Olsen Concrete restores dirty, oil-stained concrete with heated (hot-water) pressure washing, then protects it with an invisible penetrating sealer. The hot wash breaks down oil, grease, tire marks, moss, algae and ground-in grime that cold water just pushes around. The sealer soaks into the concrete instead of sitting on top: no shiny film, no slippery coating, nothing to peel.
Why heat makes the difference
Oil and grease are what make driveways, garage floors and parking areas look old. Cold-water pressure washing can’t dissolve them. It mostly spreads them around, and blasting harder to make up for it can etch or “stripe” the surface. Hot water softens and lifts oil, grease and organic growth out of the pores, so we get a deeper clean with less risk to the surface. For most slabs that means a near-new look without grinding, coatings or replacement.
Our heat-clean and seal process
- Walk-through and photos. We look at stains, cracks, drainage and old coatings, and tell you up front what cleaning can and can’t fix.
- Pre-treat. Oil spots, rust, moss and algae get a targeted pre-treatment.
- Heated pressure wash. We use hot water and surface-cleaner equipment for even results with no wand stripes, then detail the edges, joints and steps.
- Rinse and dry. The slab has to be clean and dry before sealing so the sealer can soak in.
- Invisible penetrating sealer. It soaks into the concrete and helps keep out water, oil, salt and stains without changing the look or the traction.
Why we use a penetrating sealer instead of a shiny topcoat
- Invisible: your concrete keeps its natural look, with no wet-look gloss or yellowing.
- No peeling or flaking: it works inside the concrete, so there is no film to wear off in traffic lanes.
- Not slippery: the surface traction stays the same, which matters on rainy Northwest walkways and driveways.
- Breathable: moisture can still escape the slab, which helps against freeze-thaw damage and scaling.
- Easier upkeep: spills and dirt rinse off more easily, and the slab stays cleaner longer.
What we heat-clean and seal
- Driveways and garage aprons with oil, tire marks and moss
- Garage and shop floors
- Patios, pool decks, walkways, porches and steps
- Stamped, exposed-aggregate and colored concrete (with a sealer suited to the finish)
- Commercial sidewalks, store entries, drive-thrus, loading docks and dumpster pads
- Parking areas for HOAs, apartments, schools, churches, retail and offices
Clean first, then decide whether you need repairs
Many slabs people want replaced only need a deep clean, a few patches and a seal. If cleaning shows cracks, spalling or trip edges, we will show you what crack repair or resurfacing would fix them, and only recommend replacement when the slab can’t be saved.
Questions we get asked
Will hot-water pressure washing remove oil stains from my driveway?
Hot water removes most surface oil and grease, and pre-treating lifts much of what has soaked in. Very old stains that have gone deep may lighten a lot without disappearing completely. We tell you what to expect before we start.
Will the sealer make my concrete shiny or slippery?
No. We use a penetrating sealer that soaks into the concrete, so it stays natural-looking and keeps its traction.
How soon can I walk or drive on it?
Usually you can walk on it the same day once it is dry, and drive on it after the sealer’s cure time. That depends on the product and the weather. We give you exact times for your job.
Do you clean and seal commercial properties?
Yes. Sidewalks, entries, parking areas, dumpster pads and loading areas for property managers, HOAs, schools, churches and businesses, scheduled around business hours.
Service area: we work across Snohomish County (Lake Stevens, Everett, Marysville, Snohomish, Monroe, Mill Creek, Lynnwood, Edmonds, Mukilteo, Arlington, Granite Falls, Stanwood, Bothell), King County (Seattle, Bellevue, Redmond, Kirkland, Woodinville, Kenmore, Shoreline, Renton, Kent, Auburn, Federal Way, Issaquah, Sammamish), Skagit County (Mount Vernon, Burlington, Sedro-Woolley, La Conner) and Pierce County (Tacoma, Puyallup, Lakewood, University Place, Gig Harbor, Bonney Lake, Sumner, Spanaway). See every city we serve.
Olsen Concrete is the concrete division of Olsen Restoration Services and Concrete LLC, a licensed, bonded and insured Washington contractor (WA L&I #OLSENRS754N5) based in Lake Stevens.
Get an estimate: call (425) 215-2560 (Mon–Sat, 7 AM–6 PM), text photos to (425) 215-2560, or request an estimate online. Tell us the address and what is wrong. We will tell you if it can be repaired before anyone talks about replacing it.