Awning Cleaning
Awning cleaning is largely an untapped market, and may be an excellent add-on service for janitorial contractors, window washers, sign companies, and those wanting to start a new kind of cleaning business. Some industry experts estimate that less than 10 percent of all awnings installed are professionally cleaned and maintained on a regular basis.
Awning use is commonplace on restaurants, strip malls, office buildings, apartment houses and many other types of buildings. The increasing use of fabric awnings has created a need for cleaning, restoration and maintenance.
Fabrics installed out of doors in metropolitan areas are subjected to a multitude of contaminants and conditions that lead to rapid deterioration of the fabrics:
Soil, grime, and hydrocarbon residue
Acid rain
Bird droppings and vegetation drippings (tree sap)
Bacterial fungus, mold and mildew growth
Ultraviolet rays of the sun
Some fabric manufacturers now require regular cleaning to keep the product warranty valid.
Awning Types
Covered – the most common.
Rigid – these normally have a heavy steel frame and are made of glass instead of fabric.
Retractable – this type of awning is used on residences, boats, and RV’s. The fabric is attached to a semi-rigid frame that rolls up when not in use.
Inspection and pre-cleaning discussions with the customer are critical to avoid complaints. This is especially true with new customers or with heavily soiled and/or damaged awnings. You must let the customer know what to reasonably expect as a result of your cleaning.
Frequency of cleaning is very important. The longer the period between cleaning, the more difficult the cleaning will be, requiring a stronger dilution of chemical, a longer dwell time on the fabric, and more aggressive physical scrubbing with a brush.
Regular cleaning improves the appearance by restoring the original color and shine while at the same time slowing permanent damage that may be caused by the ultraviolet rays of the sun. Fabric and canvas materials may also be permanently stained or discolored by atmospheric and natural residues that settle from polluted skies.
When you do a job, make up a customer log sheet that tells you everything you need to know about the account. Not only name, address and phone number, but specifics such as what chemicals and brushes to use, any problems like delicate lettering, what time of day is best for service, how much to charge, where to hook up the water, etc. Special Awnings
Homes: Watch out for bad or rotten fabric due to mildew and mold, because homeowners seldom rinse well. Another common problem is residue from wood stoves and fireplaces. The residential market is normally daytime work.
Restaurants: Look for grease that may settle on the awning. Grease may be impossible to remove. These locations, like taverns and lounges, are best cleaned after 2 am or closing time on a weeknight.
Exhaust And Diesel Residue: This is common near airports, train yards, sea ports, freeways, and heavy manufacturing areas. This oily residue is difficult to remove. Monthly service is recommended.
Interior Awnings: These are found inside shopping malls or large hotels, and are more difficult to clean since water control may be a problem. But they generally need less frequent service. This is night work.
Apartments And Condos: Must clean during days or early am.
Downtown Areas: Early morning after two am. High Sunshine Areas: May suffer rapid fabric damage.
Moisture Or Salt Damage: Look for this near lakes, rivers, oceans and other bodies of water.
Fabrics are either natural, synthetic, or a combination of the two. Once the materials are identified, the fabric types are grouped as follows:
1. Woven/open weave fabrics:
Canvas or cotton dusk is the most common. Has no coating of paint or vinyl to make the surface smooth or resistant to moisture. However, the surface may be treated with a fire retardant spray. Cotton wears out the quickest since it is vulnerable to discoloration, mildew, mold, moss and chemical attack. Coated canvas will scratch if a stiff brush is used for cleaning.
2. Coated/Painted/Laminated:
Protective layers of surface material are added to protect and smooth out the fabric. The smoother the surface the less soil and moisture sinks in. Thus the easier the surface is to clean and the cleaner it tends to stay on its own because soil tends to rinse off in the rain. The surface is coated with vinyl or paint, or a canvas or synthetic scrim may be laminated between two layers of vinyl.
3. Acrylics:
A high-quality product, but difficult to clean or restore to an acceptable appearance. This is especially true with whites and other light colors.
Eradicable Fabrics, a sub-category of laminated, painted or coated. An example is Cooley Bright (a trade name). Certain chemicals, primarily solvents, will dissolve the fabric’s painted on color, exposing the base fabric and causing permanent damage. The only safe products are those sold by the manufacturer of the fabric and the use of any other may void the warranty.
Bird Stains: Pre-soak with detergent, let soak 5-7 minutes, scrub vigorously and most will come off.
