A parking garage is the hardest surface on most commercial properties to clean well. It collects oil, grease, tire marks, brake dust and road grime on concrete that is open to the weather at the edges and enclosed everywhere else. People need to park in it while the work happens. And the wash water cannot simply be rinsed down the ramp.
This guide covers what a proper garage cleaning includes, how to plan it around the people who use the garage, and the water rules that apply in Orlando.
Why garages are different
Most exterior cleaning is a question of the right pressure and the right chemistry. Garages add three more problems.
- The grime is bonded. Oil and rubber soak into the concrete and harden there. Cold water rinses the surface and leaves the stain. Heat, cleaning solution and dwell time are what lift it.
- The space is in use. Residents, tenants, hotel guests or shoppers need access to the garage during the work, so it has to be cleaned in sections.
- The water has to go somewhere. In an enclosed deck, wash water runs toward drains, and in Orlando those drains are the problem.
The wash water rule in Orlando
The City of Orlando is clear that wash water must not be discharged onto paved surfaces or allowed to enter storm drains. Its guidance for businesses explains why: water that enters the city's storm drains flows to its lakes without any treatment. Water carrying oil from a garage deck is exactly what the rule is written for. The city also says that letting wash water soak into landscaping is not acceptable when oils are present.
In practice that means wash water from a garage is recovered, not rinsed away. The city recommends dry cleanup first, then containment and wet vacuums near drains. We use a ride-on scrubber with vacuum recovery for this, so the water is picked up as the deck is cleaned. You can read the city's guidance on keeping wash water out of Orlando's lakes.
When you compare contractors, ask each one exactly how they will recover the water and where it will go afterwards. A vague answer is a warning sign.
What a garage cleaning should cover
- Parking decks and drive aisles, with extra treatment on the oil spots at each stall.
- Ramps and entry and exit lanes.
- Stairwells, elevator lobbies and landings, which are usually done by hand.
- Curbs, wheel stops and the edges where grime collects.
- A debris sweep before washing, so the cleaning solution reaches the concrete rather than the dirt on top of it.
Phase the work so the garage stays open
Very few garages can close completely. Plan the job in sections instead.
- Map the phases. Split the garage by level or by section, and decide which area closes on which night.
- Give notice early. Tell residents or tenants which areas close when, and where to park instead. Signs at the entrances on the day help catch the people who missed the email.
- Work off-peak. Nights and weekends usually suit office and retail garages. Residential garages are often easiest mid-morning on weekdays, when most cars have left.
- Control traffic at the ramps. Cones, signage and a clear route for cars still using the open levels keep the crew and the drivers safe.
- Walk it afterwards. Check the finished sections before they reopen, and get before-and-after photos for your records.
Clean before you seal, stripe or inspect
A garage cleaning is often the first step of a bigger project. Sealers and traction coatings need clean concrete to bond to. Fresh line striping holds better on a clean deck. And a clean surface makes cracks, rust staining and spalling far easier for an engineer or inspector to see. If any of that is on your calendar, schedule the cleaning just ahead of it.
How often
Busy retail, hotel and office garages usually need cleaning at least once a year, with oil spot treatment in between for the worst stalls. Lighter residential garages can often go longer. The best guide is what the concrete looks like: when the stall stains are dark and the drive aisles look grey, it is time.
How we handle garages
Green Earth Power Wash Orlando cleans parking garages across Orlando and Central Florida with hot water, a scrubber with vacuum recovery, and phased night and weekend scheduling. See our parking garage pressure washing page, or request a free estimate and we will walk the garage with you and plan the phases in writing.