For boards: we bid itemised by asset — sidewalks, clubhouse, pool deck, monument signs, mailbox kiosks, fencing — with square footages shown, so three quotes can be compared line by line instead of as three different numbers.
Community association work fails for boring, predictable reasons. Not because a contractor cannot clean concrete, but because the scope was never written down clearly enough for anyone to agree what was purchased.
A board receives three bids. One is $4,200, one is $6,800, one is $11,500. Nobody can explain the gap, because none of the three lists what is actually included. The cheapest wins, the common areas get done and the monument signs do not, and six months later somebody is annoyed.
The fix is not a better price. It is a bid that a board can read.
Not sure what your property needs?
Send photos. We will tell you what we would do and roughly what it costs — even if the answer is that it can wait.
What our bids include
Every proposal we send a board carries the same six things, because these are what boards get asked in the meeting.
| Included in every bid | Why boards need it |
|---|---|
| Itemised scope by asset | So three quotes can be compared line by line |
| Measured square footage | So the price per square foot is visible rather than implied |
| Certificate of insurance | Named to the association, before work starts, not after |
| Written method per surface | So nobody pressure washes the clubhouse stucco |
| Resident notice template | Ready to send, with dates, areas and parking instructions |
| Recurring option priced separately | So the board can see the annual figure against the one-off |
If you already have bids in hand, send them over. We will tell you plainly what they do and do not include — that is useful to a board whether or not you end up using us.
Community assets we clean
The list below is what actually appears on a Jacksonville community's exterior maintenance scope. The items at the bottom are the ones most often forgotten until a resident complains.
- Sidewalks and walking paths — usually the largest single line by area
- Clubhouse exterior, entry and breezeways
- Pool deck, pool bathrooms and cabana
- Fitness centre and amenity building exteriors
- Monument and entrance signage — high visibility, small cost
- Mailbox kiosks and pavilions
- Community fencing and perimeter walls
- Playground surfacing and shade structures
- Tennis, pickleball and basketball courts
- Dumpster enclosures and trash corrals
- Retention pond decking and boardwalks
- Guardhouse and gate surrounds
Which items give a community the most visible improvement per dollar?
Monument signage and the mailbox kiosks, without much competition. They cost very little relative to the sidewalk footage, and they are the two things every resident looks at every single day.
If a board has a limited budget and wants residents to notice that money was spent, doing the entrance and the kiosks well beats doing everything thinly.
Scheduling around residents
The complaints a board receives about exterior cleaning are almost never about the cleaning. They are about parking, noise and wet walkways at the wrong time.
- Work is sectioned so no more than one area is out of use at once.
- Notice goes out 5–7 days ahead, with dates, areas and where to move vehicles. We supply the template.
- Amenity areas are done on the lowest-use days — pool decks midweek, never a Saturday.
- Access needs sorting first — gate codes, contractor registration, water source. This is the single most common cause of a wasted mobilisation.
- Walkways are worked in halves where they are the only route to a building.
Budget cycles and reserve planning
Most Jacksonville associations set budgets in the autumn for the following calendar year, which means exterior cleaning quotes are wanted in September and October. We work to that.
Two things worth putting in front of a board:
Recurring costs less than reactive. A community cleaned twice a year never develops heavy growth, so each visit is quicker and the annual figure comes in 15–30% below the equivalent one-off rate. It also removes the pattern where nothing happens until enough residents complain.
Cleaning is maintenance, not cosmetics, on some assets. Organic growth on a pool deck is a slip liability. Algae holding moisture against a wooden pavilion shortens its life. Those are reserve-relevant arguments, and they land better with a board than "it looks untidy".
Communities we work in most
Answers
Questions boards ask
How do you price HOA pressure washing?
Can you provide a certificate of insurance naming the association?
How much notice do residents need?
Do you work with our management company or directly with the board?
Can you handle a phased project across a large community?
What is the best time of year for community exterior cleaning?
Related
What people usually book alongside this
Get a real number, not a range
Send a few wide shots plus close-ups of the worst areas and we will price it properly.
Or email hello@jaxpropressurewash.com
What helps us quote fast
- One wide shot of each side that needs cleaning
- Close-ups of the worst staining
- Your address, so we can check the property size
- Roughly when it was last cleaned