Will pressure washing alone get rid of black spot lichen?

Not for long. Pressure washing can knock the visible growth off the surface, but black spot lichen has a root structure that grips into porous stone like sandstone and limestone, so spores are usually left behind. We treat with a biocide first to actually kill it, then clean, which gives a result that lasts far longer than pressure alone.

Is there anything I need to do before you arrive?

Not much - clearing loose garden furniture, planters or toys from the patio surface helps us get started straight away, but otherwise we bring everything we need. Reasonable parking access near the property is helpful if space is tight.

Do you work on patios in Thornaby regularly, or is it a special trip?

Thornaby falls within our normal 45-mile working area from our Washington base, so it's part of our regular schedule rather than an occasional job - which generally means more flexible availability for booking.

What if you find a problem with the patio once you start cleaning?

We'll stop and talk to you before continuing. Things like loose flags, failing pointing or unstable edging sometimes only become obvious once dirt and growth are removed, and we'd rather flag it honestly and discuss options than plough on regardless.

Black Spot Lichen Treatment & Patio Cleaning, Thornaby

Patio cleaning across Thornaby: biocide treatment for black spot lichen, gentle cleaning for sandstone and limestone, plus sealing advice. Fully insured team.

Stockton-on-Tees Borough Council · TS17 · 26.8 miles south of our Washington base

We treat, clean and can seal patios across Thornaby - sandstone, limestone, porcelain, concrete flags and block paving all covered, with a biocide treatment for black spot lichen and moss before any washing starts.

The honest answer is that pressure washing on its own won't solve it long-term. Lichen has a root structure that grips into sandstone and limestone, so it needs a biocide treatment to kill it off before any cleaning happens, otherwise it's back within months.

Limestone

Limestone is calcium-based, so it can react badly to strongly acidic cleaning products - we're careful about what we use on it. It's also porous like sandstone, so black spot lichen treatment and adequate dwell time matter here too.
We keep pressure low on limestone and let the biocide do the work of lifting growth, rather than relying on force that can etch or dull the surface.

Side Passages, Steps and Tight Access

Not every patio is reachable in a straight line from the road - side passages, steps down to a sunken garden, or a shared access path all change how a job's approached. We ask about this at quoting stage so there are no surprises on the day.

Longer hose runs or hand-carrying equipment through a tight passage can add a little time, which we'll factor honestly into the price rather than springing it on you afterwards.

What Actually Moves the Price

Sealing, re-sanding of block paving joints and re-pointing advice are usually priced separately from the base clean, since they depend on the condition we find once the surface is clean and dry.

Small patio (up to 15m²)	typically £80-£150
Sandstone or limestone, moderate growth	around £5-£7 per m²
Block paving joint re-sanding	typically £3-£6 per m²
Fencing clean add-on	from around £3-£5 per linear metre

Covering Thornaby and the Surrounding Area

We work across a roughly 45-mile radius of our Washington base, which takes in Thornaby and the towns and villages around it as part of our regular schedule rather than a special trip.

That regular coverage means we can often fit patio work in Thornaby around other jobs nearby, which keeps things efficient and flexible on timing.

Patio Cleaning near Thornaby

Homeowners

Getting a Patio Ready for Viewings or Sale

A clean, even-coloured patio makes a real difference to how a garden photographs and how it feels to walk round on a viewing. Black spot lichen and green staining read as neglect even when the rest of the house is well kept, and it's one of the cheaper things to put right before putting a property on the market.

We can usually turn a patio around in a day, and we'll work to a timeframe if you've got viewings or photos booked in.

Victorian Terrace Courtyards and Original Flags

Victorian terraces in Thornaby often still have the original stone flags or early concrete slabs in small rear courtyards, laid long before modern pointing methods. Decades of damp, shade from boundary walls and limited airflow make these some of the worst spots for black spot lichen we see.

The pointing between old flags is frequently lime-based or has been patched over the years, so we're careful with pressure and always flag any joints that look loose or crumbling before we start rather than after.

Fully Insured, Every Job

Honest advice
If sealing or re-pointing isn't needed, we'll tell you rather than upsell it.
Clear, upfront pricing
You get a fixed quote before we start, not an estimate that grows on the day.
Run by Trevor, directly contactable
Speak to the person doing the work on 07501 060609, not a call centre.
We look after you and your property
That's the standard we work to on every visit, not just a slogan.

Patio Cleaning in Thornaby — common questions

A pressure-only clean might cost less upfront, but if the lichen's back within a couple of months you've paid for a result that didn't last. Treating properly first means the clean actually holds, which works out better value over a couple of years.

Assessment, biocide treatment, dwell time, clean, and a final check - that's the process behind every patio we work on in Thornaby, adjusted to whatever material you've got underfoot.

Patio, Decking and Fencing in One Visit

A biocide treatment followed by the right clean for your material costs a bit more upfront than a straight pressure wash, but it lasts years longer. We'll explain exactly what your patio needs and why.

Ask Trevor Call 07501060609

Patio Cleaning in Thornaby — work in progress across the flagstones, a few minutes from Ingleby Barwick