December 17, 2022 4 Comments
Just because a car has four wheels and an engine does not make it a BMW.
Similarly, just because a chemical is called a biocide, or "quat" (quaternary ammonium) does not make it comparable to Benz Bio Cleanze biocide.
Quats in general are broken down by the presence of organic matter, particularly proteins that adversely affect their activity. Benzalkonium chloride is a type of quat, known as BZK, BKC, alkyldimethylbenzylammonium chloride, ADBAC, or BAC. It is a class of low-grade cationic surfactant used in some cheap forms of quat products.
While quats like BAC (Benzalkonium Chloride) are particularly sensitive to organic matter the high quality twin chain quat of DDAC (Didecyldimethylammonium chloride) used in Bio Cleanze is far less susceptible.
Bio Cleanze is highly effective when used on surfaces that have been pre-cleaned to remove organic matter, although pre-cleaning is not essential (when soft washing roofs with Bio Cleanze for example).
When using quats to treat a surface which has not been pre-cleaned, it is essential that the product is a high-purity DDAC such as Bio Cleanze. It will soak into the surface and re-activate in contact with moisture, ensuring a thorough treatment.
BAC is less effective because it de-activates rapidly upon use and does not have a high tolerance to hard water, ionic surfactants and organic soiling.
This property of Bio Cleanze makes it more efficient and effective than BAC and provides the consistency of results demanded by soft washing professionals and their customers.
The pure DDAC in Bio Cleanze has a particularly high tolerance to organic soiling, hard water and to anionic residuals (i.e. chemically complex, negatively charged ions that form hydrogen bonds with water and are forms of soaps), all of which can result in de-activation of BAC, which does not have these properties.
Quick tip: the propensity of Bio Cleanze to have a high tolerance to previous soap residues (anionic residuals) means that it can be used following a treatment with Benz Lightning Cleanze biocide.
This is not the case with low-grade biocides because the small amount of residual surfactant (soap) left behind by Lightning Cleanze – and especially the cheap "home chemistry" sodium hypochlorite mixes that use inferior surfactants – would inhibit the effectiveness of the biocide.
The adsorptive* nature of Bio Cleanze means it will bind to the surfaces on which it is applied and offer residual anti-bacterial activity.
The fact that surfaces remain clean for longer following a treatment with Bio Cleanze is due is to the combination of pre-cleaning – power washing or treatment with Lightning Cleanze – and subsequent use of Bio Cleanze rather than a low-grade quat such as BAC.
This quality is essential for the successful implementation of the Benz "Clean & Maintain" ongoing soft wash maintenance system. BAC cannot be used to offer a Clean & Maintain service because in our experience its effects do not last long enough.
* The adhesion of atoms, ions, or molecules from a gas, liquid, or dissolved solid, to a surface.
Including a small quantity of IPA gives our product several advantages over the more basic biocides, even those that use a better quality quat than BAC:
Quick tip: At recommended dilution rates, the very small, highly diluted, quantity of IPA in Bio Cleanze as applied to a customer's property has zero effect on the silicone in, for example, wall renders and tarmac (even pure undiluted IPA has no lasting effect on silicone).
There are many diluted products on the market. They claim to do a similar job to Bio Cleanze and at first glance may appear to be cheaper.
But the truth is they are very weak and contain only 5-10% active ingredient (which is often only BAC), compared to the 50+% active ingredient of Bio Cleanze. That means they are 90-95% water.
In practice, because Bio Cleanze is so heavily concentrated, it works out up to 150% less expensive than the so-called "cheaper" alternatives.
is not affected by hard or mineralised water.
It is important in today's world to always use products that conform to EU, UK and Irish regulations. In the unfortunate event of an accident, not using government approved biocides could result in prosecution and a contractor's insurance being made invalid.
Benz Bio Cleanze is fully approved by both the Irish Pesticides Registration & Control Service (PRCD) and the UK Health & Safety Executive (HSE) for use in Ireland and the UK. And it conforms to the Global Harmonised System (GHS) for product labelling.
The particularly pure grade of DDAC used to create Bio Cleanze is also used to formulate many other products including disinfectants, cleansers and sterilants for:
The purity of Benz DDAC is guaranteed by our suppliers to be greater than 95% and is typically 98%. The content of DDAC in the supplied product is typically 50-52% and never drops below 50%.
We hope this article has helped clarify the reality regarding the most commercially effective and environmentally responsible DDAC biocide that is best suited for professional soft washing,
Ben, Leo, Fiona, Stevie & Anthony
How to find answers to most soft washing questions: Simply enter a relevant "keyword" or short phrase – e.g. keyword for the above link = "how to" – into our in-site Search Engine (magnifying glass icon on the main menu).
Click here to download our Product Documentation Pack (includes Application & Dilution guides, SDS, PDS, RAMS, PPE & Mask info, COSSH, sample Contract and more)
GB (England, Scotland, Wales)
Phone: 0800 70 74 222
Ireland and other countries
Phone: 00353 214 622 978
Lines open Monday - Friday, 9am – 5pm
Please note: The above numbers are for orders only (click here for tech support)
PS: Click here to set up your "Clean & Maintain" programme. After completing an initial soft wash treatment, put your customer on a "Clean & Maintain" ongoing maintenance programme. Your customers will enjoy a permanently clean property and you will enjoy a steady stream of repeat business.
This is clearly a win-win arrangement for you and your customers.
Comments will be approved before showing up. Please revisit to read our response.
September 23, 2023
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 ...
September 15, 2023
A customer asked: "I put Benz Oxy Cleanze on a lead flashing. It's come up very bright and from a distance looks white. Is that normal?
Click the link on this page to find out ...
September 08, 2023 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 ...
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.
Instead, once the build up of algae, lichen, fungus and mould – the root causes of properties looking "dirty" – has been treated, the natural "self-cleansing" of sun, rain and wind removes the surface residue through time.
By educating the cleaning trade and public about soft washing we are helping develop an industry that offers sustainable treatments to clean and maintain exterior hard surfaces.
Subscribe to our free trade tips blog to download your "Professional Soft Wash Contractors Pricing Guide".
The free guide shows you – step by step – how to easily, quickly, and accurately create softwash business quotes.
This saves you time, is a highly professional approach, and increases your chances of winning new contracts.