LA SOFT WASH
Keeping Baton Rouge Commercial Properties Looking Their Best
Baton Rouge’s climate is tough on exterior surfaces. Warm, humid air keeps mold, algae, and mildew growing on stucco, brick, painted block, and metal panels year-round, and frequent storms push street grime onto storefronts and apartment facades. By the time a building looks visibly dirty, that buildup has usually been working on the surface for months.
We are a locally operated commercial building washing company built around a simple promise: do the work right, on a schedule that fits your business, with the right equipment for the job. We walk every commercial property in person before quoting, run a dedicated commercial-grade soft wash system, and schedule the majority of our work outside business hours.
If you manage an apartment community, storefront, multi-tenant building, or new construction handover, call LA Softwash at 225-337-7771 to schedule a free on-site walkthrough.
Every Exterior Surface We Clean
on Your Complex
From multi-family apartment communities to storefronts and new construction handovers, we cover the full exterior envelope.
Building Facades
Stucco, brick, painted block, vinyl, hardy board, and metal panel siding. Soft washed at low pressure to lift biological growth without damaging finishes or caulking.
Soffits and Fascia
The upper band of the building is where mold, algae, and mildew take hold first. We clean it back to its original finish before the staining spreads down the walls.
Entrances and Sidewalks
Front doors, entryway concrete, and the sidewalk leading up to the building. These are the first surfaces your tenants and customers see, and the first to show wear.
Front Windows and Glass
Visible glass at street level, including storefront windows and entry sidelights. Cleared of grime, hard water spots, and overspray.
Drive-Through Lanes and Concrete
Drive-through lanes, loading areas, and parking concrete where grease and oil accumulate. Pressure washed with a degreaser substituted for soap to break down petroleum buildup.
Post-Construction Cleans
New construction handovers, including dust, adhesive residue, stickers, and overspray on glass and exterior surfaces before opening day.
Our water-fed pole reaches up to 50 feet, and we bring in lifts when facade work goes higher. That range covers the vast majority of commercial buildings across the Baton Rouge market.
Why Property Managers Choose Us
Our dedicated soft wash system applies cleaning solution at low pressure and lets the chemistry do the work, which protects stucco, painted block, caulking, and other sensitive finishes that a pressure washer can damage. The result is an even, lasting clean on the surfaces that drive curb appeal.
In-Person Site Walks on Every Job
We walk every property ourselves to assess water, access, and surface conditions before any quote goes out. No satellite estimates, no surprise add-ons mid-job.
Night and Weekend Scheduling
Roughly 90% of our commercial work runs at night or on weekends to keep tenant vehicles, customer traffic, and daily operations completely undisturbed.
Multi-Family Tenant Communication
We provide a pre-work guideline document built for multi-family properties, which your property manager distributes to residents. It keeps the chain of authority clean and gets residents informed before we arrive.
Fully Insured and Documented
Our insurance is automatically copied onto every signed work order, and a Certificate of Insurance is available on request for vendor onboarding.
Plant Protection and 45-Day Replacement Guarantee
Landscaping is pre-watered, kept wet during application, and watered again after. If a plant in the runoff path doesn’t show new regrowth within 45 days, we replace it, no questions asked. In six years, that’s been two rose bushes.
Six Years, Zero Unhappy Customers
In six years of business in Baton Rouge, no customer has ever demanded a refund or told us the work fell short. That’s the standard we hold ourselves to on every commercial property.
Ready to Get a Real Quote on Your Baton Rouge Property?
Our Commercial Building Washing Process
On-Site Walkthrough and Quote
Every commercial job starts with us walking the property in person. We look at every facade, check available water sources, identify any lift or ladder needs, and note surface conditions and access challenges. After the walk, you receive a written quote built for your property, with no deposit required.
Work Order and Pre-Work Guidelines
Once you approve the quote, a formal work order is sent with an electronic approval link. For multi-family properties, we also hand off the pre-work tenant notification packet for your property manager to distribute. It covers what to expect, what tenants or staff should move or cover, and our chemical and plant protection policies.
Day-Before Confirmation
The night before service, your team gets a text reminder confirming the time and scope. It’s a small touch that prevents last-minute access issues and keeps your day on track.
Site Setup and Property Protection
On arrival, the crew tapes and covers exterior electrical outlets, ceiling fans, light fixtures, and exposed hardware. Metal door frames, common on commercial storefronts and apartment entries, get every joint taped to keep interior spaces dry. Cones, caution tape, and rope-off zones get set, and a team member flags traffic when needed. Landscaping is pre-watered to protect plants from any solution that contacts them.
Soft Wash Application
We apply a bleach and soap solution through the dedicated soft wash system at low pressure. For drive-throughs and concrete heavy with grease and oil, a degreaser is substituted for soap. The solution dwells long enough to break down mold, algae, mildew, and grime, then everything gets rinsed clear. Plants get a second watering during and after the rinse.
