Condo Building Roof Cleaning
Wild Pines of Bonita Bay

Trees and water around Wild Pines keep roofs and walls shaded and damp. North- and preserve-facing slopes show black algae streaks first, and leaves from the surrounding pines and oaks collect in valleys and gutters.

At roughly 40 years old, these buildings have had their roofs through several cycles. Whatever the current roofing, high pressure is the wrong tool on an older roof. A soft wash loosens the growth with dwell time and leaves the surface intact.

Roof streaks wash down onto 40-year-old stucco with every storm. Cleaning roofs before or with the walls keeps a wall wash from being re-stained.

Staging the work. The board can phase the program, with roofs, walls and the high-traffic walkways each on their own timing, set by how fast each one soils rather than by a fixed calendar. Photos from each visit make those decisions easier.

Three stories on Wild Pines Drive. The buildings at 3631 to 3661 Wild Pines Drive went up in 1985 and 1986 and stand three stories tall, off Country Club Drive and closer to the Bonita Bay clubhouse than any other condo complex. A three-story roof calls for a proper access plan, and we price those buildings from our $499 large and complex row.

Small units, shared roofs. Plans here run from about 680 to 1,268 square feet with one or two bedrooms. With many owners under each roof, individual owners don’t book roof work; the association does, and we send the manager one record per building that can be shared with every owner.

First we confirm what’s on the roof. Forty years in, a building may be on its original roofing type or a replacement. Before quoting a method we look at each roof and, where possible, ask the manager for the roofer’s records, because the right cleaning approach depends on the material.

If the roofing is asphalt shingle. ARMA, the asphalt roofing manufacturers’ group, recommends household bleach and water mixed per the shingle maker’s directions, left on 15 to 20 minutes and rinsed gently. It warns against power washers, brushes and brooms, since high pressure can damage shingles and scrubbing loosens granules. Owens Corning gives similar guidance, including a thorough flush of nearby greenery.

If the roofing is concrete tile. Eagle Roofing Products, a concrete tile manufacturer, recommends water-only cleaning at no more than 1,200 psi and says a cleaner, if needed for heavy soiling, should be concrete-compatible and as dilute as possible. Our low-pressure process sits well below that figure either way.

If any section is flat. For low-slope single-ply sections, GAF’s bulletin for its TPO roofs calls for mild detergent, low pressure and a soft brush, with no spraying at flashings and curbs. We follow the specific maker’s guidance once the roofer confirms the membrane.

What the black streaks are. ARMA identifies Gloeocapsa magma as probably the most common roof-staining algae, most widespread across the Gulf States. Owens Corning notes that green algae and moss are different species, and around Wild Pines’ preserve edges all three can turn up on shaded slopes.

Results are temporary. ARMA says cleaning is temporary and the discoloration may return. Preserve-facing slopes under the pines and oaks will likely darken first. We record each building’s slopes with dated photos so the board can time the next round from evidence.

Lakes, golf and preserve. Units look out over the golf course, lakes and nature preserves, and first-floor lanais face dense vegetation. We pre-wet planting beds and lawn edges, keep rinse water away from the lake banks and preserve line, and flush everything again when the roof is done.

One-week rentals. Wild Pines allows rentals as short as one week, so there may be guests in residence on any work day. We set dates with the manager, keep stairs and parking open, and post notice so renters know what the crew is doing overhead.

Around the pool and tennis courts. The Wild Pines pool, spa and tennis court sit among the buildings. Equipment stays away from the pool area, and we rinse the deck if any drift reaches it.

Ladder safety on wet roofing. ARMA notes a freshly cleaned roof is slippery and that only trained professionals should work on roofs. Our crew uses fall protection and works each three-story roof in sections from secure footing.

Water that reaches the bay. Bonita Bay drains toward Spring Creek, the Imperial River and Estero Bay, the same waters residents reach from the kayak launch and the Riverwalk and Estero Park boardwalks. GAF tells contractors to follow local runoff rules, and we go further by using the weakest mix that works and pre-wetting every bed.

Notes for the board’s roofer. On roofs this age, a cleaning visit is a good chance to spot trouble early. We don’t repair roofs, but cracked or lifted roofing, worn flashing, or gutters and valleys packed with leaves go into the photo record so the association’s roofer can take a look.