Paint Splatters: Use Goof-Off paint remover or xylene (carefully). Test before use to see if damage results. It is important to remove large amounts of paint.
Concrete Or Stucco: Use a stiff brush to remove as much as possible when dry. Then apply water and let set 10 minutes. Brush again. Repeat process two or three times. Complete removal without damage to the fiber may not be possible.
Repairs: Small tears and ripsósew with a needle and thread or apply VLP, vinyl repair adhesive.
Safety: There are a variety of safety considerations that you should be aware of:
1. Height
You may be working on a ladder, scaffold, hoist, or truck top platform. It’s easy to forget this and “walk off a cliff” when setting up or cleaning. The best approach is to use a safety harness and guard railings, with toe boards.
2. Water
Surfaces you work on may become slippery when wet, especially when chemicals are present. Another moisture problem is exposureóyou are more susceptible to chills, colds and the flu when you are wet. In winter, if freezing temperatures exist, work may have to be rescheduled since you can’t leave storefronts and sidewalks covered with ice.
3. Electricity
Be aware of the electrocution hazard from lighting, outlets, and over head wiring. Turn off the power when possible. Use a fiberglass pole and ladder instead of metal (even aluminum) to lessen the shock hazard.
4. Chemicals
Some can be hazardous to your skin, eyes, and health, as well as damaging to painted surfaces. Carry an eye wash kit in your vehicle. The best approach is to limit your exposure and wear protective clothing. To protect against chapped hands, wear cotton glove liners inside your rubber gloves.
Awning work is best done early in the morning before a business opens and the traffic begins. This will limit the exposure to customers who may fall over your hose or ladder or slip on wet surfaces. This time of day also eliminates parking problems for you and your equipment as well as protecting other vehicles that might otherwise be hit by overspray.
A minimum of $300,000 in liability insurance is recommended. The work is somewhat dangerous to the person cleaning and liability exists for damage to awning materials and possible injury to those walking or passing through the immediate area.
Supplies And Equipment
These are some basics that are required for this kind of work. Your budget and the type of work being done should be your ultimate guide in the selection of supplies and equipment.
The Basics
Protective clothing
Wet suit, Neoprene gloves, boots, face shield, etc.
Extension poles
15 to 24 feet, with clamp and squeegee attachments
Brushes
truck and window washing brush
Buckets
5 gallon
Hoses
300 ft. minimum, in 50 to 100 ft. lengths. Use a quick-disconnect system with on/off valves
Ladders
6, 8, 10 feet
Pump Spray Tank
1 or 2 gallon. Stainless steel tanks last a lot longer than plastic and are a better buy in the long run.
One Quart Spray Bottles
Measuring Tape
Rags
Sponges
2″ by 8″
Scotch Brite Pads
White
Doodle Bug
pad holder and handle
Safety Cones
or some other highly visible work area barrier
Spray Nozzle
for hose
Van or Truck with Ladder Rack
Misc.
Sewing kit, patch material, caulking, common light bulbs, etc.
De-Ionized Water Systems
A relatively new technological advance is the de-ionized water system, which runs regular water through tanks filled with ionized resin beads. These beads attract minerals, etc. and remove them from the water, creating a water which cleans better and leaves behind no residues, requiring less rinsing. Tucker Manufacturing Co. Inc. is the premiere manufacturer of extension poles coupled with deionization systems, primarily utilized for window cleaning but also effective for awning cleaning. For more information contact Tucker at:
Tucker Manufacturing Co. Inc.
613 Second Ave. S. E., PO Box 848
Cedar Rapids, Iowa 52406-0848
1-800-553-8131
Chemicals
A variety of products are available for the awning cleaning specialist, many having been developed over the last few years especially for this type of work.
One major problem with chemical usage relates to the cleaning person determining the strength or dilution ratio of the solution being used, based on how dirty the awning looks.
Although a stronger solution will clean more quickly, it also accelerates the degradation of the fabric by chemical attack. The results are often seen as a haze on brittle and cracked fabric. When viewed from the underside, sunlight will be visible through cracks in the vinyl. Generally, such damage may not be immediately visible, and only becomes apparent over a period of months or even yearsóbut still more quickly than should otherwise occur.
Most chemicals can be categorized into the following common groups:
- Pre-spray
- General Purpose Cleaner
- Restorer
- Protector/Sealer
- Solvent or water based. Generally a fluoro-chemical or silicone based product. Apply with a drywall sponge in a clamp on an extension pole.
