The orange fans on a West Valley driveway are the giveaway. Pressurized irrigation over here runs on Settlers and Farmers Union ditch water and iron-carrying wells, and every sprinkler head that throws across the concrete leaves a rust arc pointing straight back at itself. That is a different job than dirt.
Those orange fans radiating across the driveway are not dirt, they are iron. Pressurized irrigation on this side of the city pulls from the Settlers and Farmers Union ditch system and from wells that carry iron in solution. Every time a head throws across concrete, a little of that iron oxidizes on the surface. Over one season it builds a stain you can see from the street, and it always points back at the head that caused it. Pressure will not remove it. You can run four thousand psi over an iron stain all afternoon and it will still be there, because the stain is a chemical reaction inside the top layer of cement paste, not soil sitting on top of it. It comes out with an oxalic-based rust treatment and dwell time, and it comes back if that head keeps throwing.
Most of the flatwork in here was poured between the mid-1970s and the early 1990s, and forty Idaho freeze-thaw winters do things to a broom finish. On plenty of these driveways the surface paste has carbonated and started letting go. Scuff it with a boot and you get sand. Run a turbo nozzle across that and you strip aggregate and leave wand marks that never come out. So the pressure gets set to the slab, not to the clock. We run a flat surface cleaner at moderate pressure across the broad areas, which keeps overlapping passes even instead of leaving the striped zebra look a wand gives, and we back the pressure down further on anything already spalling. If a section is failing we say so before we start: it will come out cleaner and still look tired. That is age, not dirt.
Almost every lot in this neighborhood has a three-foot service walk pinched between the house and the side fence. It sits in shade most of the day, and it catches overspray from the same irrigation watering that side strip. Constant moisture and no sun equals algae, and on the older walks moss packed into the control joints. That strip is slick every spring and it is the most common trip hazard we see on these properties. Same story on the north edge of a patio under a covered porch or one of the big shade trees people planted in the eighties. The good news is algae is organic and sits on the surface, so it lifts easily. The honest part is that it returns fast if the sprinkler keeps hitting it. Re-aiming one head buys you more than any machine will.
Nearly every one of these lots has an RV or boat pad poured alongside the garage, and those slabs take the worst of it. Drips from a stored vehicle, dark tire prints where rubber baked against concrete all summer, and fine grit blowing north off the Franklin Road gravel yards and contractor lots, which never rinses away because Boise goes essentially rainless from mid-June into late September. Oil and hot-tire pickup are a different job than dirt. They need a degreaser worked in and given dwell time before water touches them, and even then a drip that soaked in twenty years ago usually lightens instead of disappearing. Before you decide how much of the pad is worth doing, we will walk it with you and tell you which spots are sitting on the surface and which have soaked into the pour.
Pressure washing runs $0.20 per square foot on driveways, patios, walkways and RV pads, so a standard two-car driveway with the front walk lands in a predictable range and we can usually quote it from an address and a rough measurement over the phone. Rust treatment and degreasing are quoted separately, because those use chemicals and dwell time rather than water, and we price them once we have seen the slab. Memberships come Monthly or Quarterly with no contract, and every job carries a 7-Day Rain Guarantee. Same-day and next-day slots are usually open. Reflekt is locally owned, started in 2025 by Hunter Stevens and Ethan Seusy, fully insured, 4.9 stars across 115+ Google reviews. We are based in Meridian, a short run east on Franklin. Call (208) 453-6760.
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Not by itself. Iron from irrigation water reacts into the top layer of the concrete, so water pressure has nothing to lift. It takes an oxalic-based rust treatment with dwell time, quoted on top of the wash once we see how deep it goes. Fresh staining from this season clears well. Several summers of the same head throwing on the same spot may only fade. Re-aim the head or it returns.
Yes, but at reduced pressure, and with your expectations set first. Once the surface paste has carbonated, high pressure strips loose aggregate and etches permanent wand lines. We drop pressure and use a surface cleaner so the passes stay even. It will come out noticeably cleaner. It will still read as old concrete, because what you are seeing is exposed aggregate, not grime. If a slab is actively spalling we will tell you before we start.
If nothing changes with the sprinklers, expect it back within one irrigation season, sometimes by late summer on a walk that stays shaded all day. Algae needs constant moisture, and that pinched north-side walk between the house and fence gets soaked every cycle. The washing is the easy half. Adjusting the head that overshoots onto the concrete, or trimming back whatever is holding shade over it, is what actually keeps it off.
Not with real pressure, no. Hardboard swells at cut edges and nail heads, and T1-11 grooves drive water behind the face veneer, which delaminates the panel. Siding gets soft-washed instead, using solution and low pressure at $0.18 per square foot. Full pressure is for concrete only: driveway, walks, patio and RV pad at $0.20 per square foot. Cedar fence panels get the soft-wash treatment too.
We need a working outdoor spigot for pressure washing, since the machine draws more water than we can carry. Power comes off our own equipment. If your outside spigot is on a private well or on pressurized irrigation, tell us when you book, because well pressure varies and irrigation water is silty enough to matter. Window work is separate and runs on our own deionized water, no spigot required.
Same-day and next-day slots are usually available. We run Monday through Saturday, 7am to 7pm, closed Sunday, and West Valley is a short drive from our Meridian base straight down Franklin. Every job carries a 7-Day Rain Guarantee. Honestly though, rain is kind to clean concrete. The thing that undoes a fresh driveway wash out here is not weather, it is the sprinkler head still throwing iron onto it.
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