SOFT WASH OF K-RENDER & RENDER CLEANING

Mirage Management - Ringwood, BH24

Client's Challenge

Mirage Management required a specialist contractor to deliver a full soft wash K-Rend cleaning programme at The Mirage Building, a nine-storey residential development with active commercial premises at ground level.

The building’s rendered façades had developed widespread algae and moss growth, resulting in heavy staining that negatively affected appearance and posed a long-term risk to the render system if left untreated.

Due to the nature of through-colour K Rend, high-pressure cleaning methods were unsuitable, as they risk surface damage, water ingress and premature failure. The solution needed to be non-abrasive, controlled and capable of delivering long-lasting results.

The site also presented significant access and safety challenges, including live public access routes, restaurants, balconies, a timber walkway with limited load capacity, proximity to harbour water, and a nearby main road. Public safety, environmental protection and resident access were critical considerations throughout.

Assessment & Planning  

APT ICC carried out a full façade survey and access assessment, producing a detailed proposal suitable for approval by the residents’ association and managing agents.

The assessment focused on:

• Severity and distribution of algae and moss staining across rendered elevations
• Suitability of soft wash and steam cleaning for the K-Rend system
• Access constraints across balconies, high elevations and waterfront walkways
• Public interface risks around restaurants, entrances and pedestrian routes
• Environmental controls required due to proximity to marina water
• Identification of secondary risks, including loose paving requiring
protection

A comprehensive Health & Safety plan and access strategy was developed, covering rope access, lift access, public segregation and environmental controls. Additional consultative advice was also provided to support wider building maintenance and future renovation planning.

    Methodology

    Step 1: Site set-up, segregation and access control
    APT ICC established controlled work zones, pedestrian management systems and safety barriers, ensuring residents, visitors and commercial tenants could move safely around the building throughout the programme.

    Step 2: Soft wash algae treatment to K-Rend façades
    All rendered elevations were treated with a specialist algae removal solution designed for K-Rend and through-colour render systems. The treatment was applied to kill algae and moss spores at source and begin breaking down organic staining.

    Step 3: Low-pressure super-heated steam cleaning
    Following dwell time, low-pressure super-heated steam cleaning was used to gently remove loosened contamination. This method restored the render finish without the risk of damage, etching or water ingress associated with high-pressure jet washing.

    Step 4: High-level cleaning via rope and lift access
    Rope access operatives and lift access teams worked methodically across upper elevations, balconies and restricted zones to ensure consistent cleaning results across all façades.

    Step 5: Final inspection and maintenance guidance
    On completion, APT ICC inspected all cleaned areas to confirm finish quality and provided guidance on periodic algae treatment scheduling to support long-term appearance and reduce future cleaning costs.



    High Level Cleaning & K-Render Clean for Mirage at Portishead, Bristol

    Site Access & Logistics

    High Level Cleaning & K-Render Clean for Mirage at Portishead, Bristol

    Equipment
    • Super-heated low-pressure steam cleaning equipment
    • IRATA rope access systems for restricted and high-level areas
    • Powered cherry pickers / lift access equipment
    • Public safety barriers and controlled work-zone systems
    • Full PPE for high-risk, high-level live-environment operations


    Chemicals
    • Algae Free – specialist algae and moss treatment formulated for render and K-Rend surfaces

    The Results
    APT ICC successfully restored The Mirage Building’s K-Rend façades to a significantly improved condition, removing severe algae staining and revitalising the appearance of the development.

    Key outcomes included:

    • Complete removal of algae and moss staining across multi-storey rendered elevations
    • Safe restoration of K-Rend using non-abrasive soft wash and steam methods
    • Zero incidents in a live residential and commercial environment
    • Improved visual presentation supporting property value and tenant satisfaction
    • High-quality finish delivered under complex access and safety constraints

    The client and residents’ representatives expressed high satisfaction with the outcome, recognising APT ICC’s ability to manage technically complex façade cleaning works in challenging live environments.