Seasonal Pressure Washing Checklist: Prep Your Property for Heat and Sand

Extreme heat, wind-blown sand, and occasional coastal humidity put exterior surfaces under stress. A seasonal plan keeps your property looking sharp, prevents premature wear, and avoids water-intrusion mishaps. Use this checklist to schedule small, regular tasks and a few bigger services at the right times of year—whether you’re managing a villa, townhouse, or commercial storefront.

Safety and Prep Essentials for Every Season

Before any wash, confirm safety and control runoff. Prevent chemical flash-drying in heat and keep water out of cavities.

• Wear eye protection, gloves, and closed-toe shoes.
• Use GFCI-protected outlets; keep cords and hoses tidy to prevent trips.
• Pre-wet landscaping, metals, and glass nearby; set berms to contain runoff.
• Work in shade or cooler hours; keep chemicals wet during dwell.
• Confirm windows are closed and weatherstripping is intact.

Tools and supplies to keep on-hand

• 25° and 40° tips, wide fan nozzles, and a surface cleaner attachment.
• Neutral surfactant, mild degreaser, oxalic/citric brightener.
• Absorbent pads for oil spots, drain covers, and a wet/dry vacuum for recovery.
• Soft brushes, extension poles, and squeegees for windows and fascia.

Spring Reset: Deep Clean After Winter Sand and Moisture

Spring is ideal for a full reset. Temperatures are rising but not yet at peak, giving you longer dwell times.

• Roof soft wash: Treat algae and dust with 1–3% SH on-surface and a roof-safe surfactant. Rinse metals and plants thoroughly.
• Facades: Soft wash siding, stucco, and painted surfaces. Keep rinse pressure under 800 PSI and avoid upward spray at laps and vents.
• Driveways and pavers: Surface-clean at 1,800–2,500 PSI. Pretreat oils and tire marks with degreaser; rinse into containment.
• Windows and frames: Rinse and squeegee to prevent mineral spotting; test oxidized frames carefully.
• Outdoor wood: Clean decks and fences with percarbonate cleaner; brighten after. Keep PSI under 600–800 for softwoods.

Spring pro-tip

Plan sealing and staining soon after the reset while surfaces are clean and weather is cooperative. Use breathable, UV-stable sealers on concrete and penetrating finishes on wood.

Summer Strategy: Work Early, Control Heat and Evaporation

Peak heat shortens dwell time and increases streak risks. Shift to maintenance and targeted spot-treatments.

• Early-morning rinses: Lightly rinse facades and entryways to knock back dust without chemicals.
• Oil and gum response: Address driveway drips and sidewalk gum immediately—hot water or solvent-boosted cleaners if available.
• Shade rotation: Clean the facade sides in shade to avoid chemical flash-dry.
• Irrigation stains: Spot-treat rust and mineral marks with oxalic/citric brightener; rinse and neutralize per label.

Avoid these summer mistakes

• Letting chemicals dry on hot surfaces.
• Using high PSI to “speed up”—this etches concrete and scars paint or stucco.
• Washing windows in direct sun without rapid rinse and squeegee.

Autumn Tune-Up: Prepare for Seasonal Winds

As winds pick up, sand accumulates on horizontal surfaces and in roof valleys and gutters.

• Roof and gutters: Blow out sand from valleys and gutters; check downspouts. If staining is visible, schedule a soft wash.
• Horizontal surfaces: Surface-clean patios, pool decks, and walkways; re-sand paver joints as needed.
• Facade detailing: Wash entry areas and hand-height contact zones where oils and grime collect.
• Sealing window and door perimeters: Inspect caulk and weatherstripping to prevent water intrusion during winter cleaning.

Autumn pro-tip

Consider a protective sealer on high-traffic concrete before cooler, moist days arrive. This reduces absorption and speeds future cleaning.

Winter Care: Gentle Cleaning, Watch Moisture Paths

Cooler months are cleaning-friendly, but be mindful of moisture in cavities.

• Low-pressure facade wash: Take advantage of longer dwell times; keep rinse gentle and avoid saturating soffits and vents.
• Driveway reset: Degrease and surface-clean to start the new year with a bright, even finish.
• Wood maintenance: If humidity is moderate, a maintenance clean and brightening can prep for a late-winter or early-spring coat.
• Hardware and metals: Rinse and dry to minimize oxidation spotting in cool, damp conditions.

Monthly and Quarterly Tasks That Prevent Build-Up

• Monthly: Blow or rinse dust from entries, thresholds, and window sills. Spot-degrease fresh oil.
• Quarterly: Rinse facades in shade, wash glass, and detail handrails and gates.
• Post-storm: Remove accumulated sand from roofs, gutters, balconies, and drains immediately.

Quick inspection checklist

• Roof: Missing granules, cracked tiles, loose flashings.
• Walls: Hairline stucco cracks, chalking paint, failing sealant.
• Ground: Heaved pavers, eroded joint sand, recurring oil spots.

Pressure, Nozzles, and Chemistry Reference

• Roofs: Soft wash at 1–3% SH on-surface; rinse low pressure or allow to weather.
• Facades: Application under 100 PSI; rinse under 800 PSI with 40° tips.
• Concrete: 1,800–2,500 PSI through a surface cleaner; 25° tip for edges.
• Wood: 600–800 PSI for softwoods; brighten after alkaline cleaners/strippers.

Chemistry

• Neutral surfactant for cling and even wetting.
• Degreaser for oils/tire marks; keep wet 5–15 minutes.
• Oxalic/citric brighteners for rust/mineral and to neutralize after alkaline steps.

When to Hire a Professional

• Multi-story work, steep roofs, or complex access near glass and electronics.
• Heavy organic staining, deep oil saturation, or widespread rust and mineral etching.
• Hot-water requirements, wastewater recovery, or municipal discharge compliance.
• Tight timelines for commercial resets where high-GPM equipment improves throughput.

A simple, seasonal system—safety first, chemistry-led cleaning, controlled pressure, and smart scheduling—keeps your property resilient to heat and sand, all year long.