The Washed Out method for roof cleaning.
The rule at Washed Out is simple: pressure never touches a roof. Every roof we clean is treated with a downstream-injected soft-wash mix of sodium hypochlorite and a roof-safe surfactant, applied at garden-hose pressure. That's the only method recommended by ARMA (Asphalt Roofing Manufacturers Association) and the only method that won't void your shingle or tile warranty.
Coastal marine layer from Oceanside down through La Jolla feeds the algae year-round. On the north pitch of a Spanish tile roof, colonies take hold within 3–5 years of install and streak black downhill by year 6. On composition shingles, the same bacteria eats the limestone filler and shortens the roof's life. Lichen and moss are worse, they root into the tile pores and lift edges as they grow.
For clay and concrete tile, we work off the ladder and pump, nobody walks the roof. For shingles we tie off, work from valleys and hips, and never scrub or brush. We pre-soak every plant and shrub, tarp copper gutters, and rinse the mix well below the fascia. The kill is immediate; the streaks fade over the following 30–90 days as rain and UV clear the stained biomass.
Coating options: after the treatment cures, we can spot-coat concrete tiles with a UV-stable sealer, or apply a roof-safe zinc strip near the ridge to slow regrowth. Composition shingle roofs get a low-dose maintenance rinse annually, much cheaper than a full re-treatment.
Pricing starts at $495 for a single-story tile roof up to 1,500 sq ft, then $0.35 per sq ft over that. Two-story is quoted on-site, steep pitches and complex valleys add labor. Every roof-cleaning job comes with a 5-year no-regrowth touch-up promise: if streaks return within 5 years, we come back at no charge.
Services we offer:
- Spanish clay & concrete tile roofs
- Composition shingle roofs
- Standing-seam metal roofs
- Flat & low-slope torch-down
- Gloeocapsa magma (black streak) removal
- Lichen & moss root-kill treatment
- Roof-safe surfactant + hypochlorite blend
- Gutter, fascia & downspout flush
- Plants pre-soaked & tarped
- 5-year no-regrowth touch-up
- Insured for rooftop work
Brands & materials we treat
We treat every major roofing material sold in Southern California:
Boral / US Tile
clay & concrete profile tiles
Eagle Roofing
concrete tiles across coastal SD
Redland / MonierLifetile
legacy concrete tile
GAF Timberline
composition shingles
CertainTeed Landmark
composition shingles
Owens Corning Duration
composition shingles
Malarkey Legacy
composition shingles
Custom-Bilt Metals
standing seam metal
AEP Span
standing seam metal
Decra
stone-coated steel
Common issues we fix
Black streaks running downhill from the ridge
Gloeocapsa magma bacteria. Feeds on the limestone in shingles and the mineral coating on tile. Coastal humidity keeps it thriving.
Green fuzzy patches on the north pitch
Moss. Roots into tile pores and lifts edges. Common in shaded areas of Oceanside, Encinitas and Point Loma.
White or grey crusty spots
Lichen, a fungus/algae hybrid. Toughest to kill and always requires a soft-wash treatment plus dwell time.
Red or brown streaks on Spanish tile
Cyanobacteria plus iron oxidation from the clay itself. Treatable but needs a slightly different mix.
Roof looks fine but gutters overflow
Fascia and gutter debris. We can add gutter cleaning to any roof visit for a flat $95.
Our process
1. Inspect & pre-soak
Walk the perimeter, identify colonies, then pre-soak every plant, shrub and tree within 15 ft of the drip line.
2. Apply soft-wash mix
Downstream-injected sodium hypochlorite + roof-safe surfactant. Applied at garden-hose pressure from the ladder, nobody walks the tile.
3. Dwell & rinse
10-minute dwell for organic kill. Full flush of roof, gutters, downspouts, walls and hardscape below.
4. Landscape rinse & photo report
Every plant re-rinsed. Before/after photos texted the same day. 5-year touch-up promise in writing.
Frequently asked
Will soft-washing hurt my roof or plants?+
No. The mix is diluted, applied at garden-hose pressure, and every plant is pre-soaked and re-rinsed. We've used this method on 1,000+ roofs with zero warranty issues.
How long before the streaks disappear?+
The organisms die on contact. Visual clearing takes 30–90 days as rain and UV break down the dead biomass. On dark tiles you'll see it faster.
How often do I need this done?+
Coastal homes: every 3–5 years. Inland (Vista, Escondido, Temecula): every 5–7 years. Our 5-year no-regrowth touch-up covers you either way.
Do you clean gutters at the same time?+
Yes, add $95 for a full gutter clean-out (bag & haul included).
Is my roof warranty affected?+
No. ARMA (the shingle manufacturer association) specifically endorses low-pressure sodium hypochlorite cleaning. Pressure washing DOES void warranties, we never do that.
Can you do two-story or steep-pitch roofs?+
Yes. All work is done from ladder + pump, so no walking required regardless of pitch. Two-story adds a modest surcharge quoted on-site.