Patio Cleaning
Patio cleaning across Staffordshire, the West Midlands and the wider Midlands. Indian sandstone, porcelain, natural stone, concrete, block paving and decking. Weed-treated, cleaned and optionally sealed to restore the patio you originally paid for.
We are expert Patio Cleaners.
Your patio is one of the most-used features of your garden and one of the most exposed. Sun, rain, leafs, wine, BBQ marks and years of algae growth combine to dull even the most expensive stone into something that looks tired well before it should. The good news, almost every patio we’re called out to across the Midlands can be restored to near-installation condition with the right approach. At Modus Softwashing, we clean patios properly, professional equipment, chemistry matched to your specific paving type, biocide weed treatment to keep regrowth at bay, and optional sealing to keep the result looking good for years. Based in Handsacre, we’ve been restoring patios across Staffordshire and the West Midlands for over 13 years.
The 3 Stage Process
The Difference Between a Rushed Clean and a Proper Restoration
The single biggest reason patio cleans disappoint homeowners is that most contractors treat the job as one stage: pressure-wash the surface and go. Within weeks, the weeds are back, the surface is dulling again, and the “clean” you paid for is gone.
A proper patio restoration takes more thought than that. Every job we do works through three stages:
Stage 1 — If Required – Weed and algae treatment. Weeds regrow through joints and cracks within weeks of a plain clean. A biocide treatment kills weeds, seeds and root fragments at the joint level, so what you paid to clean actually stays clean. This is what makes the difference between a 6-week result and a 2-year result.
Stage 2 — The right cleaning method for your surface. Not every patio needs or can tolerate the same approach. Concrete slabs and robust block paving take standard high-pressure cleaning well. Indian sandstone, limestone and porcelain need a gentler technique to avoid pitting the surface or damaging the finish. Timber and composite decking need careful control to avoid raising the grain or stripping any factory finish. We use the appropriate method for what you actually have.
Stage 3 — Sealing (optional, but often worth it). On natural stone patios especially — Indian sandstone, limestone, slate. Sealing gives you:
- Genuine stain resistance (BBQ marks, wine spills, oil drips wipe off rather than soak in)
- Enhanced or preserved colour (particularly on porous stones that fade over time)
- Longer intervals between full cleans
- Better protection against algae and lichen regrowth
Sealing is more of a natural fit for patios than for driveways, the surfaces are more delicate, more stain-prone, and more visually prominent. We use professional-grade sealers matched to your paving type, and we’ll advise honestly at survey stage on whether sealing makes sense for your patio.
A note on joints and pointing. We don’t offer repointing or joint replacement services — that’s specialist work best done by a bricklayer or patio-specialist. But we will assess the condition of your joints at survey, tell you honestly if repointing is needed before or after cleaning, and can suggest what to look for in a specialist. We’d rather flag it upfront than pretend the problem isn’t there.
The Right Method for the Right Surface
Softwash Specialists - With the Right Approach for Hardstanding
If you’ve read our other pages, you’ll know we’re specialists in softwashing – a low-pressure, chemistry-led method for delicate exterior surfaces like render, K-rend, cladding and brick. Softwashing is genuinely the only right method for those surfaces, and we’re firm about that.
Patios are a mixed picture. Robust concrete slabs and block paving benefit from professional high-pressure cleaning. Delicate natural stone and porcelain need a more careful hand; sometimes still high-pressure but with the right technique, sometimes softwash-only, sometimes a combination. We assess at survey and use the appropriate method for your specific surface, rather than applying one approach to everything.
For the softwash service on delicate surfaces around your property, see our pages on render or K-rend cleaning or cladding cleaning. For driveway cleaning, we use full high-pressure methods followed by resanding and optional sealing. Right method, right surface, every time.
Patio Surfaces We Clean
Indian sandstone. The dominant natural stone across UK patios over the last 20 years. Beautiful when new but genuinely prone to green-black algae staining, particularly on north-facing patios and in shaded areas. Also prone to iron-oxide “rust” staining on some stones. Indian sandstone needs a careful hand as over-aggressive cleaning pits the surface and damages the natural finish. We treat it with the right combination of biocide and controlled pressure. Sealing is strongly recommended on Indian sandstone.
Porcelain paving. The dominant premium surface on newer installations. Marshalls Symphony, Bradstone Aspero, Global Stone Vitrified, London Stone Egyptian and many others. Porcelain is extremely durable and stain-resistant once installed correctly – we clean the porcelain surface itself carefully (it’s remarkably robust but needs the right technique).
Limestone, slate, granite and other natural stone. Each has its own considerations. Limestone is soft and porous – needs gentle treatment and benefits significantly from sealing. Slate is generally robust but can be dulled by aggressive cleaning. Granite is the most durable natural stone patio material and takes cleaning well. We adjust for what you have.
Reconstituted / cast stone. Marshalls Heritage, Bradstone Old Riven and similar products. Cleans up well with standard techniques.
Concrete slabs. Plain concrete, riven-effect and coloured concrete slabs are common and take standard high-pressure cleaning well. Coloured concrete needs slight care to avoid stripping the surface pigment.
Block paving patios. Less common than block paving driveways but still frequent – treated with essentially the same cleaning and weed-treatment approach as our driveway service.
Timber decking. Cedar, larch, softwood and hardwood decking. Cleaning needs particular care to avoid raising the grain or stripping any factory oil finish. Softwash chemistry combined with controlled cleaning gives the best result.
Composite decking (Trex, Millboard, Ecodek etc.). Composite decking is designed to be low-maintenance but does still need occasional cleaning,particularly for algae and general staining. Softwash approach works well here.
