The Complete Guide to Roof Cleaning
Roof Cleaning, what is it?
Ugly black streaks. Out of control moss. Nasty lichen. Just having one of these on your roof will not only degrade your roofs appearance, but they will also shorten the life of your roof. If you want to get 30+ years out of your roof, expert proper maintenance is critical. If left unattended or treated improperly, you could be facing thousands of dollars in damage to your roof. Below will go in-depth on all aspects of roof cleaning and maintenance in order to give you key knowledge to make informed decisions related to the proper care for your roof.
Common Roof Cleanliness Problems
Below will explain the most common issues found with asphalt shingle roofs from a cleanliness stand point. Below will answer such questions like, Can I power wash a roof?, What are lichens? What is the proper way to clean a roof affected from algae discoloration, moss and/ or lichens?
Algae discoloration
Simply put, Mother Nature. Specially, algae discoloration. Organic growth like algae can cause a number of issues for your home. Gloeocapsa magma, one of the most common forms of algae species, contribute greatly to the black stains or ‘streaks’ you see on most shingle roofs. These stains sometimes have a brown color to them, but most often it is black stains that are observed thought the United States of America and Canada. Algae species travel through the air, landing on nearly everything they come into contact with including your siding, roofing, sidewalks and even your windows. Since algae can travel through the air, the surface of a roof is especially vulnerable to algae discoloration. The environment that surrounds your home is a major contributor to any issues you discover when it comes to organic growth like algae. Is your home located near a wooded area? Or maybe close to a stream or waterway? If so it is likely that you will have an algae problem in the future if you do not already have one. Areas most affected by this common occurrence of algae discoloration are the Northwest, Eastern Seaboard and Gulf States. Although those areas are where algae discoloration issues are most widespread, it should be noted that it is not confined to these areas. Algae has been known to grow in all regions of North America. In climates where warm and humid conditions exist, you can count on finding issues with algae. Algae discoloration can affect any type of roof surface including, but not limited to: asphalt shingle roofs, slate roofs, cedar shake roofs, solar tiles roofs, metal roofs, stone coated steel roofs, rubber slate roofs, clay/concrete tile roofs, green roofs and flat-type roofs. One area of most interest when it comes to algae on a roof is the north facing side of a home or building. These areas are a breeding ground for algae and organic growth. Algae discoloration is most visible on light colored roofs while darker colored roofs tend to hide the appearance of any stains. Algae discoloration on a roof will give the appearance of a roof in disrepair but often that is not the case. With proper knowledge and treatment nearly any roof affected by this condition can be brought back to life and look just like new again, saving a homeowner or business thousands of dollars in replacement costs.
Moss
Another issue which you might encounter with your roof is moss. Moss is a flowerless plant that usually grows in thick, dark green clumps or mats. You are sure to see moss growing in damp and shady areas. Like all organic growth, areas that are north facing are the worst affected areas. If a section of roof faces north, you are almost guaranteed to have an issue with moss growth. This type of organic growth needs to be addressed with care, failure to handle this issue could represent a danger to the lifespan of the roof.
Lichen
What is lichen? Lichen on a roof appears as mint green in color and usually form in a flat circular shape. They are a combination of algae and fungus. This type of organic growth usually has a strong adhesive trait to it. Lichen, if left on an asphalt shingle roof too long, could actually penetrate the surface of your roof. If you tried to peel one of these off with your hand, it would tear off protective granules from the roof. Like any organic growth, if this issue is not treated in a timely and proper fashion, you could be looking at thousands of dollars in repair and/or replacement costs. With proper maintenance, this level of deterioration can be avoided. Algae discoloration or ‘algae streaks’ is on the low end of concern when it comes to the health of a roof, but when it comes to moss and lichen forming on the surface of a roof, that is a real concern and needs to be dealt with immediately if not prevented all together with regular maintenance if you are in a high risk environment.
Environment
Over the last twenty years we have seen a shift in algae discoloration as it relates to roofs. Originally we first observed this organic growth in warm, humid regions. For the last twenty plus years have we seen algae discoloration on a roof surface affect major regions in the Northeast and Northwest regions of the United States. Areas of a roof facing north will always be in the worst condition in these regions due to the lack of exposure to sunlight throughout the day. These areas sit with morning dew and moisture on them, creating a breeding ground for algae and organic contamination. Other factors to consider are the location and proximity of vegetation and trees in relation to the roof. Look any type of vegetation or tree as huge contributor to an algae issue. If you have the means and ability to reduce the amount of trees and overgrowth of vegetation around your home or business, you can greatly increase your chances of not having to have your roof treated for organic growth like algae, moss or lichen. Bodies of water such as streams, rivers and especially lakes will only add to an already bad situation. One last thing to consider when it comes to algae discoloration on a roof is the condition of other homes located nearby. If your neighbors have issues like algae streaks or any other organic growth issues, your home or business will be affected by that. Algae has the ability to travel by air, so if your neighbor refuses to properly maintain their home, be prepared for a higher frequency of cleanings needed to keep your home or roof looking it’s best.