When considering the purchase of chemicals, the following factors should be taken into consideration:
- Concentration/Dilution Ratio
- Cost
- Additives
- Toxicity
- Rinsability
- Environmental Impact:
Biodegradable
Moderately foaming, for adhesion to vertical surfaces.
High penetration and good surface wetting agentsAppropriate pH (Woven fabrics, not over a pH of 9, Vinyl and laminates not over a pH of 11)
Harsh chemicals, such as strong caustics, acids, and window solvents may be harmful to people, animals, vegetation, frames, and painted surfaces. Such products are generally not needed and should be avoided.
Cleaning Procedures
Basically, cleaning is a five-step process:
1. Pre-inspection
2. Pre-soak
3. Scrub
4. Rinse
5. Apply a topical sealant
1. Pre-Inspection
Before cleaning an awning it is important to inspect the awning frame and service location for potential problems. If any are identified they should be discussed with the customer and written on the work order before proceeding. Such things may include:
- Fabric degradation or failure
- Seam failure
- Lace failure
- Colorization failure
- Lighting outage
- Missing deflectors
- Rusted frames, or rust stains
- Birds nests
- Truck damage
- Loose frame at building connection
- Torn, missing, or deteriorated weatherproof caulking between top rail and building
The safest approach is to have the customer sign a work order and liability waiver noting any such defects/problems before you begin the job.
2. Pre-Soak
Wet down fabric. Before beginning cleaning, hose down any windows below, so soap doesn’t stick, and then you can hose them clean again when you’re done with the awning. If you don’t do this you may have to end up washing the windows completely when you are done.
3. Scrub
Apply general purpose cleaner (detergent or soap) or pre-spray with a garden sprayer (apply a heavy mist) and let set 30 seconds to 5 minutes depending on the soil load and strength of the chemical. Use caution when cleaningówatch out for overhead electrical wiring and lights that are on. If possible, shut of power in the are before you begin cleaning.
Agitate fabric with a brush or sponge, cleaning from top to bottom, two sections 4-6 feet wide at a time, soaking one while you scrub the other, then rinsing immediately. Keep the fabric wet as you cleanódon’t let it dry until both scrubbing and rinsing are complete. Don’t scrub the underside of the awning fabric, but scrub the lace bar and awning frame. Scrub from left to right, top to bottom, letting the water run downhill.
4. Rinse
Rinse, rinse, rinse. Rinse as you clean, and then after the awning has been scrubbed, spray again with clean fresh water, rinsing the underside, lace bar and awning frame as well. Rinsing is extremely important because any soap and detergent residue left on he fabric will lead to mildew, mold, fabric rot, loss of water repellency and discoloration. All traces of detergent residue must be removedóuse large amounts of water, and inspect carefully to make sure no suds or foam remain in seams or crevasses.
Foam Cleaning
One individual I spoke with had success using a foam-cleaning method. He uses a foam gun to spray detergent foam on the surface, then lets it set 5-10 minutes, then scrubs with a soft brush and rinses well. Although he said it was a slower process, he felt it did a better job.
CLEANING TIPS
- If color comes off the fabric, stop cleaning and report to the customer.
- Use a drop cloth to protect any areas or surfaces that might be damaged by moisture.
- Work spots and stains as you go. Let chemical soak longer in these areas, but scrub and rinse well or they will show when the fabric dries.
- Don’t use excessive amounts of chemical or water temperature (not over 110 degrees F).
- Inspect your results as you proceed.
- Use caution or even avoid damaged areas such as tears, holes, loose graphics, etc.
- Do not use abrasive powders, or abrasive brushes or pads.
- Accept the fact that some graffiti and stains will not come offódon’t damage the fabric by trying too hard.
- Every fabric is different, and you can never completely predict your resultsóso make sure the customer knows this.
- Water pressure should not exceed 200 psi.
- Repeat cleaning over a period of time may be needed to restore the fabric to a better level of appearance.
Pricing
As with any service business, pricing is critical to getting the work, covering one’s costs, and earning a profit.
There are two common bidding approaches:
1. A set rate per hour, normally $40 to $60 per hour.
2. Cost per square foot, normally .20 to .30 cents per square foot. Restoration work may be bid as high as $3 to $6 per square foot, close to or above the cost of replacement.
When bidding by the hour, add 30 to 50% to the estimated time to cover for re-do’s, unexpected problems and required profit.
