How Oftern Should A Body Corporate Property Be Pressure Washed?
If you manage or sit on the committee of a body corporate in Brisbane, exterior cleaning is one of those line items that’s easy to defer – until the building starts to look noticeably grimy, or worse, you have a dispute on your hand because residents feel the common areas aren’t being well maintained.
The honest answer to how often your building needs pressure washing isn’t a single number. It depends on several factors specific to your property and Brisbane’s climate. But there are solid guidlines that experienced body corporate managers follow – and this article walks you throught them.
Why Brisbane Properties Need More Frequent Cleaning Than most
Brisbane’s subtropical climate is genuinely hard on building exteriors. High humidity, heavy summer rainfall and warm temperatures create ideal conditions for mould, mildew, algae and lichen to establish themselves on rendered walls, concrete paths, driveways and roofs – often faster than property owners expect. Add in the dust, bird droppings and pollution that accumulate on any urban building, and the case for regular exterior cleaning becomes clear – not just for aesthetics. but for surface longevity and the safety of residents using common areas.
Brisbane Factor: Mould and algae growth on exterior surfaces can accelerate significantly during and after wet season (November to April). Properties that aren’t cleaned regularly often find their surfaces are harder and more expensive to restore when the finally do schedule a wash.
The general Rule: Once or Twice A Year
For most Brisbane body corporate properties, a full exterior pressure wash once or twice a year is the standard recommendatio. Here’s how that typically breaks down:
- Once a year: Suitable for newer buildings, properties in lower-traffic areas, or complexes with less vegetation nearby
- Twice a year: Recommended for older buildings, properties near trees or waterways, high-density complexes with heavy foot traffic, or any property that has experienced significant mould issues in the past
The timing matters too. Scheduling a clean towards the end of the wet season (around April or May) makes practical sense – you’re removing the accumulated grime from summer before it has a chance to set in. A second clean in October or November, just before the wet season, is a smart was to prepare surfaces for months of heat and rain.
Surface-by-Surface Frequency Guide
Not every surface on a body corporate property needs attention at the same frequency. Here’s a practical breakdown:
- Building facade & rendered walls -1-2x per year. More frequently if the building is shaded or has a history of mould. Rendered surfaces can deteriorate if mould is left to establish
- Driveways & car park – 1-2x per year. High-traffic areas accumulate oil, rubber and grime quickly. Heavier use warrants more frequent attention.
- Pathways & common walkways – 1-2x per year. Algae on pathways is a genuine slip hazard and a liability risk. This should be a safety priority, not an afterthought.
- Pool surrounds – 2-4x per year. Hygiene and slip prevention are both concerns here. Pool areas benefit from more regular attention than the rest of the property.
- Bin enclosures – Every 3 months. Odour, bacteria and pest attraction are all managed by keeping these areas clean. Quarterly is the minimum for most complexes.
- Roof (tile or metal) – Every 2-3 years. Roofs don’t need annual cleaning but should be on a scheduled cycle. Soft washing is the appropriate method – high pressure can damage tiles and void warranties.
- Retaining walls & fences – 1x per year. Best assessed after the wet season when mould and algae are at their most visible.
These are baseline recommendations. A professional inspection of your property can identify areas that need more attention – for example, a shaded south-facing wall that stays damp will typically develop mould faster than a north-facing surface.
5 signs your body corporate property is overdue for a clean
Even with a schedule in place, it’s worth knowing the warning signs that a clean is needed sooner rather than later:
- Black or green streaking on rendered walls or concrete surfaces – this is mould or algae and it spreads if left untreated
- Slippery or discoloured pathways – a safety and liability concern for common areas
- Visible grime or staining around bin enclosures, entry points or garages
- Resident complaints about the appearance or hygiene of common areas
- A building inspection of committee meeting coming up
Tip: If mould or algae is visible to residents, it has almost certainly been establishing for some time. Treating it early keeps costs down and prevents surface damage that can lead to repair bills far exceeding the cost of a regular clean.
Pressure washing vs soft washing: Which does your building need?
Not all exterior cleaning uses high-pressure water. For body corporate buildings, the method matters:
- High-pressure washing is best for hard surfaces like concrete driveways, pathways, car parks and brick – where the surface can handle the force and you need to shift heavy grime or staining
- Soft washing uses lower pressure combined with appropriate cleaning solutions – suited to rendered walls, painted surfaces, roofs and any area where high pressure could cause damage. It’s also more effective at killing mould algae at the root, rather than just blasting the surface
A quality exterior cleaning company will assess your building and use the right method for each surface – not just point a pressure washer at everything and hope for the best.
The case for a scheduled cleaning programme
The most effective approach for body corporate properties isn’t one-off cleans – it’s scheduled maintenance programme. Here’s why:
- It’s easier to budget for in your sinking fund and annual levy
- Regular cleaning prevents the heavy buildup that requires more intensive (and expensive) restoration work
- It keeps building consistently presentable for residents, visitors and potential buyers
- A good cleaning contractor will get to know your property and flag issues like cracked render, damaged gutters or stormwater blockages as they arise
Body corporate committees that treat exterior cleaning as a planned maintenance item – rather than a reactive task – consistently report fewer complaints from residents and better-maintained common areas over time.
Looking after a body corporate property in brisbane?
Brisbane Exterior Cleaning specialises in body corporate exterior cleaning across Brisbane. Whether you need a one-off clean or want to set up a regular maintenance schedule, we can assess your property and put together a programme that works for your building’s need and your committee’s budget.