Fast path
Take this formula as-is, your label.
Library formula already shelf-tested. Your artwork, your pack. From 1,000 units.
Start a fast projectCustom path
Use this as a starting point, customize it.
Scent, viscosity, color, claims. Our chemists tune it to your spec. Sample in weeks, not a year.
Spec a custom versionTypical use cases
- 01Janitorial and facility contractors
- 02Property management common areas
- 03Hospitality lobbies and restrooms
Biological odor control that actually solves the source - finished with a clean lime note.
Complaints spike when public areas smell like the back room. Restrooms, lobbies, corridors, fleet interiors, and waste points collect urine salts, proteins, and food soils deep in pores and grout. Fragrance-only sprays flash off fast, disinfectants don’t digest residues, and odor rebounds by the next shift. Crews waste time double-backing, and the brand takes the hit.
Bio Odor Lime fixes the source. It pairs a high-count, non-pathogenic microbial system with targeted enzymes to break down the organics that generate ammonia, mercaptans, and volatile amines. The clean lime scent reassures customers without overpowering the space while the bio actives keep working after the crew moves on. Neutral pH, non-corrosive, and compatible with most hard and soft surfaces - tile, grout, concrete, carpet, mats, drains, and dumpsters.
Built in Pampa, Texas, with nearly 40 years of formulation experience and tight QC. We manufacture at our 30,000 sq ft facility for consistent supply and predictable performance. Ship it under your brand with turnkey private label - labels, dye, fragrance intensity, and pack sizes dialed to your spec. Stock fills in 33.8 oz, 1.3 gal, and 5 gal, with drums and totes available for programs at scale.
- Live-culture system targets urine, protein, and grease odor precursors in pores.
- Residual action suppresses odor rebound for days after the initial application.
- Neutral pH, non-corrosive; safe on tile, grout, carpet, concrete, and drains.
- Clean lime profile calibrated for customer spaces, not a heavy perfume mask.
- Performs in 60–100°F; no bleaching, etching, or dye transfer on common surfaces.
- Works with extractors, pump sprayers, foaming units, and mop programs.
General deodorizing: Dilute 2–4 oz per gallon of water. Apply by pump sprayer or mop to saturate the affected area, especially pores and grout. Allow 10–30 minutes dwell and air dry. For porous substrates, a second light application may improve residual activity.
Restrooms and grout: Use 4–8 oz per gallon. Flood grout lines and base edges where urine salts accumulate. Keep wet for 15–30 minutes. Do not follow immediately with bleach, quats, or oxidizers; allow 24 hours for biological action before disinfecting.
Carpet and upholstery: Pre-test in an inconspicuous spot. For extraction, add 1–2 oz per gallon to the rinse tank. For pre-spray, use 4–8 oz per gallon, 10–20 minutes dwell, then extract. Keep solution temps below 120°F to protect biological actives.
Drains, dumpsters, and compactors: Apply 8–16 oz neat to source areas or pour directly into floor drains at end of shift. No rinse needed.
Operating conditions: Best performance from 60–100°F. Do not mix with sanitizers, strong acids/alkalis, or oxidizers. Store above 40°F; do not freeze.
- 70–90% malodor reduction within 30 minutes on common restroom soils.
- Odor rebound suppressed 24–72 hours on porous surfaces after treatment.
- 30–50% fewer re-service visits in chronic odor zones after first month.
- Noticeable drop in ammonia and sulfurous notes near treated drains.
- Fewer odor-related complaints logged per location over successive weeks.
Factory-direct beats layered distributor markups and reformulations. With SaraWest, you get the exact biological system built for your use-case, backed by nearly four decades of formulation depth. We compound, fill, and QC in Pampa, Texas for consistent lots and dependable lead times. You control label, pack size, and profile without paying for middlemen. The result: better cost per use, predictable performance, and a private-label program that scales.
