Springdale concrete takes a beating. Older sidewalks in established neighborhoods sit alongside newer flatwork in Rogers, Bentonville, and Tontitown subdivisions, almost all of it under heavy tree coverage. Leaves, acorns, and berries leave brown and reddish tannin staining across driveways and pool decks by the end of fall, and a wet, pollen-heavy spring brings the gray-green film of algae and mildew right behind it.
At Arkan Softwash, every job starts with a diagnostic phone call, runs through a surface cleaner held at 2,500 PSI or lower, and finishes with a full walk-around before any invoice goes out. We’re Plant and Property Protection Certified through Spray Wash Academy, fully licensed and insured, and we’ve cleaned hundreds, if not a few thousand, driveways across Northwest Arkansas without striping issues. For homeowners who’ve ended up with zebra lines from a cheaper pressure washer, that track record is the difference.
Call us at 479-877-5399 for a free estimate, and we’ll walk you through exactly what we see on your concrete before quoting a price.
Driveway cleaning and concrete cleaning are the same residential service in our world, but the workflow changes depending on what your surface is made of.
There’s a real difference between a contractor with a wand and a yard-sign ad and a crew built for concrete. Here’s where it shows up.
You reach us by phone or email, and we ask whether you’re dealing with a regular clean or oil, rust, or tannin staining. Standard cleans get a free quote from satellite measurements by text and email. Staining jobs get a free in-person walk-through where we flag deep cracks, pitting, or anything out of the ordinary before quoting.
Once you accept, we set the appointment. We can clean concrete in just about any weather except a downpour, and higher wind is fine because the team works on the ground. On the day of service, you’ll get a phone call and a text message thirty minutes before the crew arrives.
We place cones for hose visibility, pull the water hose to fill the onboard tank, take before pictures, and flag anything that has changed from the estimate before chemicals go down.
If your job involves staining, this is where it’s handled. Oil stains get the right degreaser for their age. Tannin gets the acid-based treatment that creates the two-stage workflow. Rust gets the F9 product, with three to five applications planned for deep staining. Standard cleans skip this step.
A sodium hypochlorite pretreatment kills the organic film at the source. We give it time to dwell, run the surface cleaner at 2,500 PSI or lower, then complete a full flush rinse. A post-application chemical finishes the clean, and only then do we neutralize, with Agent Pink protecting plants and delicate surfaces nearby. Running the steps in this exact order is what keeps the chemistry effective and your landscaping safe.
When the work is done, we walk the property with you. Anything you want re-treated gets handled on the spot, and the invoice only goes out once you’ve confirmed the result in person. A follow-up text checks in a day or two later, and a second follow-up goes out before any review request.
Our satisfaction policy is built into how every job runs, not bolted on at the end. The crew walks the property with you when the work is done, any spot you want re-treated gets handled on the spot, and the invoice is sent only after you’ve confirmed the result. Two follow-ups after the invoice catch anything that surfaces once we leave. We’re fully licensed, fully insured, and Plant and Property Protection Certified through Spray Wash Academy. A few things worth knowing:
Not with us. We use a surface cleaner instead of a pressure-washer wand, which spreads pressure evenly across a rotating bar inside an enclosed shroud. That’s what eliminates the zebra lines cheaper operators leave behind. We’ve cleaned hundreds, if not a few thousand, driveways across Northwest Arkansas without striping issues.
Residential concrete cleaning starts at $100. Your final price depends on square footage, location, ease of access, how dirty the concrete is, and whether specialty stain removal is needed for oil, rust, or tannin. For pricing on your specific property, call 479-877-5399 for a free estimate.
A typical residential driveway clean takes about two hours on site. Jobs with specialty staining or large flatwork, like a driveway combined with sidewalks, patios, and a pool deck, can take longer.
Yes. We use an F9 product, which is the industry standard for irrigation rust, fertilizer rust, battery acid, and metal-leach stains. It’s a spray-on application that we occasionally brush in. Deep staining may require three to five applications to fully break down, and we’ll tell you that up front.
Tannin stains are the brown or reddish discoloration left by leaves, acorns, and berries sitting on concrete. They’re extremely common across Northwest Arkansas after a leaf-heavy fall or a wet spring. We treat tannin staining with an acid-based pretreatment that creates a two-stage cleaning: the stain treatment first, then the standard concrete wash.
Yes. We’re Plant and Property Protection Certified through Spray Wash Academy. We heavily dilute and neutralize all chemical runoff in any area with plants or pets, and we apply Agent Pink, a bleach neutralizer, to landscaping near treated concrete. Our chemicals can have an effect if used improperly, but we neutralize aggressively to prevent that.
Yes. Concrete cleaning is offered as an add-on whenever we’re already on the property for another service. Bundling it with a house wash, roof clean, window cleaning, or storefront cleaning also qualifies you for our multi-service discount, which is customized per property.
Yes. Pool decks follow the same standard concrete cleaning process, including the sodium hypochlorite pretreatment, the surface cleaner at 2,500 PSI or lower, the flush rinse, the post-application, and final neutralization. We’re careful around plants, pool equipment, and the pool itself.
We can clean concrete in just about any weather except a downpour, since heavy rain dilutes the chemicals before they can work. We can even clean in higher wind situations because the team is working horizontally on the ground. Concrete sealing has tighter constraints: we can’t seal under 40°F or over 95°F, and the slab has to be fully dry first.
An annual cleaning is consistent with how we maintain other exterior surfaces in Northwest Arkansas. Driveways under heavy tree coverage, pool decks, and high-traffic patios may benefit from cleaning every spring or every fall to keep organic buildup, tannin staining, and algae from setting in.
If your driveway is collecting tannin staining ahead of fall, your patio is getting ready for the next round of cookouts, or your pool deck is due before the weather turns, this is the right time to get an honest quote on the table. Call us at 479-877-5399 for a free estimate.
