Concrete looks permanent. It isn't. It's porous — closer to a hard sponge than a solid slab — and in Florida that means it soaks up everything: rain, irrigation water, oil, fertilizer, and the algae that grows in all of it.
That's why a driveway here goes dark in a few years while the same slab up north stays grey. We've been cleaning concrete in Jacksonville since 2019.
Why Florida Concrete Stains So Fast
Three things work against it at once. Humidity keeps the surface damp, so organic growth never really dries out. Rain and irrigation carry minerals and fertilizer into the pores. And shade from trees and overhangs means large parts of most driveways never get enough sun to kill anything off.
The result isn't dirt sitting on top. It's staining that's worked into the surface, which is why hosing it down does nothing and why a quick blast with a pressure washer takes the top layer off and leaves the rest to come back within months.
The Stains We Deal With
Black and green organic growth
Algae, mold and mildew. The most common by far, and the reason most driveways look grey-black instead of grey. It needs a pre-treatment that kills it at the root, not just pressure.
Rust and orange staining
Usually irrigation water with iron in it, fertilizer granules that got wet, or metal furniture left standing. Rust needs a specific treatment — pressure alone will not move it.
Oil and transmission fluid
Wherever cars park. Fresh spots come up well. Older ones that have soaked deep into the pores usually improve significantly rather than disappearing completely, and we'll tell you honestly which one you have.
Leaf and tannin staining
Dark blotches where wet leaves sat, especially under oaks. Very common here and very responsive to proper treatment.
White chalky residue
Efflorescence — mineral salts working their way out of the concrete to the surface. It's a moisture issue as much as a cleaning one, and worth understanding before you just wash it off.
Cleaning Concrete Is Half the Job. Sealing Is the Other Half.
Here's what most homeowners never get told: cleaning concrete leaves it exactly as porous as it was before. It looks great, and then it starts absorbing everything again the day after we leave.
Sealing concrete closes the surface. Water, oil and fertilizer sit on top instead of soaking in, which means stains wipe up instead of setting, and organic growth has a much harder time getting a foothold.
It won't make concrete maintenance-free. It does mean you're cleaning it far less often, and the stains you do get come out far more easily. If you've cleaned the same driveway three years running and watched it go dark each time, sealing is the answer to that cycle.
We clean and seal concrete, and the two are best done together — sealing dirty concrete just locks the stains in.
Concrete We Clean
Driveways, sidewalks and walkways, patios, pool decks, garage floors, curbs and aprons, block and retaining walls, and entryways.
Note that pavers are not concrete as far as cleaning goes. They need a different approach entirely — high pressure blows the joint sand out from between them. Pavers get cleaned, re-sanded and sealed, which is our specialty.
Our Process
We pre-treat the concrete with a cleaner that breaks down organic growth and loosens embedded dirt, and let it dwell. That step is what makes the clean last — skipping it is why some driveways go dark again by the following season.
Then we run a surface cleaner across the whole area, which gives one even finish rather than the stripes and arcs you get from a wand. We edge in around borders and tight spots, then rinse everything down including nearby landscaping.
If you're sealing, that goes on after the concrete is clean and fully dry.
We use your outdoor spigot for water. Our work carries a 90-day craftsmanship guarantee.
How Often?
Once a year for unsealed concrete in most of Jacksonville, and more if it's heavily shaded or under trees. Sealed concrete stretches considerably further and cleans up much more easily when you do get to it.
Areas We Serve
We clean concrete in Jacksonville and about 25 miles out — St. Johns County, Ponte Vedra, Nocatee, the Beaches, Mandarin, Fleming Island, Orange Park, Yulee, Amelia Island, Fernandina Beach, Fruit Cove and Arlington. Florida only. We do not currently service westside or northwest Jacksonville.
Frequently Asked Questions
Can you get rust stains out of concrete?
Usually a large improvement, sometimes complete removal. It depends on how long it's been there and what caused it. Rust needs a specific treatment — anyone telling you pressure alone will do it is guessing.
Will the black come back?
Slower than you'd expect, because we kill the growth rather than knock it off. Unsealed concrete will eventually take it up again — that's what sealing prevents.
Is sealing concrete worth it?
If you're cleaning the same slab every year, yes. It closes the pores so stains sit on top instead of soaking in, and it dramatically stretches the time between cleanings.
Can you clean my garage floor?
Yes. Garage floors are usually the worst oil staining on a property, and they respond well to pre-treatment.
What about my paver driveway?
Different job. Pavers shouldn't be cleaned like concrete — the pressure removes the joint sand and leads to shifting and weeds. Ours get cleaned, re-sanded and sealed. See our paver sealing page.
Do I need to be home?
No. The estimate takes about 5 to 10 minutes and you don't need to be there.
Get a Free Concrete Cleaning Estimate
Fill out our free estimate form or call 904-444-9190. Estimates are free, you don't have to be home, and Zach will get in touch with you about times and scheduling.
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