HOA Common Area Pressure Washing: What Boards Should Know

Start with a written scope

The single most useful thing a board can do is write down exactly what is being cleaned. List each area by name: main walkways, pool deck, mailbox kiosk, entry gates, monument sign, trash enclosures, guest parking, perimeter block walls. Add rough measurements if you have them. A site plan with dimensions works well.

A clear scope makes bids comparable and prevents disputes later. Without one, one company may quote the walkways only while another includes the pool deck, and the board ends up comparing numbers that do not describe the same job.

How each common area should be cleaned

Concrete walkways are cleaned with a rotary surface cleaner for an even finish, after pre-treating any stains. Pool decks need gentler handling. Coated or textured decks are cleaned at lower pressure with a solution that lifts algae and body oils, then rinsed away from the pool so the water chemistry is not affected.

Mailbox kiosks, gates and signs are usually metal, painted or powder-coated. They need a soft wash and a gentle rinse, not high pressure, which can lift paint or push water into locks and hinges. Block walls and stucco are soft washed as well. Wood gates and fences are cleaned at low pressure, because aggressive washing raises the grain and leaves the wood fuzzy.

Notices and scheduling

Residents should hear about the cleaning before they see equipment arrive. A notice a week or so ahead, repeated a day or two before, covering the date, the areas, and any parking or pool closures, keeps the work smooth. Ask residents to move items they keep on shared walkways and to keep pets indoors near work areas.

Large communities are often cleaned in sections over one or more visits, so there is always a dry path to every unit. Pool decks are best done on a weekday morning when the pool is quiet. In the Valley, early starts also help avoid the hottest part of summer days, when solutions can dry on the surface before they finish working.

It also helps to name one board member or the property manager as the contact for the day. Questions come up during any job, such as whether to clean a resident's stained entry or skip a freshly painted wall, and a single person who can answer quickly keeps the crew working and avoids surprises on the invoice. That person is also the right one to join the final walkthrough, check each area against the written scope, and note anything to adjust before the next scheduled cleaning.

Comparing bids fairly

Ask every company to price the same written scope and to list each area separately. Ask how they handle wash water. Los Angeles Municipal Code section 64.70.02 prohibits discharging untreated wash water from paved-surface washing into the storm drain system unless a permit allows it, so the contractor should explain how runoff will be contained, especially near trash areas and parking.

Also ask for a certificate of insurance naming the association if your management company requires it, and confirm whether the price is flat or estimated. A flat price confirmed before work begins keeps the board from approving one number and paying another.

Setting up a recurring plan

Most associations do better with a predictable schedule than with one big cleaning every few years. High-traffic walkways, the mailbox area and trash enclosures often need attention more than once a year, while block walls and building exteriors can usually go longer. A common pattern is a full cleaning before the rainy season, around early fall, with touch-ups to the busiest areas in spring.

In neighborhoods with jacaranda trees, a cleaning after the late spring bloom clears the purple, sticky flower stains before summer heat sets them. A recurring plan also lets the board budget a known amount each year instead of reacting to complaints.

Typical pricing for budgeting

As of October 2026, our calculator lists walkways and sidewalks at $0.55 per square foot, patios at $0.65 per square foot, parking and general concrete at $0.25 per square foot, fences at $2.15 per linear foot, and dumpster pads at $85 each. Every visit has a $195 minimum, and bundling two services saves 5% while three or more saves 10%.

At Say Wash It we confirm the flat price with the board or manager before work starts and walk the property together at the end. The instant quote on this page gives a starting figure the board can use for budgeting before requesting a formal walkthrough.