Apartment complexes across Springdale and the wider Northwest Arkansas market take a beating that single-family homes never see. Breezeways absorb constant foot traffic, shaded floors and walls grow mold and algae, and siding picks up rain runoff stains. The real challenge for any property manager is cleaning a 50, 100, or 300-unit property without taking a wave of complaint calls the next morning.
Arkan Softwash is built for that kind of work. We are veteran-owned, fully licensed and insured, and Plant and Property Protection Certified through Spray Wash Academy. Soft washing is our default method, which keeps caulking sealed and siding intact on older multifamily buildings. Expertise, professionalism, and customer service are the three things we compete on, and our pricing reflects that quality.
If you want a real conversation about your property, call 479-877-5399 to set up a walk-around. Every estimate is free, and you walk away with a written scope before anything is signed.
Soft wash chemistry and pressure are matched to each surface so siding stays sealed and aging buildings come out cleaner without coming apart.
Every complex job runs through the same six-stage rhythm so your office, your tenants, and our crew always know what is coming next.
Don visits in person, walks every building in scope, and confirms breezeway count, siding type, stair geometry, ceiling height, concrete add-ons, water access, and any damaged surfaces that will be skipped. Your office sets up multiple points of contact, and the complex is broken into building groups with each assigned its own scheduled date.
Once your written estimate is signed, two email blasts go out from your office before the first wash date, building-wide notices are posted in common areas, and door notices land on every unit door in the scheduled buildings.
Roughly thirty minutes before arrival, we send a heads-up by text or call. Cones, caution tape, and fold-out signs go up around the active building, and the crew knocks on every occupied door to explain the job in person before any chemistry is applied.
Plastic sheeting goes over stain-finished doors and decorative wood, tape goes on brass accents and electrical outlets, and plants and landscaping get pre-treated with Agent Pink neutralizer.
The solution mix is matched to each surface and applied bottom to top, then rinsed top to bottom while still wet. Floors, walls, stairs, and ceilings are cleaned in a connected order so runoff flows in one direction, with spotters at entrances and stair landings the entire time.
If concrete is in scope, the surface cleaner runs at 2,500 PSI or lower with pretreatment, degreaser, and tire additive. All runoff is heavily diluted and routed away from storm drains, and the crew re-treats any spot that fails inspection. After-photos go into your records, the invoice goes out immediately, and the next building group gets scheduled with fresh notifications.
Every job is backed by a 100% satisfaction guarantee written into our contract. If something is not right, you call us. We come back and fix it. If we cannot resolve it, the job is refunded, and in years of running this work we have never had to refund one.
A few boundaries worth knowing:
Our full insurance coverage extends to accidental damage to tenant property, vehicles, or landscaping during the wash. If your scope includes roof cleaning, that work carries a two-year spot-treat guarantee. If new growth appears within two years, we come back and treat it at no cost.
We coordinate with your office to send at least two email notifications before each scheduled date. We ask you to post building-wide notices, and if your team cannot or will not post on individual doors, we tape the door notices ourselves. On the day of service, our crew knocks on every occupied door in the building we are washing and explains the job verbally.
We explain in person what we are doing, how long it will take, and whether they need to leave the unit. Tenants are asked to keep doors and windows closed during the wash. Caution tape and cones route foot traffic away from the work zone, and a spotter stays near entrances to intercept anyone who tries to walk through.
Used correctly, no. We dilute heavily, pre-treat landscape with Agent Pink neutralizer before the wash, cover anything delicate, and re-neutralize after the rinse. Tenants are asked to keep pets indoors during the cleaning window.
Soft washing is significantly quieter than traditional pressure washing because high-PSI equipment is not running on the siding. For 24-hour facilities or sensitive properties, we can schedule the work outside of standard hours for an adjusted rate.
Yes. We stage the work building by building, post signage, use cones and caution tape, run strobe lights on the truck for visibility, and station a spotter near building entrances. If the only safe schedule is overnight, we can do that on a custom rate.
Same workflow. We coordinate with the president of the HOA, who handles resident notifications and helps block off work areas. HOA pricing typically runs higher because there are more individual stakeholders. The lowest HOA-style job we have quoted started at $4,000 for curbs only.
Sodium hypochlorite is the primary cleaner for mold and algae. We add an apple-fragrance surfactant to soften the smell, which matters when tenants are home. We use a little more sodium hydroxide on commercial work than residential, and Agent Pink bleach neutralizer goes on landscaping, plants, and windows after the rinse.
Both options work. We carry 100 gallons on the truck for smaller jobs, and we rent 500 to 1,000 gallon water trailers for larger complex jobs when on-site water is limited. The water plan is confirmed during the walk-around.
We handle low-to-mid-rise apartment complexes. High-rise work is outside our scope.
Frequency depends on building traffic, tree coverage, climate, and budget. Breezeways generally need attention more often than building exteriors because of the constant foot traffic. We build a recurring maintenance plan around your specific property during the walk-around.
Yes, when overnight scheduling is required. Overnight and after-hours rates are different from daytime rates, and the schedule and pricing are confirmed in writing before the job is locked in.
We flag it, document it, and skip that surface. If we cannot protect it, we cannot wash it. We can include the punch list with our after-photos so your office has a record of anything that needs maintenance.
It depends on building count, scope, and access. Commercial building washes typically run five to six hours per building, and multi-stage complex jobs spread across multiple days. You get a specific schedule on the written estimate after the walk-around.
Lightning shuts the job down. Winds over 20 mph stop siding work because of chemical drift onto tenant patios, parked cars, and HVAC equipment. Light rain is fine because the soft wash chemistry is not affected by it. If weather forces a reschedule, we coordinate the new date and a fresh tenant notification round with your office.
We build the recurring schedule around what makes sense for your property. Recurring contracts are priced lower per visit than a one-off because regular maintenance keeps buildup light. The contract structure is something we work out during the estimate conversation.
When you are ready to clean up your complex without disrupting your tenants, call Arkan Softwash at 479-877-5399 to schedule a walk-around. We serve Springdale, Rogers, Tontitown, and the surrounding Northwest Arkansas market with one-off cleans, recurring maintenance contracts, multi-building staging, and bundled exterior add-ons.
