EIFS & Stucco Cleaning
Low-pressure EIFS and stucco cleaning across the Ark-La-Tex. Mold, algae, and mildew removed without damaging the substrate. Marshall, TX based, 60-mile radius.
Specialist EIFS & Stucco Cleaning for the Ark-La-Tex
EIFS (Exterior Insulation and Finish System) and traditional stucco are the most-damaged surfaces in pressure washing. EIFS in particular — the synthetic stucco common on commercial buildings, apartment complexes, and many post-1990 homes — cannot tolerate high pressure. The acrylic finish coat sits on top of insulation board, and high-pressure water punctures right through into the insulation, where it gets trapped and rots the substrate from the inside. Most contractors who damage EIFS do not realize they damaged it; the failure shows up months later as bulging panels and water staining. Ark-La-Tex Pressure Pros has the chemistry and equipment to clean EIFS and stucco safely.
Our process is fundamentally different from house pressure washing. We use a softwash applicator at less than 100 PSI — closer to a garden hose than a pressure washer. The cleaning chemistry does the work: a sodium-hypochlorite-based solution kills mold, algae, and mildew at the root, broken down with surfactants that lift the biological growth without scrubbing. We dwell, rinse, and repeat as needed. The wall comes back to original color, the biological growth is killed (not just temporarily masked), and the substrate stays sealed. We have cleaned hundreds of EIFS-clad apartment buildings, office complexes, and Tex-Mex commercial properties across Marshall, Shreveport, Bossier City, Longview, and Kilgore using this method.
Why High Pressure Destroys Stucco
Most contractors use the same equipment on stucco that they use on concrete: 2,500-3,500 PSI through a 25-degree fan tip held 18 inches from the surface. On EIFS that puts a half-inch hole through the finish coat in three seconds. On traditional cement stucco it ages the surface 10 years per cleaning by stripping the cementitious binder. The damage is permanent, expensive to repair, and often not visible until the next big rain when water finds its way into the substrate.
EIFS / Synthetic Stucco
<100 PSI softwash only. Acrylic finish coat over insulation board — high pressure punctures through and rots substrate.
Traditional Stucco
Cement-based three-coat stucco. Slightly more tolerant but still softwash spec to preserve cementitious binder and color.
Acrylic Stucco Finish
Cement stucco with acrylic finish coat. Treat as EIFS — softwash chemistry only, no high-pressure rinse.
Why Choose Ark-La-Tex Pressure Pros
EIFS-Specialist Equipment
We carry softwash applicators that throw water at less than 100 PSI — the only safe spec for synthetic stucco. Most pressure-wash contractors do not own one.
Killed-at-Root Chemistry
Sodium hypochlorite + surfactants kill mold and algae at the root, not just rinse off the visible portion. Result lasts 3-5x longer than a pure-water blast.
Insurance Documentation
Property managers and HOA boards get COIs + before/after photos for documentation. Standard procedure on every commercial EIFS job.
Related Services
Often booked alongside EIFS / stucco cleaning.
Areas We Serve for EIFS & Stucco
Marshall, TX based — serving a 60-mile radius across the Ark-La-Tex.
Frequently Asked Questions
How much does EIFS or stucco cleaning cost?
Typical residential stucco home (2,000-3,000 sq ft of wall): $480 to $880. Commercial EIFS building (10,000-30,000 sq ft of wall): $0.18 to $0.32 per sq ft. Apartment complex (per building): quoted per linear footprint. Free on-site estimates — (318) 401-2772.
Can I just use a regular pressure washer on my stucco home?
Strongly recommend against it. The visible damage on cement stucco is gradual loss of cement binder, which weakens the surface. The visible damage on EIFS is immediate — you can punch a hole through synthetic stucco at 2,500 PSI in seconds. We have repaired EIFS damage from DIY pressure washing that cost the homeowner $4,000-$8,000.
How long does the cleaning result last?
Because we kill the biological growth at the root with proper chemistry, our cleaning results last 3-5 years on EIFS and stucco. Pressure-wash-only cleaning (no chemistry) lasts 8-14 months because the spore/root remains and re-colonizes immediately.
Will the cleaning chemistry damage my landscaping?
No. We pre-soak landscaping with clean water before applying chemistry, work in sections, and rinse soil thoroughly afterward. The cleaning solution is sodium-hypochlorite based, which dilutes harmlessly when properly rinsed. We have a 100 percent landscape-survival record.
How long does the job take?
Single-family stucco home: 4-7 hours. Small commercial EIFS building (1-2 stories, 10,000 sq ft wall): 1 day. Larger apartment complex (3-4 stories, 30,000+ sq ft wall): 2-4 days depending on access and lift requirements.
Do you provide insurance documentation for property managers?
Yes. Standard procedure on every commercial job: certificate of insurance, before/after photos, written work scope. We also carry the specialist EIFS-cleaning insurance rider that most pressure-wash companies do not.
What if my stucco has visible cracks?
We document cracks before cleaning and avoid pressure-applying directly into them. Cracks should be sealed BEFORE the wall is cleaned (so the cleaning does not drive moisture into them). We refer crack-repair work to qualified stucco contractors and coordinate the cleaning around their schedule.
Do you serve my area?
We serve a 60-mile radius from Marshall, TX, covering all of Harrison County, Caddo Parish, Bossier Parish, Gregg County, and Rusk County. Call (318) 401-2772 to confirm.
Our EIFS & Stucco Process
Same protocol every wall — softwash chemistry, low pressure, dwell, rinse.
Identify EIFS vs traditional stucco vs acrylic finish, document existing cracks.
Pre-soak landscaping + tape windows + protect adjacent finishes.
Softwash apply at <100 PSI, dwell 12-15 min, second application on heavy growth.
Low-pressure clear-water rinse, landscape rinse, walkthrough + photos for records.
Transparent Pricing
Residential stucco home (2,000-3,000 sq ft wall): $480-$880. Commercial EIFS: $0.18-$0.32 per sq ft. Apartment complex per building. Lift access surcharge $200-$400 if scaffolding/articulating boom required for 3+ stories. Every quote in writing, valid 30 days. Call (318) 401-2772.
Ready to Restore Your Stucco Walls?
Free on-site EIFS / stucco assessment. Specialist equipment. No-damage guarantee.