Should you "spot treat" with Lightning Cleanze after softwashing with Bio Cleanze? (Part 2)

October 29, 2019

Benz Softwash biocides and softwash cleaning products
We've been asked, "Should I treat a property with Lightning Cleanze after treating with Bio Cleanze?"

Simple answer, most of the time, is No. Treat with Benz Lightning Cleanze first until the surface is sufficiently clean (treat particularly bad areas with Benz Tornado Cleanze), then complete the job with a treatment of Benz Bio Cleanze.

Why? Because the chemistry of the products means they work very differently. It just makes no sense to put Lightning Cleanze or Tornado Cleanze on top of Bio Cleanze.

Unless that is ... if absolutely essential because:

Quick tip:
Even if Bio Cleanze is allowed to dry out before spot treating with Lightning Cleanze or Tornado Cleanze, this would involve another journey to the site – increasing time and travel overheads – and decreasing the profitability of the contract. Not good for business ...

    The chemistry behind the principles

    The strong possibility of the surfactant in Lightning Cleanze inhibiting the effectiveness of Bio Cleanze came from a conversation with a high-level industrial chemist. In other words, this is not just our opinion.

    This is why it is so important to thoroughly rinse Lightning Cleanze from a surface prior to treating with Bio Cleanze.

    And why we've never been happy with the procedure of "spot treating" with Lightning Cleanze after treating a surface with Bio Cleanze.

    Chances are that no ill-effects will be seen for a while. But eventually the algae growth on the areas that were spot treated would likely be greater than the surrounding area.


    Because the residual protection offered by Bio Cleanze will have been weakened by the spot treatment. The first application of Bio Cleanze will largely be dissipated by spraying, brushing, and then rinsing off Lightning Cleanze.

    Only the chemical (DDAC) that had already managed to soak deep into the substrate will remain.

    The reasons for treating with Bio Cleanze

    The aim of treating a surface with Bio Cleanze is to kill any remaining spores that LIghtning Cleanze may have missed, especially those spores living deep in the substrate.

    Because it is a highly effective "wetting agent" – due to it's chemical characteristics and capillary action – Bio Cleanze can penetrate surfaces very deeply. Even more deeply than pure water. Click here to learn about capillary action

    It continues the cleaning action begun by Lightning Cleanze over several months and imparts a level of residual protection against re-colonisation.

    Quick tip: The residual protective effect of Bio Cleanze can be less on horizontal surfaces that are subjected to:

    • Heavy rainfall and pooling
    • Hosing down by the customer
    • Re-contamination by organic matter such as leaves and grass cuttings

    Recap of reasons for treating with Lightning Cleanze/Tornado Cleanze first and Bio Cleanze second

    1. Thoroughly rinsing Lightning Cleanze from a surface prior to treating with Bio Cleanze will remove as much of the remaining surfactant as possible. If left, the surfactant can chemically react to, and inhibit the action of, Bio Cleanze.

    2. Rinsing Lightning Cleanze after treating with Bio Cleanze would simultaneously rinse off some of the previous treatment of Bio Cleanze, reducing it's ability to impart long-term residual protection from re-colonisation.

    3. Even if Bio Cleanze was left to soak into the substrate and dry for several days or weeks before treating with Lightning Cleanze, this would require another journey to the site, thus massively increasing time and travel overheads. (reducing the profitability of the contract) – and no softwash contractor wants to do that ...


    Quick tip: After completing the first softwash treatment, put your customer on a "Clean & Maintain" ongoing maintenance programme.

    Customers will enjoy a permanently clean property and contractors will enjoy a steady stream of repeat business. A win-win arrangement for both customer and contractor.


    We hope this information is helpful.


    Ben, Leo & Fiona

    Click Here to explore the full range of Benz popular softwash cleaning products

    Benz Softwash Bio Cleanze DDAC biocide & Benz Softwash Lightning Cleanze SH sodium hypochlorite biocide

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