Other costs that must be considered are:
1. Set up and tear down
2. Chemicals and supplies
3. Equipment purchases and ongoing maintenance
4. Overhead and insurance
5. Travel time and vehicle costs
When bidding work, realize that each job is a little bit different and should be priced accordingly. Larger jobs are normally bid at an hourly rate. More difficult and complex jobs are bid at a higher hourly rate and extra time is allowed.
Jobs out of one’s normal geographic service area may be assessed a travel charge or $20 to $40 per hour. Discounts may be given to those customers who sign a service agreement for regular cleaning every 3 to 4 months. One time service is normally bid at a higher rate than repeat customers who use your service regularly. It is best to establish a minimum charge of $40 to $60 so you don’t lose money on the small accounts and to discourage potential customers from asking you to come out and bid the job when they aren’t willing to pay the minimum charge.
Effective scheduling of your work is critical to earning a profit. The goal must be to cut travel time to a minimum by grouping your accounts into local geographic service areas. These areas can then each be serviced on a different day of the week.
At one awning cleaning firm I interviewed they stated that their average billing was over $100, with a monthly billing goal of $4000 for one person. At this Seattle area firm, the average rate of pay for employees is between $7 and $8.50 per hour, with supervisors earning $10.00 per hour. Most companies use one person per truck unless the job specifically requires two.
The most successful companies also provide related services such as repair, reapplying graphics, lighting repair, bulb replacement and window washing. Repair work is at the hourly rate, with a minimum charge of $25.00.
Several firms that I spoke to said they don’t find customers very receptive to written service contracts, but find them willing to verbally commit to regular service, which the cleaning company then performs without further notice. When work is done they leave behind an invoice or collect on the spot.
Expense And Income Projections
If you are thinking about starting an awning cleaning company, you may find the following review of start up and operational costs of value. It is important to realize that the following figures are estimates onlyówe advise additional research to prove current validity in your area.
- Rent Deposit $500
- First Month $700
- Office Equipment $500
- Office Supplies $100
- Phone deposit and answering machine $250
- Printingócards and letterhead $200
- Brochures, Two Color $250-$500
Optional Four Color $1500
- Graphics Design $500
- Computer and Software $1500-$2000
- Chemicals $150
- Equipment $1000
- Postage $200
- Vehicle $5000-$7000 or $300/month
- Gas/Maintenance $180
- Vehicle Signs $400
- Insurance, Liability $200
Auto $300
Workers Comp. $200
Note:
1. Expect an operational loss during the first six months of business.
2. Some of the costs noted above are start up only, and others will be
ongoing monthly.
3. Other optional costs:
Office staff $700/month
Sales staff $2200/month
Service Technicians $1800/month
Noteóuse a contracted bookkeeping service
Income Projections
Minimum charge, $45 per call based on 30 minutes service.
250 accounts serviced each month. 20 days work per month. 12 service calls per day.
Daily Income $540
Monthly Income $10, 800
Annual Income $129, 600
Note:
1. Income is not the same as profit
2. Income is based on the work being available. This is normally the problem area with businessónot enough business or income.
3. Income projections are based on operating one truck with one employee.
In doing the research for this report, it became apparent that cleaning awnings properly and professionally, like cleaning anything else well, is a detailed and complex endeavor. To do it right, there is a lot that a person needs to know and take into consideration.
But the awnings are out there, and they get dirty every day. If you have the ambition to go for it, and the willingness to work hard, you can “clean up” in the awning cleaning business!
PRODUCTS/RESOURCES
Appearance Protection Company, Inc. (APCO)
Cleaning products for commercial fabrics
9624 Kiefer Blvd.
Sacramento, CA 95827
1-800-767-2726
Awning Rejuvenation Systems
Complete line of cleaners, sealants and protective coatings for commercial fabrics
6732 N. W. 20th Ave.
Ft. Lauderdale, Florida 33309
1-800-776-5664
Industrial Fabrics Association International
1801 County Road B. West
Roseville, MN 55113
1-800-225-4324
The Tucker Pole Company
613 2nd Ave. S. E., PO Box 848
Cedar Rapids, Iowa 52406-0848
1-800-553-8131
Winsol Laboratories
1417 NW 51st
Seattle, WA 98107
1-800-782-5501
Pace International Chemical
PO Box 558
Kirkland, WA 98083
425-827-8711
West Mar Chemical Company
1451 NW 46th
Seattle, WA 98107
1-800-824-4917
