An awning is half the curb appeal — and almost always overlooked.
A restaurant canopy in Brickell, a residential entry awning in Coconut Grove, a retail storefront on Lincoln Road. Three different fabrics, three different growth patterns, the same neglect cycle: cleaned once during install, then never again.
What accumulates on a South Florida awning in two years: black mildew on the underside, green algae on the top side, salt mist film on coastal installs, grease-and-dust composite if the awning is anywhere near restaurant exhaust.
The right method changes by fabric. The wrong method shortens the awning’s useful life by years.
What we clean.
- Sunbrella, acrylic and vinyl-coated polyester fabric awnings — residential entries, restaurant patios, retail entries, RV/boat covers
- Powder-coated aluminum and steel awnings and canopies — gas station overhangs, drive-throughs, residential porte-cochères
- Polycarbonate panels — patio covers, atrium roofs
- Retractable arm awnings — extend, clean, dry, retract
- Canvas drop awnings — restaurant and retail
Method by fabric.
Sunbrella / acrylic. Soft surfactant pre-soak, soft-bristle hand brush, gentle agitation, low-pressure rinse, air dry. No bleach (degrades the water-repellent finish), no high pressure (breaks the weave). We re-apply 303 Fabric Guard on request to restore the water-shed.
Vinyl-coated polyester. Tolerates slightly stronger chemistry — diluted sodium hypochlorite OK at low concentrations for stubborn mildew. Still no high pressure.
Powder-coated metal. Soft-wash mix at ~1.5% sodium hypochlorite, soft brush at oxidation zones, low-pressure rinse. We avoid abrasive pads — they cut the powder coat and start a rust cycle.
Polycarbonate panels. Very gentle — they scratch under brush pressure. Soft cloth, mild detergent, rinse.
Pricing.
- Single entry awning (residential porch or small storefront, ≤ 60 sq ft): $89
- Standard residential awning (60–150 sq ft): $149
- Restaurant patio canopy / large retail (150–400 sq ft): $249–449
- Drive-through canopy or gas station overhang: quoted by sq ft (commercial)
- 303 Fabric Guard re-treatment: +$0.40/sq ft
- Retractable arm lubrication (only if straightforward): +$45
Commercial clients running multi-location service: 20% off bundled pricing across portfolios.
When to clean.
Coastal awnings under salt mist: every 4–6 months stays presentable, every 8–10 months and you’re losing fabric life.
Inland residential: every 12–18 months.
Restaurant exterior canopies: quarterly minimum if anywhere near kitchen exhaust. Monthly is not excessive.
