the surface as white chalky efflorescence. UV bleaches paver colors within 12 to 24 months on most installations. Algae and mold anchor into paver porosity creating black streaking and slip hazards. Sealing closes that porosity, giving biological growth nothing to anchor to and protecting the color and structural integrity of the paver surface.

A standard sealer can make pool decks slightly slicker when wet, which is why we apply a slip-resistant additive on all pool decks, lanais, and walkways that get routinely wet. ICT Ure-Seal H2O is compatible with their Non-Skid Broadcast Blend and similar additives, which introduce a micro-texture to the cured sealer surface that reduces slipperiness without affecting the appearance or color of the finished surface. We always discuss slip resistance at the assessment and apply the appropriate top coat for the use conditions of each surface.

In most cases yes, but the prior sealer has to be assessed first. If the prior application used compatible chemistry and is in good condition, a maintenance recoat or new top coat is straightforward. If the prior sealer has failed, white-hazed, or used incompatible chemistry, it needs to be removed before a new sealer can be applied. Trapping a new sealer over a failed existing one just adds another layer of failure. We will tell you exactly what we are looking at after the site assessment, including what prep is required.

Ure-Seal H2O requires 24 to 72 hours of cure time before full use, depending on sealer type, temperature, and humidity at the time of application. We provide written instructions for each job specifying when foot traffic can resume, when furniture can return, and when full water exposure (pool use, sprinkler systems, rain) is appropriate. Applying traffic before the sealer has cured properly can leave marks in the film and compromise the bond. We monitor the weather forecast before scheduling sealing days to ensure conditions are suitable.

It depends on the finish you choose. The Natural finish preserves the original look of the paver while protecting from within, with minimal visible sheen. The Mid-Gloss finish adds a slight enhancement and satin appearance. The Gloss finish produces a noticeable wet-look enhancement that deepens color significantly. On brick pavers specifically, the Gloss blend appears as semi-gloss rather than full gloss. We discuss finish options at the assessment and can do a small test area on your specific pavers if the result is hard to predict without seeing it first.

Efflorescence is the white, chalky mineral deposit that forms on paver and concrete surfaces when salt air or moisture pulls dissolved minerals from within the paver to the surface as the water evaporates. It is especially common in Sarasota because of the Gulf salt air reaching inland properties. We use ICT Total Prep (720), an efflorescence remover and paver conditioner, as part of the surface prep before sealing. This removes the mineral bloom and conditions the paver surface to accept the sealer properly. Once sealed, a well-maintained sealed surface resists efflorescence because the porosity that enables it is closed.

Yes. ICT recommends a minimum 28-day wait after new cement, mortar, grout, or brick paver installation before sealing. This allows the materials to fully cure and for the pH to stabilize. Sealing over freshly installed pavers before this window closes can trap residual moisture and prevent proper adhesion. We also refer to the paver manufacturer’s own recommendations for cure time before sealing, which sometimes specifies a longer wait period depending on the product. We will confirm the appropriate timing at the assessment.

We use both traditional squeegee cleaning and pure water-fed pole systems depending on the application. For first-floor and accessible windows, hand squeegee cleaning provides precise control and detailed attention to frames, sills, and edges. For second-story and lanai cage windows where ladders cannot safely reach, deionized water-fed poles allow streak-free cleaning without ladder contact with the structure. Deionized water leaves no mineral residue when it dries, which is what produces the streak-free result on high windows.

Yes. We offer interior and exterior window cleaning for both residential and commercial properties. Interior cleaning includes detailed attention to frames, sills, tracks, and glass surfaces. For homes with heavy hard-water spotting or salt residue from Gulf air, we treat those specifically before the general cleaning rather than trying to squeegee mineral deposits off dry glass. We discuss the scope at the estimate so you know exactly what is and isn’t included.

Hard water spots — caused by sprinkler overspray, rain mixed with mineral-rich water, or salt air deposits — require targeted treatment before standard window cleaning. We use appropriate mineral removal products to break down the calcium and mineral deposits before the general cleaning. On severe long-standing spots, a light buffing process may be required. We identify the severity of hard water spotting at the estimate so you understand the scope and expected result before we begin.

For commercial multi-story properties, reach and access depend on the building configuration. Water-fed poles can typically reach up to three to four stories safely from the ground. For higher elevations, we assess the building configuration and access points at the estimate. Many commercial and HOA clients use us for routine window cleaning on properties up to four stories. Contact us with your specific property details and we can let you know what is feasible and what equipment we would use.

Yes — this is one of the most common reasons people call us. HOA compliance notices for dirty driveways, algae-stained siding, streaked roofs, and discolored pool decks are extremely common in Sarasota’s gated communities. We have experience working with HOA timelines and can prioritize scheduling when a homeowner is under a notice period. We’re also familiar with what HOA inspectors are looking for in the major communities we serve, so we can make sure the result meets the standard.

Yes. Many of our commercial and HOA clients use us on a recurring basis — quarterly, semi-annually, or annually depending on the property type and surface conditions. Recurring clients benefit from consistent results because we maintain familiarity with the property, and from prioritized scheduling when their maintenance window comes up. Contact us with your property details and we can put together a maintenance schedule and pricing for your specific needs.

Yes. We provide commercial pressure washing for sidewalks, parking lots, loading docks, building exteriors, and common areas. Commercial concrete cleaning often involves oil stain pre-treatment, gum removal, and biological growth removal in addition to the general pressure washing. We can work around business hours and minimize disruption to your operations. Free bids are available for all commercial work — call or text us with the property address and we can scope the job.

