Walk past any drive-thru coffee shop on Sand Lake Road, any retail entry near International Drive, or any apartment breezeway in Lake Mary and you will see the same thing baked into the concrete: dark, flattened gum spots that lift only when the right heat, the right pre-treatment, and the right surface tools are matched to the job. Orlando heat is part of the problem. Florida sun softens fresh gum within minutes of it hitting the ground, so it spreads further, picks up dirt, and bonds deeper into the porous concrete before it ever gets stepped flat. By the time a property manager notices, the gum has stained the surface and dragged down the look of the entire entry.
That is the work we are built for. Holliday’s Pressure Washing Services runs a commercial-grade hot water rig out of Longwood, paired with commercial degreasers and a disciplined pre-treat, dwell, lift, and detail process borrowed from the way we handle oil and grease. We work the way commercial property managers need us to: tenant-aware in multifamily breezeways, after-hours scheduling for active retail and restaurant locations, and water independence on every job so your spigots and water lines never become the bottleneck.
If you have black gum spots showing up at your tenant entries, curb lines, or drive-thru lanes, call our team at (407) 276-1343 for a site walk or send a few photos for a written estimate. We work around your operating hours, including overnight, so the work is finished before your customers ever notice we were there.
Gum behaves differently on every substrate, so we match the method to the surface instead of running maximum heat and pressure across the board. That is the difference between gum that lifts cleanly and a coating that lifts with it.
The cleaning itself is one piece of why this matters. The deeper reason commercial property managers, HOA boards, and multifamily operators across the Orlando metro keep us on a recurring rotation is the operating discipline that wraps around every job.
Here is exactly what happens from your first call to the moment the crew loads up and rolls out.
When you reach out, Tina returns the call to gather the details that drive the scope: how many gum spots you are dealing with, what surface they are on, what your foot-traffic pattern looks like, and what hours the crew can be on site. From there, we either drive the property to count spots and check surfaces directly, or we review photos you send of the worst areas. Either path gives us enough to quote accurately.
The written estimate comes back with the scope, the price, and an honest note on what the final result will look like. Stating expected outcomes up front is how we keep the work and the conversation aligned all the way through to the final walkthrough.
Once the estimate is approved, the job goes on the schedule. For commercial properties with daytime foot traffic, we coordinate directly with the property manager or business contact to set up after-hours or overnight timing. The crew runs whatever start time the property needs, including the deep overnight hours, so the work wraps up before the doors open.
A pre-arrival text goes out so you know exactly when the crew will be on site. The truck and trailer park with minimal impact on parking or entries. Cones and A-frame signs go up at both ends of the work zone with clear pressure-washing-in-progress messaging. For multifamily breezeways, a ground crew member is in position with the umbrella before any cleaning solution comes out.
The crew lead walks the area, counts the embedded spots, and confirms the surface type so the right method gets matched to the right substrate. Commercial-grade degreaser is then applied to the embedded gum spots, agitated with a stiff brush, and given about 20 minutes of dwell time to penetrate.
The hot water unit fires up. We apply heat directly to each gum spot at the right nozzle distance to lift the softened gum off the substrate. For high-density gum zones like curb lines, the Curbinator or the 36-inch surface cleaner make consistent passes. Anything still showing after the first round gets a second hit with the pump-up sprayer at a stronger mix, more agitation, and another pass of hot water.
The surrounding area gets rinsed so the entire surface looks uniform, not just the previously-gummed zones. When the property is not near a waterway, a light post-treatment with sodium hypochlorite addresses organic staining around the work area; near retention ponds or drainage swales, we swap to a more eco-friendly solution. Before the crew packs up, the crew lead does a visual walkthrough. The standard is spot-free before the trailer leaves the property.
Before-and-after photos go to the property manager or business contact. The invoice gets sent and payment is collected online or on site. For appropriate property types, a yard sign goes up. A few days later, Tina makes the “happy call” to verify you are satisfied and to catch anything that needs a return visit. That delay is intentional, because it gives you time to walk the area and notice anything you want addressed.
