Orlando HOA communities take a beating that most residential-only contractors are not equipped to handle. Between the May-to-October rain cycle and year-round warmth, algae, mildew, and mold colonize building siding, rooftops, pool enclosures, and common-area concrete within weeks. Irrigation systems running across landscaped commons leave rust stains on sidewalks and entry monuments in a matter of months. Large oaks fill gutters on multi-building properties faster than even a six-month cleaning cycle can manage. And when breezeways, drive aisles, and active walkways are involved, the scheduling logistics and pedestrian safety concerns go well beyond what a one-truck residential crew can handle.
Holliday’s Pressure Washing Services runs HOA and community accounts as a core part of the business. We show up with specialty equipment built for this scale of work: a Curbinator curb cleaner, Siamesed high-GPM pressure washers, a 36-inch industrial surface cleaner, a gutter-vac with on-pole camera, and long-reach soft-wash rigs that reach almost four stories from the ground. We carry our own 535-gallon water tank and fire-hydrant meters so we never depend on your community’s water system. And we run the same communication standard on HOA accounts that we do on residential: ETA texts, in-progress photos, electronic invoicing, and a post-service follow-up call from our office admin, Tina.
Call 407-276-1343 or submit a request through our website to schedule a site walkthrough. Every HOA proposal is built line by line so the board can review exactly what’s included, what’s excluded, and what it costs before signing off.
A board member or property manager reaches out by calling 407-276-1343 or submitting a request through the website. Our office admin, Tina, handles the intake call. She confirms what surfaces need attention, what the primary issues are (algae, rust, oil, gutter clogs, graffiti), how many buildings are involved, what roof types are present, whether there are waterways nearby, and whether after-hours scheduling is needed. These details shape the proposal.
Daniel, the owner, prepares a written proposal that breaks the scope down line by line: which surfaces and buildings are covered, the pricing structure, all disclosures (oil removal expectations, no oxidation work, cleaning only with no repairs), and a proposed schedule. Multi-service and recurring-contract discounts are applied where they fit. The board gets a document they can mark up, discuss, and approve on their timeline.
Once the proposal is signed, we lock in service dates. We leave resident notification to the property manager since you have the correct contact list and know which units are occupied. We can provide notification templates and door-hanger language if the board wants them.
The crew texts the property manager with an ETA on service day. On site, we walk the property together to confirm scope, hook up to the water supply (community source or our own tank), and set up the safety perimeter: cones, A-frame signs, and a ground spotter for breezeways. All building electricals get taped and sealed before washing starts.
Buildings are soft-washed one side at a time. The crew applies solution, rinses, checks for missed spots, then moves to the next face. Metal siding gets diluted chemistry and stays wet throughout. Roofs are treated from the ground wherever the long-reach equipment allows. Neutropods drop into downspouts to neutralize chemical runoff and protect landscaping. Trash bags catch debris at each downspout. The entire roof is rinsed completely so no chemical sits and dries. On TPO roofs, Dragon Juice replaces sodium hypochlorite when the warranty requires it. Any cracked tiles, missing pieces, or flashing problems are photographed and reported to the manager immediately.
The Curbinator runs along every curb line. Sidewalks and drive aisles are surface cleaned with water first, then treated with chemical that dries in place. Oil stains get the degreaser, brush, dwell, and hot-water treatment. Rust is handled with oxalic acid at controlled strength. Graffiti, if present, gets the specialty removal solution.
Gutters are cleaned by hand, blower, or gutter-vac depending on height and access. Every downspout is flushed. Pool enclosures are soft-washed exterior first, then interior, with all wastewater directed away from the pool.
We walk the property with the manager to verify every surface. The spot-free roof guarantee means anything visible gets addressed before we leave. Completion photos are sent, the electronic invoice follows, and Tina calls a few days later to confirm satisfaction and set auto-reminders for the next cycle.