Documentation and Maintenance Plan
When the wash is finished, the crew photographs the completed work and sends the images directly to you, which matters most for property managers who aren’t on-site overnight or on weekends. Payment is collected on completion. If you want year-round upkeep, we’ll walk through a recurring maintenance contract for the entrance, sidewalk, and windows between annual washes.
LA SOFT WASH
Commercial Building Washing Pricing
Every commercial building is different, and pricing reflects that. Size, height, water access, lift requirements, surface type, and the level of buildup all move the number, which is why we walk every property in person before sending a quote.
A few variables drive the final price:
- Building size, number of stories, and total square footage of cleanable surface
- Lift, ladder, or extended-reach equipment needed for upper floors
- Water source availability on-site
- Surface conditions and the level of algae, mildew, or grease buildup
- Whether your contract requires water reclamation and offsite disposal
For ongoing work, recurring service unlocks a discount that scales with frequency, whether that’s quarterly window cleaning, monthly drive-through cleaning, or biannual front-of-house touch-ups. Call 225-337-7771 to schedule your walkthrough and we’ll have a quote in your hands the same week.
Our Guarantees and What's Covered
Every commercial building washing job comes with specific commitments backed by six years of work in this market:
- If a plant in the runoff path doesn’t show new regrowth within 45 days, we replace it, no questions asked. In six years, that’s been two rose bushes.
- Our insurance is automatically copied onto every signed work order, and a Certificate of Insurance is available on request for vendor onboarding.
- If we spot loose flashing, damaged caulking, or anything on your building that could become a bigger problem, we photograph it and send it your way so you can plan repairs ahead of time.
- For properties that require water reclamation rather than storm drain discharge, we bring in the equipment and handle disposal offsite.
- Roof cleaning carries our three-year warranty as a separate service. Commercial building washing is backed by the quality of the work and our track record of zero refunds across six years.
Frequently Asked Questions
Do you wash commercial buildings while the business is open?
Most of our commercial work runs at night or on weekends, which eliminates overspray on vehicles and keeps tenants, customers, and staff completely undisturbed. The main exception is new construction cleans, which are typically done during daytime hours before the business opens. If your situation calls for daytime work, we’ll talk through the safety setup during the walkthrough.
How do you notify tenants in apartment complexes before a wash?
We provide a pre-work guideline document built for multi-family properties, and your property manager distributes it to residents. Routing the communication through the property management office keeps the chain of authority clean and gets residents the information they need ahead of time. Our crew is also trained to handle on-site questions professionally if any come up the day of.
Do you use a pressure washer on commercial buildings?
Not on the building exterior itself. We use a dedicated commercial-grade soft wash system that applies cleaning solution at low pressure, and the chemistry does the actual cleaning. Pressure washing is reserved for hard concrete surfaces like sidewalks, drive-through lanes, and parking areas where the surface can handle it and the buildup requires it.
What chemicals do you use?
Standard mix is bleach and soap. For commercial jobs with grease or oil contamination, like drive-throughs or loading docks, we substitute a degreaser for the soap. Everything is rinsed clear, and plants are watered before, during, and after to neutralize contact.
Can you capture water runoff if my property requires it?
Yes. Louisiana generally permits storm drain discharge of wash water, and most of our commercial work falls under that. For contracts or properties that require runoff capture and offsite disposal, we rent the appropriate reclamation equipment and handle it. Mention it during the walkthrough and we’ll build it into the quote.
How often should a commercial building be washed?
For most commercial properties in this climate, a full exterior wash once a year is the standard recommendation. Many of our long-term clients pair that annual wash with a recurring maintenance plan, which we cover in more detail below.
Do you handle multi-story commercial buildings?
Yes. Our water-fed pole reaches up to 50 feet, and we bring in lifts when facade work goes higher than that. Lift requirements and lead time get identified during the on-site walkthrough so the quote reflects the full scope.
How do you protect plants and landscaping around commercial properties?
All landscaping gets pre-watered before the wash, kept wet during application to dilute chemical contact, and watered again after to neutralize anything residual. If a plant in the runoff path doesn’t show new regrowth within 45 days, we replace it, no questions asked.
Do you offer maintenance contracts for between annual washes?
Yes, and they’re our most popular commercial offering. A typical contract covers the front entrance, sidewalk, and front windows on a recurring schedule, usually every couple of months, which keeps the high-visibility areas of your property looking sharp between full annual washes. Frequency, scope, and discount are all worked out per client during the walkthrough.
Do you offer maintenance contracts for between annual washes?
Yes, and they’re our most popular commercial offering. A typical contract covers the front entrance, sidewalk, and front windows on a recurring schedule, usually every couple of months, which keeps the high-visibility areas of your property looking sharp between full annual washes. Frequency, scope, and discount are all worked out per client during the walkthrough.
Schedule Your Commercial Building Wash in Baton Rouge Today!
Call us at 225-337-7771 to schedule a free on-site walkthrough, or send a request through our site to Get A Free Estimate. We’ll walk the property with you, talk through the scope, and get a written quote in your hands the same week.
