Queensland’s warm, humid climate is hard on buildings. Within a year or two, shaded walls turn green, render streaks black with mould, paths grow slippery with algae and bin areas take on a grimy film. For years the default answer was a high-pressure washer. Increasingly, body corporates are choosing soft washing instead — and for good reason.
What is soft washing?
Soft washing is a cleaning method that uses low water pressure combined with purpose-made, biodegradable cleaning solutions. Instead of blasting dirt off a surface with force, the solution is applied, left to work on mould, algae, lichen and grime, and then gently rinsed away.
Think of it as the difference between scrubbing a stain hard and soaking it first. The soaking does the work, so the surface doesn’t take the punishment.
Soft washing vs high-pressure cleaning
| Soft washing | High-pressure cleaning | |
|---|---|---|
| How it cleans | Cleaning solution plus gentle rinse | Force of water |
| Risk to render and paint | Low | Can strip, etch or gouge |
| Water behind seals and windows | Unlikely | Common risk |
| Mould and algae | Treated at the root, slower to return | Removed from the surface, often returns faster |
| Noise and spray | Lower | Higher |
| Suitable for older materials | Generally yes | Often not |
High pressure still has a place for some heavy-duty industrial jobs, but for most strata surfaces, soft washing gives an equal or better result with far less risk.
Which surfaces suit soft washing?
- Rendered and painted walls — removes black mould streaks and green algae without stripping paint
- Entry paths, steps and courtyards — reduces slip hazards from algae
- Fences, retaining walls and letterbox banks — restores the look of the street frontage
- Bin enclosures and bin room walls — lifts grime and helps control odours
- Awnings, entry canopies and balustrades within safe reach
- Brick and block walls — cleans without eroding mortar
A good provider will assess each surface first and test a small area where needed.
Why it matters for body corporates
Protecting the asset
Repainting a building is one of the largest expenses a body corporate faces. High-pressure washing can shorten the life of a paint system by damaging the surface or forcing water behind it. Soft washing cleans without that damage, helping coatings last longer between repaints.
Safety
Algae on paths and steps is a genuine slip hazard for residents and visitors. Regular soft washing reduces that risk, and the lower pressure means less spray and fewer trip hazards from hoses under high pressure while the work is done.
Longer-lasting results
Because the solution treats mould and algae at the root, regrowth is slower. Many buildings find they can soft wash less often than they used to pressure clean.
Presentation
Clean walls, paths and entries lift the whole building. It’s one of the most noticeable improvements a committee can make before an AGM, a sales campaign or a repaint.
How often?
As a guide for South-East Queensland buildings:
| Area | Typical frequency |
|---|---|
| Shaded or south-facing walls | Every 12–24 months |
| Entry paths and steps | Every 6–12 months |
| Bin enclosures | Every 3–6 months |
| Fences and letterbox banks | Every 12 months |
| Coastal buildings | More often, due to salt and humidity |
Your building’s orientation, landscaping and exposure all play a part. Shaded courtyards and buildings near bushland usually need attention more often.
Gardens, run-off and the environment
Responsible soft washing protects the surroundings:
- Biodegradable products suited to the job
- Pre-wetting and rinsing plants so gardens aren’t affected
- Managing run-off so wash water doesn’t flow into stormwater drains, which lead to creeks, rivers and Moreton Bay
- Protecting cars, doors and windows near the work area
Ask any provider how they will manage these before work starts.
Planning the day
- Notify residents of the date, areas and any temporary access changes
- Ask residents to close windows near the work
- Move bikes, pot plants and furniture where needed
- Allow for weather — rain can delay soft washing, and very hot, windy days aren’t ideal
A word on older buildings
Many Brisbane low-rise blocks were built decades ago. Some older materials, such as certain fibre cement products, may contain asbestos and must never be pressure cleaned. Any work on suspected asbestos-containing materials needs proper assessment first, and some surfaces may need a specialist. A careful provider will look before they wash and tell you if a surface shouldn’t be cleaned.
Adding soft washing to your cleaning plan
Many committees find it easiest to build soft washing into their regular cleaning contract as a scheduled periodic service: bin areas every few months, paths twice a year, walls every year or two. It spreads the cost across the budget and keeps the building consistently presentable.
Strata Cleaning Co. provides soft washing for body corporates across Brisbane, with photo reports before and after. Request a free quote and we’ll include a soft washing program tailored to your building.
By Strata Cleaning Co. · 13 August 2026