The work comes with a real satisfaction guarantee, and we back it up with the way we communicate after the job.
Our Satisfaction Guarantee
If something is missed, off, or damaged during the work, we fix it. The happy call a few days post-service is the main mechanism for catching anything that needs attention, and if you flag something during that call, we schedule a return visit. On a commercial property, your tenants and customers see the work every day, so we treat any callback as our responsibility to make right.
Realistic-Outcome Disclosure on Every Estimate
Every estimate states the realistic outcome up front. The gum itself lifts in nearly every case. What can linger is a dark shadow on porous concrete where the dye has bonded with the surface over the years, and that detail goes in writing before any work starts. You see the expected result before you sign, and the crew delivers against it on site.
The gum itself lifts off in nearly every case once it has been softened with hot water and pre-treated with commercial-grade degreaser. What can linger is a dark shadow on porous concrete where the gum dye has bonded with the surface over the years. That detail goes in writing in the estimate before any work starts, so you know exactly what to expect on site.
Yes. After-hours work is our strong preference for any active commercial site. A recent example: a Starbucks cleaned at 1:30 AM ahead of its 5 AM opening, with the work fully wrapped up before the first employee arrived. For daytime businesses with heavy foot traffic, we will pass on a daytime slot rather than disrupt your operation during peak hours.
Pricing is provided per job after a site walk or a quick photo review. Cost depends on spot count, the age and condition of the gum, surface type, square footage, access and traffic control needs, frequency of service, and whether the work is bundled with a full sidewalk or parking lot pressure wash. Recurring-contract clients receive a built-in price break over one-off jobs.
We bring water on every commercial job. The truck carries a 535-gallon onboard tank, and fire hydrant meters cover refills on extended work, so your spigots and water lines are never the bottleneck.
We assess every surface at the estimate stage and always start with the lowest effective strength, then adjust up only as needed. Painted, coated, and heat-sensitive surfaces are flagged in the estimate and treated with a softer method matched to what the coating can safely handle.
We surface-clean first, so only water enters the drain, then lightly post-treat with sodium hypochlorite that dries on the surface. Near retention ponds, drainage swales, or any waterway, we switch to an eco-friendlier solution that is safe around aquatic life.
No, gas station forecourts are outside our scope. Fuel-runoff regulations require a full water reclamation setup that our trailer does not run, so we focus our commercial gum work on sidewalks, curb lines, drive-thru lanes, parking lot perimeters, and breezeways where the runoff plan is straightforward.
Yes. Contract and recurring-frequency clients receive a price break over one-off jobs. Drive-thru restaurants and coffee shops typically run monthly or every-other-month, retail plazas and office complexes are usually quarterly, and apartment community breezeways are quarterly or twice yearly, often paired with the full property pressure washing schedule.
Cadence depends on the property type. Drive-thru restaurants, coffee shops, and theater entries usually run on a monthly or every-other-month schedule. Retail plazas, shopping centers, and office complexes typically work on a quarterly cadence. Apartment communities and HOA breezeways often pair with the full property pressure washing rotation, quarterly or twice yearly.
It depends on spot count, surface type, and the size of the area being treated. A spot-removal job on a single tenant entry can be 30 minutes to an hour. A full sidewalk or curb-line decontamination for a multifamily property or retail plaza usually runs several hours, and the written estimate gives you a realistic time window before we arrive.
Property managers across Orlando, Lake Mary, Maitland, Winter Park, Altamonte Springs, and the surrounding metro count on Holliday’s Pressure Washing Services for the kind of gum work that takes real hot water capability, after-hours scheduling, and tenant-aware crews. A one-time deep clean on a property that has been left for years and an ongoing program that keeps tenant entries and drive-thru lanes consistently clean both start the same way.
Call us at (407) 276-1343 or submit the contact form to request a written estimate and lock in a site walk that fits your schedule.
