The orange streaking on Cobre Basin driveways is iron out of the irrigation water. The subdivision sits in north Meridian south of McMillan, between Meridian Road and Locust Grove in 83646, and it is twenty-odd years old, recorded 2003–2006 across 4 phases. About 74 acres, compact enough that we can usually do several homes in one visit, and that scale is part of the quote. The pressurized irrigation here is mapped to Settlers Irrigation District.
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Start with the build stage — Cobre Basin is twenty-odd years old, recorded 2003–2006 across 4 phases (ZIP 83646, about 74 acres). Flatwork here carries a specific mix. Irrigation overspray leaves a white mineral bloom along driveway and walkway edges — the same canal mineral that rings the windows. Rust-orange streaking comes from the iron in that same water, and it is a different removal problem entirely from dirt. Add vehicle drip in the driveway apron, organic darkening where a downspout discharges, and north Meridian's open-ground wind fetch, which still carries construction and field dust off the sections that have not been built yet settling into the surface pores, and you have four stains that respond to four different approaches. Across roughly 74 acres it is remarkably consistent — Cobre Basin is one job, not thirty different ones.
We run a rotary surface cleaner on flatwork rather than waving a zero-degree tip. A wand leaves striping — those parallel arcs you see on a badly washed driveway are wand marks etched into the cream layer, and they are permanent. The surface cleaner holds even pressure across the full width and produces a uniform result. Edges and tight spots get wanded deliberately at reduced pressure to blend rather than cut. On Cobre Basin homes of this vintage we check condition before method, every time.
Pressure alone does not remove irrigation rust — it just blasts the surrounding concrete lighter and makes the stain more obvious. Rust needs an oxalic or similar acid treatment, applied, dwelled and neutralized. Mineral bloom needs an acidic masonry cleaner. Both are separate line items from a standard wash, and both work far better if the sprinkler head causing them gets turned. We will show you which head it is. Cobre Basin routes off McMillan, so getting here is not a special trip.
Pressure removes dirt. It does not remove deep oil that has soaked into the slab, it will not restore spalled or crumbling concrete, and we will not blast colour off stamped or sealed surfaces to make a before-and-after look better. Reflekt has been operating since April 2025, which is a shorter history than some of the companies you may be comparing us against. We would rather you knew that up front.
Bundling with house washing saves a trip charge and gets the sequence right. We will tell you honestly if you do not need the second service yet — a bundle you do not need is not a saving.
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Not done properly. Damage comes from a narrow tip held too close, which etches the surface permanently. A rotary surface cleaner at appropriate pressure does not do that. Pavers and stamped concrete get lower pressure by default.
Usually, yes — but with chemistry rather than pressure. Iron staining from irrigation water needs an acid treatment and a neutralizing rinse. It is quoted separately from the wash because it is genuinely separate work.
$0.20 per square foot for standard flatwork. Rust and mineral treatments are quoted on top after we see them. Booking it alongside house washing saves a trip.
An outside spigot, yes. We bring our own equipment and power. If your spigot is on the irrigation system rather than city water, let us know — we need the treated line.
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