Pressure washing and prep · Monroe County
Pressure washing and surface prep in the Florida Keys
Washing is where a repaint is won or lost. In the Keys, the walls carry salt, mildew and chalk, and a coating applied over any of them lets go early. A proper wash takes those off without driving water into the wall.
Pressure is a tool, not a goal. Stucco and old block can be damaged by a hard jet, and soft siding can be gouged, so each surface gets its own pressure and nozzle. Where mildew is present, a cleaner is used and rinsed, and the scope names both.
Where the water goes matters here. Florida DEP says discharging wastewater to stormwater systems without a permit is prohibited, and the Florida Keys National Marine Sanctuary rule bars discharging materials into sanctuary waters with a short list of exceptions. Wash water is captured, filtered or kept out of drains, and the scope states how.
A wash is also the first inspection. Cracks, failed sealant, rust and rot show up when the wall is clean, and they are listed with photos before painting begins. Send photos of the surfaces you want washed and tell us what sits below them.
Order of work
- Walk the building and find drains, canals and areas that need protection.
- Set pressure and cleaner by surface.
- Protect plants, windows, vehicles and boats.
- Wash in sections and capture or divert the water.
- Rinse and let surfaces dry.
- Inspect the clean wall, list defects with photos and hand the list to the owner.
Where it goes wrong
What tends to go wrong, and how it is held in check
Water driven into walls
Too much pressure at the wrong angle forces water behind stucco and under siding. Pressure and angle are set per surface, and walls are given time to dry before coating.
Wash water in the storm drain
Drains and canals are protected. Water is captured or directed to an approved place, and the scope names the method.
Mildew that returns
Mildew is killed and rinsed, not just blasted. Cleaner, dwell time and rinse are written into the scope.
The limits
Wash water rules vary by site and agency. We follow the rule that applies and tell you which one it is. Mold remediation is performed by separate licensed firms.
Questions
About pressure washing and prep
Can you pressure wash without letting water reach the canal?
Yes, with capture or diversion planned in the scope. If a site cannot meet that standard, we say so before the wash starts.
Does washing damage stucco?
It can when it is done wrong. We match the pressure to the surface and let the wall dry before it is coated.
What does a Keys commercial painting job cost?
There is no rate card. We build a quote either after walking the building or, when they show enough, from photos and drawings. It reflects the surfaces and how much repair they need, the coating system, how the crew reaches each wall, whether the place stays open, and what a delivery over US 1 involves. Two buildings that look alike seldom quote alike.
What size of painting job will you quote in the Keys?
Any size. A single storefront, one stairwell or a tenant suite is as welcome as a motel, a marina or a condominium. Tell us the building and the surfaces, and we scope the work as described.
Is Romco Builders licensed in Florida?
Yes. Romco Builders is a licensed Florida general contractor, founded in 2015 and headquartered in Fort Lauderdale. Ask for the license details when you request a quote.
How a job runs
Six steps, in this order
Send the address and the surfaces
Phone us or use the quote form, with photos or drawings if you have them. Say what is to be painted, who is inside and which dates matter.
We walk the building
We study the walls and their condition, how each side is reached, and what has to stay covered or out of the way.
Written scope and quote
The quote spells out prep, coating system, how each wall is reached, the phasing, and each step that waits on an approval.
Approvals and paperwork
Historic or color review, association or landlord sign-off, any permit the work triggers and airport or site clearances come first.
Prep and coating
Washing, repair, primer and finish follow the agreed order, with people, boats and vehicles below kept clear.
Punch list and handover
Together we go over the finished work, clear the punch list, and you keep the coating record for the building file.
Pressure washing and prep across Monroe, including Key West, Stock Island, Marathon, Islamorada, Key Largo, Ocean Reef, Tavernier, Duck Key and Conch Key, Key Colony Beach, Big Pine Key, and every other Monroe city.
Other painting work
More commercial painting we quote, including
- Interior commercial paintingShops, offices, lobbies and corridors, painted while the doors stay open.Interior commercial painting in Monroe →
- Exterior commercial paintingBlock, stucco and metal exteriors, prepared for salt spray, sun and wind.Exterior commercial painting in Monroe →
- Marina and waterfront building paintingMarina offices, boat sheds, dockside rails and waterfront metal, with runoff controlled.Marina and waterfront building painting in Monroe →
- Warehouse and industrial paintingMetal buildings, block shops, roll-up doors and floor markings, kept in operation.Warehouse and industrial painting in Monroe →
- Historic building paintingOlder wood and masonry buildings, painted after review and with lead-safe prep.Historic building painting in Monroe →
- Airport and transportation paintingTerminals, hangars and service buildings, quoted with badging and phasing planned.Airport and transportation painting in Monroe →
- Retail, restaurant and office paintingShopfronts, restaurants, offices and tenant spaces, on a short clock.Retail, restaurant and office painting in Monroe →
- Condominium and association repaintsCondos, townhomes and apartments, scoped for the board and the owners.Condominium and association repaints in Monroe →
- Hotel, motel and resort paintingHotels, motels, guesthouses and resorts, painted around the stay calendar.Hotel, motel and resort painting in Monroe →
- Clinic, school and public building paintingClinics, schools and public buildings, phased around patients, students and the public.Clinic, school and public building painting in Monroe →
- Elastomeric and waterproofing coatingsBlock walls and low roofs sealed against wind-driven rain.Elastomeric and waterproofing coatings in Monroe →
- Something else?Any commercial building and any size gets a quote from us. If yours is not listed, tell us about it.Call (239) 510-4206 →
Every key from Key Largo to Key West
Tell us what needs paint and where it stands. A written scope and a quote follow.
Romco Builders is a licensed Florida general contractor, headquartered in Fort Lauderdale. One storefront or a whole resort: every job gets a written scope and a quote.