The Village opened in 2013, and the homes, townhomes and apartments packed in around Monarch Sky Lane and Records Avenue went up in that same stretch. That means stucco and EIFS with stone wainscot, hardie on the newer builds, and vinyl on the 1990s streets just west. Three different surfaces, three different failure points.
Walk this pocket and you see the same three envelopes. The 2010s builds close to the center are stucco or EIFS over foam, usually with a cultured stone band at the base. The slightly newer infill is fiber cement, hardie lap with a factory finish. Head a few blocks west toward the older Fairview streets and it is vinyl, most of it original. Those three do not clean the same way. EIFS is foam behind a thin coat, so anything above garden-hose pressure at a control joint or a window seal pushes water into the wall. Hardie holds up to washing but the caulk lines at the butt joints do not. Vinyl flexes, and water driven upward under a lap course ends up in the sheathing. Everything we do here runs at soft-wash pressure for that reason, $0.18 per square foot regardless of which of the three you have.
This is the most common call we get in this part of Meridian, and it is worth being straight about. Valley irrigation water carries iron. When a lawn head hits the wall four mornings a week all summer, that iron oxidizes and leaves the rust-orange stripe along the bottom two to three feet of stucco and vinyl. Soft washing alone will not take it off. Soap and low pressure lift dirt, not oxidized mineral, so if someone promises the orange disappears with a house wash, they are guessing. Iron staining needs a separate oxalic acid treatment brushed on and rinsed. We do that as an add-on when it is present, and we will tell you honestly if a stain has etched deep enough into a porous stucco finish that it will lighten rather than vanish. It also comes back if the heads stay aimed at the house, so adjust one or add a deflector once the wall is clean.
Meridian is dry, but shaded walls hold moisture long enough for algae and mildew to take. The north elevation is the usual suspect, and around the Village it is worse than average because the buildings and the mature landscape planting throw shade well into the afternoon on the units closest in. On stucco you see it as a dull grey-green film that people mistake for dirt. On white vinyl it reads as black speckling near the soffit line and along the gutter drip edge. That growth is biological, so blasting it with pressure just knocks the surface layer off and it regrows within a season. We apply a soft-wash mix, let it dwell so it kills the organism at the root, then rinse. A properly treated north wall stays clear one to two years here. Pressure alone gets you a few months and takes finish with it.
South and west elevations in this pocket take direct afternoon sun off the open parking fields and the Eagle Road corridor with nothing shading them. Vinyl and older painted stucco respond by chalking: the binder in the surface breaks down under UV and leaves a fine powder that comes off on your hand. Run your palm down the sunny wall and check it. If it is white and dusty, that is chalk, not dirt. Washing removes it and the wall reads cleaner and more even immediately, which is the honest benefit. What washing does not do is restore the original gloss or the original color depth, because that pigment is already gone. Heavily chalked vinyl on a west wall may end up looking uniformly faded rather than new. We would rather say that at the estimate than have you expecting something the surface cannot give back.
House washing is $0.18 per square foot of wall surface, soft-wash, safe on stucco, EIFS, hardie, vinyl, brick and cedar. Before anything gets applied we wet down the beds and shrubs and rinse them again after, because the landscaping this close to the center is tight to the foundation and the plantings are established. We keep the wand off control joints, window seals and the meter base, cover exterior outlets, and pull spiderwebs and mud dauber nests out of the eaves and the soffit corners by hand while we are there. Same-day and next-day slots exist for when you have people coming. Memberships run Monthly or Quarterly with no contract, and every visit carries the 7-Day Rain Guarantee. If you want the windows done in the same trip, we clean those with 100% pure deionized water, so there is no soap residue drying on the glass after the wall rinse.
Free, no-obligation estimate in under 60 seconds.
Get My Free EstimateStill wondering about something? Call or text us at (208) 453-6760.
Not the way we do it. EIFS is foam behind a thin synthetic coat, so pressure at a control joint or a window seal drives water into the wall assembly and that damage shows up months later as a stain or a soft spot. We soft-wash instead, meaning the cleaner does the work and the water is only there to rinse. We stay off joints and seals entirely and keep the wand angled down, never up under a flashing.
Usually, but not with the house wash itself. Those are iron deposits from valley irrigation water and they need a separate oxalic acid treatment brushed on the stained band and rinsed. On vinyl and hardie it typically comes off clean. On porous or older stucco that has taken years of it, expect major lightening rather than total removal. We will look at the wall and tell you which one you are dealing with before you commit.
If it is treated properly with a dwell-time soft wash rather than just pressure, most north elevations around here stay clear one to two years. Shaded walls tight to landscaping or under a deep overhang run closer to one year. If yours is coming back within a few months, whoever washed it last blasted the surface growth off without killing the organism underneath, and it simply regrew.
It is $0.18 per square foot of wall surface, so a single-story townhome unit and a two-story detached house price very differently. Sprinkler-rust treatment is quoted separately because it is a different process and not every house needs it. Call (208) 453-6760 with your address and we will get you a number. Monthly and Quarterly memberships are available with no contract if you want it on a schedule.
Both. A lot of what sits closest to the Village is attached, and the practical difference is coordination, not technique. We wash your unit and stop cleanly at the party wall. If your HOA or neighbors want the run of units done together, that usually works out better for everyone, since the elevations weather the same way and one setup covers more wall.
Yes, and the order matters. We wash the walls first, then do the glass, because rinse water off siding carries soap and grit down across the windows. Our window work uses 100% pure deionized water with no soap, so it dries with nothing left to spot. Reflekt is fully insured and locally owned, run by Hunter Stevens and Ethan Seusy, with a 4.9-star rating across 115+ Google reviews.
Free estimate in 60 seconds. Same-day and next-day slots available.
Get Free Estimate Now