We can provide proof of insurance, certificates of insurance, W-9 forms, and written scope documentation for commercial jobs. For HOA and property management clients who require vendor credentialing, we work through those requirements in advance of the job. All commercial jobs receive a written scope before work begins and before-and-after photo documentation upon completion. If your property management company or HOA has specific documentation requirements, let us know at the inquiry stage and we’ll confirm what we can provide.

Florida’s subtropical climate combines four factors that accelerate exterior surface deterioration faster than almost anywhere else: year-round high humidity, intense UV exposure (roughly 250+ days of direct sun annually), torrential summer rainstorms delivering two or more inches per hour, and salt air from the Gulf reaching inland properties even miles from the coast. These four factors create ideal growing conditions for Gloeocapsa magma, moss, lichen, and mold on virtually every exterior surface. A cleaning interval that might last three years in a drier climate may last 12 to 18 months in Sarasota.

After hurricane season ends (typically by November) is actually one of the best times for a full exterior cleaning in Sarasota. Post-storm debris, organic material deposited by wind and rain, and the general accumulation from peak-humidity summer months make fall an excellent cleaning window. We also recommend cleaning before hurricane season in late spring to remove accumulated growth that could hold moisture against surfaces during storm season. We try to avoid scheduling outdoor work during active weather watches or warnings.

Yes, significantly so. Gulf salt air reaches properties well inland in Sarasota — not just waterfront homes. Salt particles carried by prevailing Gulf breezes deposit on exterior surfaces across the entire county. On paver surfaces, this salt-laden air pulls moisture into the porous surface where it carries dissolved minerals to the surface as efflorescence. On aluminum frames and screens, salt air causes oxidation. On painted surfaces, it contributes to paint degradation over time. This is one reason why Sarasota exteriors need more frequent attention than properties in drier inland states.

Late fall through early spring (October through April) is the ideal window in Sarasota. During this period, humidity is lower, afternoon thunderstorms are less frequent, and temperatures are comfortable for outdoor work. Lower humidity also means surfaces dry faster after cleaning, which matters especially for paver sealing jobs that require a full dry period before sealer application. That said, we service year-round — summer jobs are absolutely possible, we just build in more time for drying and pay closer attention to the forecast.

Yes, it can cause real structural damage over time. Gloeocapsa magma is a cyanobacterium that feeds on the limestone filler inside asphalt shingle granules and the organic material that accumulates in tile valleys. As the organism feeds and grows, it gradually erodes the substrate it’s anchored to. On asphalt shingles, this accelerates granule loss, which shortens the roof’s lifespan. On concrete tile, it degrades the surface coating over years of growth. The black pigment you see is the organism’s UV defense — it is very much alive and actively feeding. Removing it before it establishes deeply is significantly easier than addressing it after years of growth.

When applied according to our protocol, yes. The base chemistry for soft washing is sodium hypochlorite (similar to bleach) mixed at concentrations appropriate for the surface and growth type. We pre-wet surrounding soil and vegetation, apply chemistry only to the surfaces being cleaned, and neutralize with a rinse after the dwell period. We recommend keeping pets and children away from the immediate work area during the cleaning and for a few hours afterward while residual chemistry is still active. Once the neutralizer rinse is complete and surfaces have dried, there are no lasting hazards to people or pets.

Sarasota’s tap water and irrigation water tend to be mineral-rich, which contributes to the white and brown streaking commonly seen on windows, screen enclosures, driveways, and siding near irrigation heads. These mineral deposits — primarily calcium and magnesium compounds — require targeted treatment beyond standard pressure washing. On windows, we use mineral removal products specifically formulated for calcium and silica scale. On driveways and pavers, we treat rust and irrigation stains with appropriate removers before the general cleaning. Standard pressure washing alone does not effectively remove mineral deposits.

Every property is different. A house wash quote depends on square footage, number of stories, surface type (stucco vs. stone vs. painted wood), access, surrounding landscaping, and the degree of biological growth. A paver sealing quote depends on paver type, square footage, current condition, joint sand needs, sealer choice, and site access. Posting a flat price would either be misleading for complex properties or unfairly expensive for simple ones. We give you a real number based on a real look at your property — and that number is what you pay, with no mid-job additions.

We accept cash, check, and major credit cards. For larger commercial jobs, we can discuss invoicing arrangements. We do not require full payment upfront for residential work — payment is due upon completion of the job and your walkthrough confirmation. If you have questions about payment for a specific project, mention it at the estimate and we’ll work out the arrangement that makes sense.

We do work with neighbors who want to schedule together in the same area, which reduces our drive time and allows us to pass some of that efficiency back to the customer. If you have a neighbor who is also interested in scheduling, mention it when you reach out and we can discuss what makes sense. This works particularly well in HOA communities where multiple homes in the same neighborhood need similar services around the same time.

We walk the property with you before we leave. If the result doesn’t meet what we committed to, we address it before packing up — not after the fact. If an issue arises after we’ve left that wasn’t visible at the final walkthrough, contact us directly. The owner handles every complaint personally. We have no interest in leaving a job that isn’t right — our reputation in Sarasota is built job by job, and that standard is the reason people refer us to their neighbors.

Lead time varies by season. During peak season (October through April), we may be booked one to two weeks out for most services. During the summer months, we typically have more availability and can often schedule within a few days. Paver sealing jobs that require multi-day scheduling sometimes need slightly more advance notice to get the cleaning and sealing days lined up properly. Call or text us and we’ll let you know current availability for your specific service.

Yes. We document every job with before and after photos. These photos are part of our standard work record and are available to you upon request. For paver sealing jobs specifically, we include photo documentation with the completion walkthrough summary. Before-and-after documentation is also valuable for insurance purposes, HOA compliance, and resale documentation. We can email you the photos after the job is complete.