How often do you pressure wash exterior/parking lot of your commercial property?

Question

Hi BP community,

I manage a multi-tenant retail strip (9 units).  The property is fairly new (4 years old).  I am seeing some black spots in sidewalks, curbs, some dirt built up in parking lot so I am thinking it's time to have a power wash on the exterior of the building.  But then I also see some places that have way more mildew, mold, algae built up and look like they never got washed.  It makes me wonder how often do these commercial properties get power washed?  And how do you schedule it so that it gets done without disturbing your tenants?  I am thinking of doing it over the weekend, early in the morning while most tenants are not open yet.  However, it still doesn't quite work out since we have a coffee shop which opens early, everyday.

Any advice, tips, info is greatly appreciated.

Ronald Rohde · Answer

Yes, down in Houston area you'll need to powerwash regularly e.g. 2-4x a year. Just talk to a few vendors and stick to a schedule. It will make a huge difference in curb appeal

Courtney Nguyen · Answer

@Henry Clark will do.  I found a good local company I plan to call, hopefully they are experienced and good.  Thanks for taking the time to read and answer my questions Henry.  Have a good night!

Henry Clark · Answer

All concrete products usually have a sealer or grout.  Depending on how hard you pressure wash you may need to reseal.  Check with your local vendors.

Henry Clark · Answer

I’m cheap on things like this.  I would buy a $600 power washer and 300 feet of water hose.  Also a soap scrub brush for the building. Then hire a high schooler.

Show them how you want it done.

On the parking lot get gallon sizes of detergent and pour in front.  Get the degreaser kind. Nothing with ammonia.

Henry Clark · Answer

Normally resealing is only discussed for asphalt.

All depends on if your cold weather and use lots of salt.   Also how hard are you going to spray wash?   I think it’s a good idea to clean your concrete.  Just don’t know how hard you will spray.

Henry Clark · Answer

By area is it concrete or asphalt for the sidewalks and parking?

Are the buildings metal or concrete/brick?

How hard do you plan to wash?

Talk with your area experts for concrete, asphalt, metal, brick and let them walk you thru the concerns.

Matthew Kwan · Answer

Doing a power wash once every year is the ideal way to assure your exterior is clean and represantable. The common areas (exterior) will definitely play into effect of attracting quality tenants.

@Carlos Valencia @Albert Bui

Courtney Nguyen · Answer

@Ronald Rohde yep, these things built up quickly around here.  Called 1 company to get quote.  Will look and call some more.  Thanks.

Courtney Nguyen · Answer

Hi Ron,

I am not going to hire a high schooler for this.  What I am thinking is that I will hire the Vietnamese contractor (who has insurance) to do spots treatment only.  For areas where I see black moss now such as the sidewalks at the 2 end caps, dumpster area, curbs.  Will leave the building and parking lot alone until next year or so.  Since this will be a small job and that Vietnamese contractor so far gave the lowest quote (still high to me, but at lease he is way lower than the other 2) I think his rate will be reasonable for this.  Reason why I might have to go this way is because the Thai restaurant tenant will have lease expire early next year.  He has one 5 year option to renew, at 10% increase over current.  He already expressed interest to renew only if we won't do that 10% increase.  His reason is that he has concerns about NNN going up a lot.  So with a 10% increase in rent on top of increasing NNN it will be too much for him to absorb.  Now this is a very good mom and pop tenant who always pays on time and never complains about anything, no issues whatsoever so I would like to keep him of course.  He also has another location near by.  Anyway, I did assure him that yes NNN might go up but we are very stable now if it does go up it will not be much.  If anything, I have been doing a good job at keeping it stable for the last 2 years.  For 2021 our NNN came out at $10.79.  For 2022 it came out at $10.74.  Not only it did not go up, it did go down a little bit.  To be honest, I am not so sure about this year though.  Property tax assessment already came out and they increased our value up by about $350,000.  So if we don't win the protest that will cause some increase, along with other things (waste pick up already went up by $350/month!).  That's why I need to keep NNN below $11 for 2023 so my negotiation with Thai restaurant will be easier.  Like I said, I would like to keep him but not at the price of not increasing rent for the renewal period.  Still thinking of a hybrid proposal like either giving him a 1 month free, or first year at no increase then will increase as scheduled after that, or something else.

So far here are the quotes I get:

1st quote (local professional pressure wash company, with insurance): $6000

2nd quote (Vietnamese GC who has insurance): $3900

3rd quote (multi-service big company, with insurance who is currently doing pest control and landscaping for us): $9000

(this really makes me crack.  Even with all the lease drafting/reviewing you did for us last year and that was a lot of back and forth between us it didn't add up to $9000!  And you are an attorney.  This guy must be washing people's property with liquid gold or something, if there is such a thing, lol).

Ronald Rohde · Answer

Its called a "surface cleaner" I'm not saying either quote is reasonable, but how much does it cost if the high schooler breaks a window? shorts out an electrical fixture?

Does your guy have insurance? What if he gets hurt on site? He's going to sue. I know you don't have traditional investors, but at some point, @Henry Clark is going to get dinged and the attorney on the plaintiff side is going to have a field day.

How often do you pressure wash exterior/parking lot of your commercial property?

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