What to avoid when it comes to roof cleaning.
Both contractors and product companies claim their method or product works the best. Below will explain the various misconceptions and outright scams that exist in the roof cleaning business. This section intends to arm you with the knowledge needed to defend your most valuable investment, your home.
- Do not ever power wash a roof
- Avoid using cheap, unproven consumer ‘roof cleaning’ products
- Stay away from the ‘non-bleach’ roof cleaning gimmick
Never power wash a roof!
If you have ever had an issue with algae discoloration, moss or lichen on your roofs surface, you might have thought, “I could just power wash that stuff off, right? Wrong. Most people have an understanding that a pressure washer is a magic wand and that it can solve all of our cleaning problems. While pressure washing can be an efficient means of cleaning, it is not always the right tool for the job. It takes no time at all for an inexperienced operator to cause hundreds, if not thousands of dollars in damages when using a pressure washer improperly. A roof is a sensitive surface and needs expert care in order to properly clean without damaging the surface of the roof. One key reason to never power wash or “pressure wash” a roof is because asphalt shingle roofs have small granules that are an important part of the protection provided to the home. These granules over time will deteriorate and fall off. When you go on to pressure wash an asphalt shingle roof, you are prematurely removing these granules in the process. This action cannot be undone, it is permanent damage. The average lifespan of a roof is about 20-30 years, so the last thing you want to do is shorten the life of that roof by pressure washing those protective granules. If the fact of damaging your roof permanently does not stop you from getting up there and going to town, consider this, every year over 180,000 people are injured due to falls from a ladder. Falls from ladders are responsible for nearly 300 fatalities each year. The Centers for Disease Control estimates this number will increase over the next decade. So even if pressure washing was a viable option to clean your roof, why take on an unnecessary risk? There is a better option that properly and effectively cleans your roof, while not placing any physical harm risk on you or others. Any company or individual claiming to be able to clean your roof with a pressure washer should be denied the opportunity because all that will be done is damage like no other. The businesses that usually try this approach are new inexperienced startups trying to get business by any means they can. Little care is given to proper cleaning methods, while there is more emphasis on getting the job done as quickly as possible. If you ask any roofing manufacturer about the use of pressure on your roof, it is highly likely they will inform you that any warranty offered will be voided with the use of a pressure washer on the roof.
Household roof cleaning products to avoid
Over the past couple years multiple consumer grade products have been released in major retail outlets at very low prices. Most claim to clean your roof or home safely with one simple application. The results? Less than acceptable. Below is a review from a user of a one of the more known brands on the market, it reads:
“Zero results after following instructions and giving it the time required. After climbing a ladder and doing this the way the instructions said we have seen zero change at all in our stains. Was hoping I would get the same results so many state they have gotten based on reviews and pictures since our stains are not major and less than some we saw on the reviews. Either way it didn’t and guess it was a waste of money in the end. Wouldn’t waste my time or money again.” -Ned G.
This article does not intend to name any particular brand or product to avoid, only that it should be known that any given cheap product that states to solve your roof cleaning problems with just one or a few applications should be avoided entirely.
Non-Bleach Roof Cleaning
Another trend that has emerged in the roof cleaning service industry is the ‘Non-Bleach’ roof cleaning service. This type of service uses a combination a non-bleach chemical and pressurized water to clean a roof. It should be noted once again that any use of a pressure washer on a roof will result in a voiding of the roof’s warranty. This type of process may seem appropriate on its surface with claims it ‘does not use bleach to clean the surface of the roof’, ‘uses just a little bit of pressure to clean the roof’, and the famous ‘it’s 100% bio-degradable’. Make no mistake, this scheme is a gimmick. These companies spend a lot of time and effort in order to convince homeowners that there is something inherently wrong with using bleach or sodium hypochlorite on your home or roof. Before we discuss that misconception, let’s just be clear and transparent on what most of these Non-Bleach roof cleaning contractors do not want you know: the process includes the use of high pressure equipment to finish the job. Check out the video below demonstrating this:
The piece of equipment used in this video is called a surface cleaner, it uses high pressure/high flow water to clean flat surfaces efficiently. The one in this video happens to be a 30 inch surface cleaner, it needs a minimum of four gallons per minute of flow and about 3000 PSI to operate. It is designed to clean tough surfaces like concrete, not the delicate surface of a roof.
