Commercial building washing, matched to the surface instead of blasted at it.
EIFS, stucco, precast, metal, composite panel — every facade material has a right method and a wrong one. We clean by surface, contain the water, and work around your occupancy.
Request a Quote →Who does commercial building washing in Austin?
Live Oak Exterior Cleaning provides commercial building and facade washing across Austin and Central Texas — EIFS, stucco, concrete, brick, metal, and composite panel, each cleaned by the correct method for the material. We use a closed-loop water reclamation system, phase work around occupancy, and carry full insurance. Our commercial experience spans education, healthcare, senior living, and automotive facilities.
Every Surface Has a Correct Method
The single most common way commercial buildings get damaged during cleaning is one crew using one pressure setting across every material on the facade. Here’s how the major surfaces actually need to be treated.
| Facade Material | Method | Why |
|---|---|---|
| EIFS / synthetic stucco | Soft Wash | Pressure punctures and delaminates the finish coat; low-pressure chemistry only |
| Traditional stucco | Soft Wash | High pressure erodes the surface and drives moisture into the substrate |
| Precast / poured concrete | Low–Moderate | Durable, but sealed and architectural finishes need controlled pressure |
| Brick & mortar | Low–Moderate | Solid brick handles pressure; aged mortar joints need caution to avoid erosion |
| CMU / split-face block | Soft Wash | Porous and textured; holds organic growth that chemistry kills better than force |
| Standing seam metal | Soft Wash | Wrong pressure causes oxidation streaking and can damage factory coating |
| Corrugated metal | Low–Moderate | Cleaned at controlled pressure to protect coating and avoid driving water behind panels |
| Aluminum composite panel | Soft Wash | Coated finish scratches and dulls under abrasive high-pressure cleaning |
| Curtain wall / glass | Low Pressure | Seals and glazing risk failure under high pressure; water-fed pole methods preferred |
Closed-Loop Water Reclamation
Our wash water doesn’t run into your storm drains or landscaping. We capture, contain, and filter it with a closed-loop reclamation system — which keeps the property compliant with stormwater standards and matters especially across Central Texas near the Edwards Aquifer recharge zone. For a property owner, that removes the environmental liability that comes with a contractor who lets runoff go wherever gravity takes it. It’s the kind of thing that never comes up until an inspector asks — and then it’s the only thing that matters.
Built Around Your Building, Not the Other Way Around
Phased around occupancy
Section-by-section scheduling keeps entrances, windows, and common areas usable while we work. After-hours and weekend options for buildings that can’t take any disruption.
Coordinated with facility management
Access, timing, sensitive areas, tenant notice — we work out the logistics with your team before we show up, not on the fly.
Documented and insured
Certificate of insurance for every engagement, additional insured status where required, and before/after documentation of the work.
Multi-building capable
Campuses, portfolios, and multi-site operators get consistent standards and predictable scheduling across every building.
Who We Work With
Facility & Property Managers
One-time cleans or recurring maintenance across office, retail, medical, and mixed-use properties. Consistent standards, documented work.
General Contractors
Post-construction and occupancy-prep facade cleaning, on your schedule, with the insurance documentation the project requires.
Institutions & Campuses
School districts, healthcare, and senior living facilities with multi-building exteriors and public accountability requirements.
Commercial Building Washing FAQ
How much does commercial building washing cost in Austin?
Commercial building washing is priced by scope. The main factors are total facade square footage, building height and access requirements, the surface types involved, the level of soiling and organic growth, and scheduling constraints such as working around occupancy or after hours. A single-story stucco storefront and a multi-story mixed-material facade are very different jobs. We walk the building or review elevations, then provide a written proposal. Multi-building and recurring work is typically priced lower per building than a one-time clean.
What building surfaces can you clean?
We clean the full range of commercial facade materials: EIFS and stucco, precast and poured concrete, brick and CMU block, standing seam and corrugated metal, aluminum composite panel, split-face block, and curtain wall systems. Each material has a correct method and a wrong one. EIFS and stucco require low-pressure soft washing to avoid damage. Metal panels clean at a specific pressure to avoid oxidation streaking. We match method to surface across the building rather than applying one technique everywhere.
Will building washing disrupt our tenants or operations?
It doesn’t have to. We phase building washing around occupancy, working section by section so entrances, windows, and common areas stay usable. For buildings that can’t accommodate daytime disruption, we schedule after-hours or weekend work. We coordinate with facility management on access, timing, and any areas that need special handling. The point is to clean the building without interrupting the people using it.
What do you do with the wash water?
We use a closed-loop water reclamation system that captures and contains wash water rather than letting it run into storm drains or landscaping. This matters for compliance with local stormwater standards and is particularly important across Central Texas near the Edwards Aquifer recharge zone. Contained wash water is filtered and handled appropriately. For commercial property owners, this removes the environmental compliance risk that comes with contractors who let runoff go uncontrolled.
Do you do soft washing or pressure washing on commercial buildings?
Both, matched to the surface. Most commercial facades — EIFS, stucco, painted surfaces, and any material with organic growth like algae or mildew — are cleaned with soft washing, a low-pressure method using cleaning solutions that kill growth at the root rather than blasting it off temporarily. Durable surfaces like concrete and some brick can take higher pressure. Using high pressure on the wrong surface causes etching, delamination, or coating failure, so we assess each material before choosing a method.
Have a building or campus to clean?
Send us the property. We’ll walk it and get you a written proposal.
Call or Text 512-883-5420