Orlando runs on HOAs. From the master-planned communities of Lake Nona and Horizon West to the condo complexes along International Drive, thousands of neighborhoods share one thing: common areas that need to look good all the time. Entrance monuments, miles of sidewalks, the clubhouse, the pool deck, the playground — every one of them collects Florida grime, and every resident sees it daily.
HOA and community cleaning is pressure washing scaled up to the neighborhood level, with the scheduling, documentation, and communication that boards and property managers require. This page covers what community cleaning includes, how we work with boards and managers, and what drives the price.
What Community Cleaning Covers
Entrance monuments and signage come first — they are the community's front door, and they are also the most visible to every resident and visitor. Brick, stone, and stucco monument walls collect algae and irrigation rust; the lettering and lighting fixtures need gentle cleaning; the landscaping beds around them get protected during the work. A clean entrance sets the tone for the whole neighborhood.
Sidewalks and walking paths are the biggest square footage in most communities: the miles of concrete connecting homes to amenities. They grow algae in the shaded stretches, collect leaf stains under the oaks, and develop the gum and trash buildup near bus stops and mail kiosks. We clean them in sections, usually with high-flow surface cleaners that cover ground efficiently.
The clubhouse and amenity buildings get the full exterior treatment: siding or stucco soft wash, sidewalk and patio cleaning, and often "roof soft washing" since the clubhouse roof is visible from everywhere. Pool decks, tennis and pickleball courts, playground surfaces, and parking areas round out the typical scope. Each surface gets the method matched to it — the same care we bring to "commercial properties", applied across the whole community.
Working With Boards and Property Managers
HOA work runs on process. Boards usually need a written proposal with a clear scope, a per-area price breakdown, and a schedule — not a verbal estimate. We provide all of it: line-item quotes that show what each area costs, so the board can approve the full scope or prioritize. If the community uses a property management company, we coordinate through them on scheduling, access, and resident communication.
Vendor paperwork is part of the job. Boards typically require proof of insurance, and some require specific coverage levels or additional insured endorsements. Tell us what your community requires when you "request a quote" and we will supply the documentation with the proposal — no chasing, no delays. We are used to the approval timelines too: if the board meets monthly, we time the proposal so it lands on the agenda.
Scheduling Across a Whole Community
Community cleaning gets phased. Nobody wants the entire neighborhood torn up at once, and residents need to know when their street is being done. We break the work into zones — entrance and amenities first, then residential streets in sections — and provide a schedule the manager can share with residents in advance.
Timing respects community life. Amenity areas get cleaned early morning before the pool opens or the clubhouse gets busy. Residential streets get done during weekday work hours when most residents are out. Playground and court areas get scheduled around leagues and programs. The goal is that residents notice the clean, not the cleaning.
Common Areas Have Their Own Problems
Community spaces collect grime that residential properties do not. Mail kiosks and bus stops accumulate gum, trash stains, and handprints. Playground surfaces — especially the rubberized ones — grow algae that makes them slippery, and they need low-pressure cleaning that does not damage the surface. Tennis and pickleball courts collect algae in the corners and leaf stains across the playing surface; they clean up well but need care around the painted lines.
Retention pond walls and drainage structures, common in Orlando communities, grow heavy algae at the waterline. Fences along the community perimeter — miles of them in some neighborhoods — need the same treatment as "residential fences". And the community's commercial-style areas, like a leasing office or retail outparcel, get the grease-and-gum approach. We scope all of it during the walk-through so nothing gets missed.
What Affects the Price
Community pricing is driven by total square footage, the number of distinct areas, and the condition of each. A small condo complex with one building and a short sidewalk is a different job from a 500-home community with miles of paths, a clubhouse, and three entrance monuments. Heavily shaded communities with years of buildup take longer than well-maintained ones on a regular schedule.
Access and phasing add complexity: gated communities need entry coordination, and phased work across multiple visits costs more in mobilization than a single continuous job. Most communities do best on an annual or semiannual schedule — the per-visit cost drops significantly when grime never gets the chance to build up. As a rough range, small community jobs often start in the high hundreds of dollars, while large multi-area communities run into the thousands. Every community gets a free on-site walk-through and a line-item written proposal — the variables are far too specific to price blind. Our "HOA pressure washing rules guide" has more on how communities typically handle exterior maintenance.
Our Community Cleaning Process
"Request a free quote" and tell us about your community — the type (HOA, condo, apartment), approximate size, and what needs cleaning. We schedule an on-site walk-through with the manager or a board member, measure and assess every area, and deliver a written line-item proposal with the scope, phasing, schedule, and price, plus whatever vendor documentation the board requires.
Once approved, we coordinate the schedule with the manager, provide resident notices if needed, and work through the zones as planned. Each phase gets a walk-through sign-off before we move on. Invoices match the proposal line items — no surprises, no extras without written approval. Many communities put us on an annual or semiannual cycle after the first cleaning, which keeps every common area perpetually presentable.
Frequently Asked Questions
Can you provide the insurance documentation our board requires?
Yes. Tell us what your community requires — coverage levels, additional insured endorsements, workers' comp — when you request your quote, and we include the documentation with the proposal. We are used to HOA vendor requirements and the approval timelines that go with them.
How do you schedule around residents?
We phase the work by zone and provide a schedule the manager can share with residents in advance. Amenity areas get done before they open, residential streets during weekday work hours, and playgrounds and courts around leagues and programs. Residents should notice the clean, not the cleaning.
Can the board approve just part of the proposal?
Absolutely — that is why we quote line items. The board can approve the entrance and clubhouse now and phase the residential streets into next quarter's budget, or any other combination. Each line item stands on its own price.
How often should common areas be cleaned?
Most Orlando communities do well on an annual full cleaning, with high-visibility areas like entrances and the clubhouse on a semiannual schedule. Our "Florida washing frequency guide" breaks it down by surface. Regular scheduling costs less per visit than letting everything build up for years.
Do you clean playground surfaces safely?
Yes. Rubberized playground surfaces and court coatings get low-pressure cleaning with the right detergent — enough to remove the slippery algae without damaging the surface or the painted lines. Safety surfacing is one area where the wrong pressure causes real damage, so we treat it accordingly.
Can you handle the community's commercial areas too?
Yes — leasing offices, retail outparcels, and restaurant spaces in mixed-use communities get the same "commercial treatment": grease zones, gum removal, and off-hours scheduling. One vendor for the whole property keeps it simple for the manager.