Pressure Washing in Coogee

The combination of gradient and strata density is what defines hard-surface work in Coogee.

Because the land rises steeply from the bay on three sides, properties are linked to the street by stair flights, and on the flat buildings those stairs, the paths between blocks and the ramp down to the carpark are all common property. They are shaded, they stay damp, and they grow an algae film that on a sloping ramp or a stair tread is a genuine hazard rather than a blemish.

Beach sand is the constant. Carried up on feet and tyres, it grinds into the texture of broom-finish concrete and greys it, and because it comes with salt it holds moisture rather than drying out, so surfaces stay damp longer than they should. Carpark aprons add tyre rubber and oil on top.

Sandstone is the surface to be careful with. The hillside here is cut sandstone, and steps, retaining walls and garden edging are frequently original. It is soft, and pressure erodes the weathered face permanently and leaves lance marks.

We set pressure by surface, drop right down for sandstone and older paving, and keep wash water out of a stormwater system that discharges close to the bay.

In a suburb this dense with strata, most of the hard surface that matters is not owned by one person, and that changes the stakes.

Shared stair flights, paths between blocks and basement ramps are common property, and the owners corporation carries the duty of care for them. An algae film on a sloping ramp or a set of external stairs is a foreseeable hazard, and if someone falls the first question is what maintenance schedule was in place. Regular cleaning is both the remedy and the evidence, and it is far cheaper than the alternative.

The basement ramp deserves particular attention. It is steep, shaded, wet through winter and used by vehicles and pedestrians at the same time.

Beyond risk there is surface life. Sand ground into concrete acts as an abrasive underfoot, and the salt it carries holds moisture in the surface layer, so concrete deteriorates at the face faster here than inland. Sandstone is worse again, because once the weathered face starts breaking down it does not stop.

And presentation still counts, since a carpark apron stained with oil and a greyed entry path are what a prospective tenant sees first.