The flatwork in Eagle Ranch tells you what the lot deals with. Leaf tannin staining on top of the green film shade encourages.
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Under mature trees the flatwork problem is not only algae but tannin — wet leaves sitting on concrete through autumn leach a brown stain that sets into the surface and does not come out with ordinary washing once it has cured through a winter. On the winding streets here, driveways are also often shaded most of the day, so the green film returns faster than it would on an open lot. Clearing leaves off the slab before they sit through a wet spell prevents most of it.
Under mature trees the flatwork problem is not only algae — it is tannin. Wet leaves left sitting on concrete through autumn leach a brown stain that sets into the surface and does not come off with ordinary washing once it has had a winter to cure. Combined with the green film that shade encourages, a canopy driveway can look years older than the house. Timing matters here: clearing leaves off the slab before they sit through a wet spell prevents most of it.
A driveway in full sun stays clean for a long time after a wash. A driveway under canopy does not, because the conditions that grew the film are still there. Pressure washing at $0.20 per square foot will make it look genuinely new again, and we would rather tell you up front that a shaded slab wants doing more often than a sunny one than let you feel the service underperformed. Some owners here do the walkways and entry annually and the full driveway less often, which is a reasonable way to spend it.
Pressure washing is $0.20 per square foot on driveways, patios, walkways and pool surrounds. Siding is never pressure washed — that is house washing at $0.18 per square foot on a soft-wash setting, because a wand on stucco or hardboard drives water behind the finish. If somebody quotes you a pressure wash for your siding, that is a repair bill you are being sold. Winding streets and tight driveways mean we park once and carry in rather than shuffling the truck.
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Recent staining mostly will; tannin that cured through a winter will lighten considerably rather than vanish. We will tell you honestly which yours is rather than promising a full recovery.
No, and you should be wary of anyone who says yes. Siding gets soft-washed at $0.18 per square foot because a pressure wand drives water behind the finish, swelling hardboard and forcing moisture into stucco. Pressure is for concrete and paver flatwork, where the surface can take it.
Not at the pressure we work at. Aggressive washing does excavate joint sand, which is a real risk with a rented machine on a high setting. We clean the surface without stripping the joints, and if yours already need re-sanding we will tell you rather than leaving you to find out.
Those are separate from general surface cleaning and they are treated rather than blasted — oil needs a degreaser with dwell time, and rust and irrigation staining need the right product for the mineral involved. We will tell you honestly what will come out fully, what will lighten, and what is in the concrete for good.
Yes — Eagle is one of our nine Treasure Valley cities and we run it as a regular route rather than a stretch call, from the Chinden edge up into the foothills. Call or text (208) 453-6760 and we will tell you the next open slot.
Our 7-Day Rain Guarantee covers it. Rain on a clean surface is largely harmless — it is the dust it lands on that spots. If a storm genuinely undoes the work inside seven days, we come back out.
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