There is still plenty of confusion about when to use Bio Cleanze, Lightning Cleanze or a pressure washer.

We have tested these methods over many years. This guide explains what each one does and how we combine them in practice.

Watch the short video below for an overview

The video uses the previous product names: Blackwash is now Lightning Cleanze, and Biocidal Wash is now Bio Cleanze.

Bio Cleanze and Lightning Cleanze: what’s the difference?

Bio Cleanze is a powerful DDAC biocide. It works gradually and provides residual protection against recolonisation.

This makes it particularly useful:

• After pressure washing
• Following treatment with Lightning Cleanze
• On roofs and tarmac
• On red and green staining
• Where longer-lasting protection is required

Bio Cleanze works especially well on a pre-cleaned surface because less organic matter is present to use up the active ingredient.

In our long-term tests, treated surfaces have often remained free from visible algae for 12–24 months. Results will vary depending on damp, shade, rainfall and the surface itself.

Lightning Cleanze contains high-quality sodium hypochlorite, a specialised surfactant and a masking scent.

It works quickly but does not provide residual protection. No sodium hypochlorite product does because the active ingredient breaks down soon after application.

Lightning Cleanze is ideal when:

• Fast results are required
• Black staining or lichen is present
• Growth is too heavy for Bio Cleanze alone
• The surface could be damaged by pressure washing

On sandstone, limestone and render, Lightning Cleanze can remove heavy growth without the risks associated with aggressive pressure washing. Follow it with Bio Cleanze when longer-term protection is required.

Choosing the right treatment

Vertical surfaces

Lightning Cleanze may be enough for walls in relatively dry, exposed locations.

On damp or shaded walls, follow with Bio Cleanze to reduce the speed of recolonisation. An annual maintenance treatment may be needed in difficult locations.

Patios, paths and driveways

Horizontal surfaces remain damp for longer and usually recolonise faster.

Lightning Cleanze gives rapid results on concrete patios, paths and driveways. A follow-up treatment with Bio Cleanze provides residual protection.

Tarmac

We generally recommend Bio Cleanze for tarmac. It deals with most biological growth without disturbing the surface and usually shows visible results within 24–48 hours.

Black lichen

Black lichen on concrete can be difficult to remove. The best method depends on its severity, the surface condition and whether pressure washing is suitable.

We commonly use one of these methods:

1. Light pressure wash, followed by Bio Cleanze
   Suitable for lighter contamination and provides residual protection.
2. Lightning Cleanze, light pressure wash and rinse, then repeat if required
   Useful for severe contamination where reducing chemical cost is important.
3. Lightning Cleanze, light pressure wash and rinse, followed by Bio Cleanze
   Removes heavy growth and leaves residual protection.
4. One or more applications of Lightning Cleanze, followed by Bio Cleanze
   Useful where pressure washing is unavailable or unsuitable.

For persistent black lichen, Tornado Cleanze can also be brushed directly onto the remaining spots before rinsing.

Typical dilution rates

Lightning Cleanze at 10:1 may be sufficient for lighter contamination and many non-porous surfaces. Use 5:1 where contamination is heavier.

Bio Cleanze can be used from 50:1 down to 20:1, depending on the surface and severity of growth.

Do not use Bio Cleanze stronger than 50:1 on surfaces that children or animals will walk on. Keep them away until the treated surface is completely dry.

Quick tip: Two treatments at 50:1 can work better than one at 25:1. Separate applications allow longer contact time and deeper penetration into the growth.

Always carry out a test patch before treating the full surface.

Using Bio Cleanze after Lightning Cleanze

Thoroughly rinse away Lightning Cleanze before applying Bio Cleanze.

Allow at least 60 minutes after rinsing for any remaining sodium hypochlorite to break down. This prevents residues from interfering with Bio Cleanze.

Why the surfactant matters

Not every surfactant is suitable for use with sodium hypochlorite. Some can make it break down before it reaches the surface.

The biodegradable surfactant in Lightning Cleanze was developed specifically for this formula. It helps the product cling to the surface without prematurely breaking down the sodium hypochlorite.

The strength, purity and regulatory compliance of sodium hypochlorite products can also vary. This is why a properly formulated and approved softwash biocide is different from simply mixing inexpensive sodium hypochlorite, scent and surfactant.

How to rinse Lightning Cleanze

Rinse Lightning Cleanze thoroughly after the appropriate contact time, normally within 30–60 minutes. Do not allow it to dry on the surface.

If another application is required, rinse before retreating.

A pressure washer fitted with a rinsing nozzle is usually the quickest method. Keep the pressure at the surface low. A hosepipe can also be used, although rinsing may take longer.

If the pressure cannot be adjusted, use a fan jet from well back to reduce the force reaching the surface.

When to use Bio Cleanze

• Roof cleaning
• After pressure washing
• After Lightning Cleanze
• Tarmac
• Red or green staining on render
• Historic or delicate buildings
• Maintenance treatments and residual protection

When to use Lightning Cleanze

• Black staining on render
• Black lichen on concrete
• Heavy organic contamination
• Sandstone, limestone and other surfaces unsuitable for pressure washing
• Historic or delicate buildings
• Jobs where fast results are required

When to use a pressure washer

• Removing weeds and debris from block paving before applying Bio Cleanze
• Heavy lichen on sound concrete, combined with Lightning Cleanze, Tornado Cleanze or Bio Cleanze
• Low-pressure rinsing after Lightning Cleanze

No single method suits every job. Temperature, rainfall, shade, surface condition and the type of growth all affect the treatment required.

Learning how to assess these variables is an important part of professional soft washing. With experience, you will know which combination gives the safest and most cost-effective result.

We hope this information is helpful and sincerely wish you great success in your soft washing business,

Team Benz

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