Commercial exterior cleaning that shows up documented, insured, and ready for an occupied building.

Live Oak Exterior Cleaning provides commercial exterior cleaning across Austin and Central Texas, including building washing, parking garage cleaning, commercial window cleaning and flatwork. Our project experience includes a six-story parking garage in Austin's Mueller district, district-wide building and sidewalk cleaning for Dripping Springs ISD, post-construction work with John King Construction and John Siemering Homes, urgent playground surface cleaning for Blanco ISD, healthcare facility building washing, auto dealership service departments, and window cleaning for senior living communities. We are fully insured and provide a certificate of insurance for every commercial engagement.

Yes. We work directly with general contractors as an exterior cleaning subcontractor on commercial construction projects, and with commercial and residential property managers handling large estates and multi-tenant properties. We provide certificates of insurance naming the property owner or general contractor as additional insured, coordinate around occupied buildings and active job sites, and can schedule after-hours or phased work to avoid disrupting tenants, patients, students or staff.

It depends on scope and current scheduling, but we regularly handle time-sensitive commercial work on short notice. We have taken calls on a Saturday afternoon and had a crew on site the following Monday for facility deadlines that could not move, including urgent playground surface cleaning for Blanco ISD before a school opening date. If you have a hard deadline, tell us the date and the scope and we will give you a straight answer on whether we can hit it.

Commercial exterior cleaning is priced by scope rather than a flat rate. The main factors are total square footage, surface types involved, building height and access requirements, level of soiling, and scheduling constraints such as after-hours or phased work around occupancy. We conduct a walkthrough or review site plans, then provide a detailed written proposal. For multi-site or recurring contracts, common with senior living operators, dealership groups and school districts, we offer scheduled maintenance pricing.

We clean the full range of commercial exterior surfaces: precast and poured concrete, EIFS and stucco, brick and CMU block, standing seam and corrugated metal, TPO and modified bitumen roofing, aluminum composite panel, curtain wall glass, structured parking decks, and coated sport surfaces such as playground white tops and courts. Each surface requires a specific method and pressure. Metal buildings, TPO roofs and coated sport surfaces in particular are damaged by the wrong approach, so we match method to surface on every job rather than applying one technique across the whole building.

Yes. Live Oak carries general liability insurance and provides a certificate of insurance for every commercial engagement, including naming the property owner, management company or general contractor as additional insured where required. For projects with specific insurance thresholds or safety documentation requirements, we can provide the necessary paperwork before work begins.