We run a satisfaction guarantee on every job. If something is wrong or if anything was damaged, we come back and fix it. Tina’s follow-up call a few days after service gives the property manager time to walk the property and flag concerns before we schedule a return trip.
Roof cleaning carries a spot-free guarantee. If visible spots remain after cleaning, we touch them up, though we almost always catch those before leaving the site. Our guarantee covers the result on the day of service, because Central Florida’s tree canopy and humidity cycle mean organic growth naturally returns within a year or two no matter what. That’s why we recommend recurring service as the real long-term maintenance plan.
Gutter cleaning follows the same philosophy. Gutters refill naturally, especially under oak canopy, so we recommend cleaning at least every six months, more often with heavy tree cover, and always before rainy season. Auto-reminders keep the schedule on track without the board having to manage it manually.
Our responsibility covers anything caused by the crew during the job, from property damage to missed spots within the spot-free window. Pre-existing conditions like rotted wood, loose tile, and failing flashings are documented before work begins so both sides have clear expectations.
If you manage a larger complex or a community that needs exterior cleaning on a regular cycle, a recurring contract is worth discussing. For clients who schedule cleaning more frequently, such as twice a year for a big apartment complex, we can offer a little break in the price for that ongoing relationship. There’s no flat rate we advertise for contract work since it depends on the property size and scope, but the more consistent the schedule, the more flexibility we have on pricing. It’s a practical arrangement: you get reliable, planned maintenance at a better rate, and we build your property into our calendar. Reach out, and we’ll include a contract option alongside your initial estimate.
Every community is quoted as a custom proposal. The building blocks include building washing at approximately $0.12 to $0.20 per square foot, roof cleaning from $0.18/sq ft (asphalt shingle) to $0.35/sq ft (barrel tile), concrete surface cleaning at approximately $0.15/sq ft, and gutter cleaning at $1.25 to $3.00 per linear foot. Full community pricing is available upon request after a site walkthrough.
We carry a 535-gallon on-board water tank and have fire-hydrant meters for full self-sufficiency. Most commercial and HOA jobs require contractor-supplied water, and we arrive ready. If the community has an accessible water source, we can hook up to that instead.
We recommend the property manager or board handle resident notification since you have the correct contact list and know which units are occupied. We can provide notification templates and door-hanger notes if the board requests them.
Soft wash on all buildings, all roofs, and all pool screen enclosures. High-pressure surface cleaning is only used on hard concrete: sidewalks, curbs, drive aisles, and parking areas.
Yes. We schedule around your community’s needs, including after-hours and overnight windows. We have started jobs as early as 1:30 AM to have the work finished before residents are up and moving.
Wall oxidation removal falls outside our scope because the process is labor-intensive and produces inconsistent results across different siding types. Standard organic cleaning for algae, mildew, and mold is fully available on the same buildings, and we flag oxidation in the proposal so the board knows exactly what to expect.
Gutter cleaning at least every six months, and always before rainy season. Pool screen enclosures once per year. Building exteriors, roofs, sidewalks, and curbs on annual or semi-annual cycles. We set auto-reminders for every interval so the property manager doesn’t have to track it.
Yes. Communities that commit to a recurring schedule, like twice per year, receive a price break. Recurring contracts keep maintenance budgeted and predictable for the board, and our auto-reminder system sends notifications when the next cycle is due.
Yes. Our equipment is built for multi-building jobs. The Siamesed high-GPM machines, 36-inch surface cleaner, Curbinator, and long-reach soft-wash rigs handle community-scale work across multiple structures in a single mobilization.
We handle graffiti removal with a specialty solution separate from our standard chemistry. This is an on-demand service for HOAs and apartment complexes that need a fast response outside the regular contract cycle.
Orlando’s wet season fills schedules fast, and boards that get proposals in early lock in better dates. If your community needs a full exterior clean or a recurring maintenance plan, call 407-276-1343 or fill out our contact form to get started.
