How it works
Why Your LBI House Looks Dirty Again Two Weeks After a Wash
Salt film and algae are two different problems on a Long Beach Island house, and washing harder only ever solves one of them.
Decks
Composite was sold as the low-maintenance option, and mostly it is. The exception is the black spotting, and it is the one thing owners routinely make permanent trying to fix themselves.
Composite decking does not rot and does not need staining, which is why so much of the island's rebuilt deck stock is composite. What it does do is grow mould in the surface texture — the deliberate grain pattern pressed into the board — and on a shaded, humid, bay-facing deck that happens within a few seasons.
The black is organic and it is living in the texture, not soaked into the material. That is good news: it comes off with a cleaning solution and dwell time. It is also why scrubbing at one board tends to lighten it slightly and leave the rest.
A pressure washer on composite erodes the surface unevenly, and it leaves stripes in the pattern of whatever the wand was doing at the time. Those stripes are permanent — you cannot sand a composite board the way you can a wood one, because the colour and texture are the surface. Most composite manufacturers publish a maximum pressure and it is far lower than a typical consumer machine delivers.
This is the single most common piece of self-inflicted deck damage seen on this island, and it usually happens on a Saturday in June with a rented machine.
Low pressure, a cleaner suited to composite, enough dwell time for it to work, and a thorough rinse. It is a slower and less dramatic process than blasting a wood deck and the result lasts considerably longer.
Plenty of island decks are composite boards on a wood frame with a wood or cable rail, and some have a wood top rail on composite posts. That matters, because the rail may want stripping and re-coating while the deck wants nothing of the sort. Worth establishing before anyone quotes — and worth asking the contractor to say in writing which surfaces are getting which treatment.
A green slick on a north-facing deck is not a cosmetic issue, it is a fall. On a raised island deck with steps down to grade it is worth dealing with before the season rather than after somebody notices.
General information for Long Beach Island and the mainland homeowners. It is not a diagnosis and it is not a quote — every property is different, and only somebody standing in front of yours can tell you what it needs.
One registered local crew, free to you, and nobody will chase you for a decision.
More field notes
How it works
Salt film and algae are two different problems on a Long Beach Island house, and washing harder only ever solves one of them.
Costs
Typical soft-washing price ranges for LBI homes, and the four things that actually move the number — none of which is square footage alone.
Roofs
The dark streaking on an asphalt shingle roof is a living organism, not dirt — and the method that removes it fastest is the one that voids your warranty.