If you’re not sure what patio surface you have, that’s not a problem – we’ll identify it at the free survey.
What we do and how much it costs ...
Every patio job includes:
- Free site survey and written quote
- Professional cleaning matched to your patio surface (lance or softwash as appropriate)
- Biocide weed and algae treatment – if needed
- Site clean-down.
- Honest aftercare advice, including a genuine assessment of joint condition (see below)
Optional add-ons (priced separately at quote) ...
- Sealing – genuinely worth considering on natural stone patios; matte or colour-enhancing finishes available
- Stain treatment – for specific problem areas (BBQ oil, rust staining on Indian sandstone, red-wine stains)
What’s not included:
- Repointing and joint work – this is specialist bricklaying / patio-repair work, and we don’t offer it. We’ll assess joint condition at survey and tell you honestly if repointing is needed but you’d want to engage a specialist for the actual repair work. It’s usually best to have any repointing done after the patio is cleaned so the pointer can see what they’re working with.
Cost. Patio cleaning cost depends on the size of the patio, the surface material, the level of staining, and whether you add sealing or other options. We provide a firm written quote after a free site survey. Call 07772 644066 to arrange one – most quotes can be surveyed within a few days.
When to Get Your Patio Cleaned
When Should You Have Your Patio Cleaned?
Some signs it’s time:
- Visible green tint or algae growth – particularly on north-facing patios, in shade, or under trees
- Slippery underfoot when wet – a serious safety issue caused by algae buildup, particularly dangerous on Indian sandstone
- Black staining or lichen spots – atmospheric grime bonded with algae
- Weeds coming through joints or cracks
- Loss of colour vibrancy – especially noticeable on Indian sandstone and coloured concrete
Failed pointing or hollow joints are also a sign the patio needs attention, but that’s a repointing job for a specialist rather than something we’d fix ourselves. If we spot it at survey we’ll flag it, and it’s often worth getting the patio cleaned first – then the pointer can see exactly what they’re working with.
Most residential patios benefit from a full clean-and-treat every 2–3 years. Patios in exposed positions (heavily shaded, under trees, north-facing) or high-use patios (regular BBQ / entertainment areas) may need attention more frequently.
A sealed patio typically needs less frequent full cleaning; often 3–5 years between full restorations, with occasional light maintenance in between. On expensive natural stone patios especially, this is one of the strongest reasons sealing is worth considering.
Where We Cover
Modus is based in Handsacre, Staffordshire. Our patio cleaning coverage matches our render cleaning coverage:
- Lichfield, Burntwood, Tamworth, Rugeley, Stafford, Sutton Coldfield, Little Aston and the surrounding villages
- The wider Staffordshire area
- The West Midlands metropolitan county – Walsall, Wolverhampton, Solihull, Birmingham, and the Black Country
Larger commercial hardstanding jobs – car parks, business parks, industrial premises etc are considered further afield across the Midlands.
Why Choose Modus?
Why Choose Modus for Patio Cleaning
- The right method for the right surface. We assess your patio and use the appropriate cleaning approach; high-pressure cleaning where it belongs, gentler treatment where it’s needed. Not a one-size-fits-all pressure-wash operator.
- Materials expertise. Indian sandstone, porcelain, limestone, slate, granite, reconstituted stone, concrete, block paving, timber and composite decking; we work with all of them and know the differences.
- 13+ years’ experience. A specialist Midlands cleaning business, not a general operator with patios on a longer list.
- Fully insured for residential and commercial patio cleaning work.
- Honest quoting and honest scoping. We’ll tell you upfront what’s realistic for your patio, including where joint problems need a specialist service which we don’t offer. We’d rather flag limits than take on work we’re not the right fit for.
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Patio Cleaning Frequently Asked Questions
Cost depends on the size of the patio, the surface material, the level of staining and whether you add sealing or other options. Most residential patio jobs fall within a typical range. We provide a firm written quote after a free site survey.
No because repointing and joint replacement is specialist bricklaying / patio-repair work, and it’s not something we offer. What we do offer: an honest assessment at survey of whether repointing is needed, so you know before we start. If it is, we’d generally recommend getting the patio cleaned first (so the pointer can see what they’re working with), then engaging a specialist for the joint work. Most local bricklayers and patio installers offer repointing services.
Yes; with the right technique. Indian sandstone is more delicate than concrete slabs or block paving, and aggressive high-pressure cleaning can pit the surface. We use controlled pressure combined with the right chemistry to lift algae and staining without damaging the stone. We’d also strongly recommend sealing Indian sandstone after cleaning to protect it.
Yes. Porcelain itself is remarkably robust and takes cleaning well. Where grouted joints have failed, we’ll flag that at survey but the joint work itself would need a patio specialist.
Yes, as an optional add-on. On natural stone patios especially (Indian sandstone, limestone, slate), sealing genuinely extends the life of the clean and protects against stains that would otherwise be permanent. We’ll discuss whether sealing makes sense at survey stage.
Most residential patios are cleaned and weed-treated in a single day. Sealing typically requires the patio to be dry andusually a return visit 24–48 hours after cleaning. Larger patios may take longer.
Weed treatment kills weeds, seeds and root fragments at joint level. Combined with (optionally) sealer, weed regrowth is dramatically slowed; typically 12–24 months of clear joints after treatment. Weeds do eventually return via wind-blown seed, but a light annual top-up between full cleans keeps them at bay.
We need access to the patio and to an outside tap. Beyond that, you don’t need to be present throughout and most customers carry on with their day while we work.
Yes; commercial hospitality patio cleaning is regular work for us. See our commercial building cleaning service for more on our full commercial offer.
Yes please see our driveway cleaning page for our full driveway restoration service.