January 05, 2016 2 Comments
We've noticed a lot of confusion on the various forums about which softwash products to use, when to use them, and how power washing fits into the soft washing big picture. ~In this post we do our best to clarify the situation.
Bio Cleanze is the strongest and most cost-effective quaternary ammonium ("quat") DDAC biocide in the UK and Ireland. It has a residual biocidal effect because it requires contact with organic matter to break down. Therefore some of the active ingredient is able to remain and kill spores that land on the surface in the months following treatment.
The combination of warm weather and high rainfall facillitates the rapid spread of algae. This is true especially of horizontal surfaces such as paths and drives. But on surfaces treated with Bio Cleanze we have noticed no sign of algae growth returning even after 12-24 months, which shows how powerful the residual biocidal effect is.
This affect can be seen most noticeably on surfaces that have been pre-cleaned using either Lightning Cleanze or a power washer as there is less organic matter to break down the active ingredient (DDAC).
Lightning Cleanze is a powerful formula combining a sophisticated surfactant, a pleasant scent, and high quality sodium hypochlorite. It does not have a residual biocidal effect (neither does any sodium hypochlorite based product) because the sodium hypochlorite breaks down within 30-60 minutes of application. It does not require contact with organic matter to break down, although contact speeds up that process.
Lightning Cleanze is the first treatment of choice for all surfaces that should not be power-washed – such as soft sandstone, limestone and render – which have been contaminated with heavy organic growth. Then follow up with a post-treatment of Bio Cleanze.
On vertical surfaces that do not accumulate damp, treatment with Lightning Cleanze may be sufficient for a while. Then a treatment with Bio Cleanze 12 months later, followed by ongoing bi-annual treatments with Bio Cleanze will keep most walls perpetually clean.
Quick tip: For walls in damp, shaded areas, an annual treatment with Bio Cleanze may be necessary.
Horizontal surfaces suffer from damp much more than walls, and so the potential for re-contamination is much greater. Concrete paths, patios, and drives come up well with Lightning Cleanze and benefit from an annual post-treatment with Bio Cleanze to offer permanent residual biocidal protection.
Quick tip: We recommend Bio Cleanze for tarmac as our experience is that this leaves the tarmac looking good and deals with most biological growths within 24-48 hours.
Some infestations are harder to shift than others. For example, the black lichen that can grow on concrete paths and patios can be a really tough proposition to remove. The choice of which method to use depends upon the severity of the contamination, the likelihood of re-contamination, and on whether or not you have access to a power washer.
We've used this example of treating black lichen on concrete paths and patios to illustrate the possible combinations of approach that soft washing offers:
1) Light power wash followed by Bio Cleanze (works well and provides residual biocidal effect)
2) Lightning Cleanze > Light power wash & rinse > Lightning Cleanze > Rinse (works well on severe contamination and although it has no residual biocidal effect this method reduces the materials cost)
3) Lightning Cleanze (1-2 applications) > Light power wash & rinse > Bio Cleanze (loosens up and removes severe growths prior to power washing, then offers residual biocidal protection)
4) Lightning Cleanze (1-3 applications) > Bio Cleanze (when a power washer is not available)
Dilution rates: If the contamination is not too severe, and on most non-porous surfaces, Lightning Cleanze @ 10:1 may be sufficient but for severe contamination use 5:1.
Bio Cleanze can be used to great effect at 50:1 and also as strong as 20:1. Do not apply to surfaces that will be walked on by children or animals at a strength greater than 50:1 and allow the surface to dry completely before they are allowed access.
Quick tip: Two successive treatments at 50:1 can be more effective than a single treatment at 25:1 because this allows for the active ingredient to have a longer contact time with, and a deeper penetration into, the biological growth.
You'll find from experience what combination and which dilution rate works best for specific situations and surfaces. We cannot give absolute figures and recommendations because the climatic variables of temperature, wind, sunlight, rainfall, shading, and composition of the surface being treated all vary from region to region and from job to job.
The experience needed to calculate these variables makes soft washing a skilled profession, which makes it both interesting and justifies your fees.
Quick tip: Whenever you apply Bio Cleanze following Lightning Cleanze always thoroughly rinse the surface to ensure as much of the Lightning Cleanze surfactant as possible is removed. And we suggest allowing a full 60 minutes for the sodium hypochlorite in Lightning Cleanze to completely break down before treating the surface with Bio Cleanze.
The surfactant we use in Lightning Cleanze is highly specialised, biodegradable, and was developed by our industrial chemists specifically for use in Lightning Cleanze. The use of this high quality surfactant ensures Lightning Cleanze remains stable and does not break down the sodium hypochlorite before it reaches the surface to cleaned.
Combined with the highest quality sodium hypochlorite in Lightning Cleanze (beware cheap hypo products as all hypo is not created equal – they vary in strength, purity, and conformity with REACH regulations) means this is a very high quality product. Comparing Lightning Cleanze with cheap hypo, cheap surfactant, and cheap scent is like comparing a new BMW with an old banger.
Rinsing technique following Lightning Cleanze treatment: It's important to rinse Lightning Cleanze from the surface 30-60 minutes following application. Also to rinse between treatments if the surface requires more than one application. The fastest and most effective rinsing method is to use a power washer at low pressure, using a rinsing nozzle (a hosepipe will do but is less effective).
If you don't have a machine with adjustable pressure, use a fan jet held well away from the surface to reduce the pressure on the surface (to tap water pressure) and so as not to cause damage.
When to use Bio Cleanze:
Examples of when to use Lightning Cleanze:
Examples of when to use a power washer:
We hope this information is helpful and sincerely wish you great success in your soft washing business,
Ben, Leo, Fiona, Stevie & Anthony
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June 25, 2022
Sodium hypochlorite can react with lead flashing and discolour it. Benz Oxy Cleanze can fix this.
Click the link on this page to find out how ...
June 17, 2022 4 Comments
After pressure washing (power, jet) algae spores rapidly recolonise, and properties return to square one in a very short time. So what's the alternative?
Click the link on this page to find out ...
June 15, 2022 2 Comments
How long can diluted Benz Bio Cleanze can be stored for, and still be ok to use on another job?
Click the link on this page to find out ...
It's a free resource for people wanting to learn about the soft washing industry, to expand an existing business, or build a new business.
Soft washing reduces, or even eliminates, the need to use high-pressure washing.
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