Going back to the scare tactic of bleach or sodium hypochlorite being used on an asphalt shingle roof. Advocates of the ‘non-bleach’ roof cleaning scheme suggest that when sodium hypochlorite is used on an asphalt shingle roof that everything from metal corrosion to vegetation death to the release of chlorine gas will occur. Let’s talk about the statement about metal corrosion. Metals used atop a roof are the most corrosive resistant materials available, usually aluminum or galvanized steel since they must endure decades of weathering. The sodium hypochlorite used in the proper roof cleaning method is diluted usually more than half before it touches any surface. Couple that with the rinsing the roof will have from regular rain cycles and that concern turns into a non-issue. Next, often claims are made that vegetation will be killed by the use of sodium hypochlorite. When you hire a reputable roof cleaning company that is doing the roof cleaning properly, this risk is highly mitigated. The main thing to worry about when it comes to this is any vegetation that surrounds a home during a service must be rinsed thoroughly with water to halt the harmful effects of the roof cleaning solution being used. The water acts as a neutralizer of the chemical when done correctly. One last thing scare tactic you might see by the fly-by-night operation of ‘non-bleach’ roof cleaning is a claim that when a roof is cleaned with bleach or sodium hypochlorite, toxic gas is released into the air. Kind of like when we use bleach in our normal household cleaning? Normally when we clean with bleach inside our homes, it is common practice to properly ventilate the area by opening windows or turning on a fan. Since a roof cleaning occurs outside the home, it is being done with the best ventilation possible. Any reputable roof cleaning company is going to have their technicians wear the proper personnel protection equipment like respirators, gloves, eye and skin protections.
The Solution
Now that you know what to avoid when it comes to roof cleaning, let’s talk about the only proven method of roof cleaning. A proper roof cleaning includes the use of an algaecide based chemical and water mixture being applied gently to the roof surface affected by algae streaks, moss and/or lichen. This solution will kill the contaminates nearly on contact. Anything that remains will fall off over a period of usually 2 weeks. Application equipment can vary but most systems use from 60 – 150 PSI. This is the only method of cleaning the Asphalt Roofing Manufacturers Association (ARMA) approves. Often you will see this type of cleaning marketed as ‘Soft Wash Roof Cleaning’ because of its ability to clean gently without the use of damaging high pressure water. Because an algaecide is being used to do the cleaning, special care is needed to make sure any vegetation is protected from the solution being applied. The most common way to ensure this is to water down surrounding plants, flowers and bushes so that if the cleaning solution comes into contact with that vegetation, the harmful effects of the cleaning solution will be halted because the water will dilute the chemical. In order to eliminate any more wear to occur on the roof surface, all cleaning is done from the gutter line. Using the proper equipment it is easily possible to achieve complete coverage from the gutter line using just a ladder. Most importantly, this way of applying the roof cleaning solution keeps cleaning specialists safe without the use of a complicated harness system. Keeping your roof clean will also help with your electric bill because you will no longer have those black streaks attracting the sun’s UV rays that create more heat on a surface.
Benefits of a Proper Roof Cleaning Service
- Beautification of property / Increased curb appeal
- Increase value of property
- Pay less on your electric bill
- Extends the life of your roof
- Makes a roof safer to work on / Less slipping hazards
- More appealing to potential home buyers
- Helps keep your gutter system clear
- It’s cheaper to clean than replace a roof
- Keeps your roof warranty active
- Protects your roof from degrading
Hiring a roof cleaning contractor
Do you know the key factors you need to consider when hiring a roof cleaning contractor? When searching for the right contractor for a roof cleaning service, here are a few things to consider:
Insurance: Never be afraid to ask for proof of insurance. Any reputable company will be more than happy to provide this. Hiring a contractor or individual without insurance means any damage caused by the company will not be covered and you will be stuck with the repair bill.
Obtain Multiple Quote: You will want to get at least 3 estimates for your roof cleaning services. Beware of estimates that are too low, if it sounds too good to be true, it probably is not anything you want to deal with.
License and Certification: Ask for any certifications or licenses the contractor may have. Though it is not an absolute requirement, it shows how dedicated a company is to their craft. Check a directory of cleaning contractors like this one: UAMCC Contractors
Reputation: Check reviews on sites like Google, Facebook, or Bing. Check out any photos they many have posted of their past work. Any reputable company will have plenty of photos.
The Contract: You will want to make sure everything being promised is in writing and that you have a copy of the contract along with insurance papers.
Do Not Pay Until The Work Is Complete: No reputable roof cleaning contractor is going to ask that you pay upfront. When you do pay, make payable to a company, never an individual.
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