Florida Exterior Cleaning Resources

Pressure washing is priced one of three ways: by the square foot, by the surface, or as a flat rate for the whole job. Most Florida pros quote a flat rate once they see the space, because a stained paver driveway takes very different time and chemistry than a smooth concrete slab of the same size.

As a practical range, single-item residential jobs in South Florida usually land like this: a standard two-car driveway typically runs a few hundred dollars; a full house soft wash of a one-story home is more, and two-story homes cost more again because of reach and safety gear. Roof soft washing is priced separately from siding because it is slower, gentler work. Pool decks, lanais, and paver patios sit in between and depend heavily on how much organic growth has taken hold.

What actually moves the price

• Surface type. Pavers, stamped concrete, and painted surfaces need lower pressure and more skill than plain concrete, so they cost more to do right.
• Level of buildup. A driveway cleaned yearly rinses fast. One that hasn't been touched in five years has embedded algae and rust that take extra passes and treatment.
• Access and height. Second stories, tight side yards, and steep roofs add time, ladders, and risk — all of which show up in the quote.
• Soft wash vs. high pressure. Roofs and siding should be soft washed (low pressure plus cleaning solution). It looks like less work but requires more product and know-how.
• Add-ons. Sealing pavers, treating rust stains, or clearing gutters are usually separate line items.

How to get an honest quote

Be wary of a firm price given over the phone without any photos — the pro is either padding for the worst case or will surprise you on the day. A good quote asks about surface type, approximate square footage, and how long since the last cleaning, and it states clearly whether it is high pressure or soft wash. Getting the property looked at (in person or by photo) is the single best way to avoid a bad surprise.

The cheapest bid is rarely the best value. Operators using the wrong pressure can etch concrete, strip paint, or force water behind siding — repairs that cost far more than the apparent price difference. Provider credentials vary, so compare quotes and confirm current licensing and insurance directly with any provider before hiring.

Florida is the hardest climate in the country on exterior surfaces. Heat and humidity feed mold, mildew, and algae year-round; afternoon storms keep everything damp; and coastal salt air is quietly corrosive. Surfaces that might go years between cleanings up north need attention here far more often. The right schedule depends on the surface and how close you are to the water.

A realistic Florida schedule

• Driveways & walkways: once a year for most homes; every 6 months if you have heavy tree cover, shade, or recurring black algae streaks.
• House exterior (soft wash): every 1–2 years to keep mildew off siding and stucco before it stains permanently.
• Roofs: watch for black streaks (that's Gloeocapsa magma, a hardy algae) and dark patches. Soft washing every couple of years — sooner near the coast or under heavy shade — protects shingles and tile.
• Pool decks & lanais: every 6–12 months; these stay damp and grow slick algae that becomes a genuine slip hazard.
• Windows: residential glass looks best cleaned every 2–3 months in Florida because salt, dust, and rain spotting build up fast; monthly is common for storefronts.

Signs it's overdue

Don't wait for the calendar if you already see green or black growth on north-facing walls, dark streaks running down a roof, a chalky or slippery pool deck, or that musty smell near shaded exterior corners. Those are all cues that organic growth is established. The longer it sits, the deeper it roots into porous surfaces — and the harder (and pricier) it is to remove later. Regular, lighter cleanings almost always cost less over time than occasional heavy restorations.

Why the coast matters

If you live within a few miles of the ocean or Intracoastal, add salt to the equation. Salt spray accelerates staining on glass and metal and keeps surfaces holding moisture. Coastal homes generally benefit from more frequent window cleaning and a closer eye on any exterior metal, railings, and fixtures.

For property managers, board members, and business owners, exterior cleaning isn't just curb appeal — it's compliance, safety, and liability. Many South Florida HOAs require owners to keep roofs and driveways free of visible algae, and tenants and shoppers judge a property in the first few seconds. Use this as a working checklist to build a maintenance calendar that keeps a property clean, compliant, and defensible.

Quarterly

• Storefront and entrance glass cleaned (weekly to monthly for high-traffic retail).
• Entryways, breezeways, and stair landings washed — these collect dirt and become slip hazards fast.
• Walk the property for early algae growth on shaded, north-facing walls and signage.

Semi-annually

• Sidewalks, common walkways, and parking-lot pedestrian areas pressure washed.
• Pool decks and amenity areas cleaned and checked for slick spots.
• Dumpster pads and service areas degreased (often a health-code and pest concern).

Annually

• Building exteriors soft washed to remove mildew from stucco, siding, and soffits.
• Roofs inspected and soft washed where algae streaking has appeared.
• Parking-lot line areas and drive lanes cleaned; gutters cleared before the rainy season.

Manager's notes

Always confirm your vendor is licensed and carries current liability and workers' compensation insurance, and get a certificate of insurance on file before work begins — this is what protects the association or business if something goes wrong on site. For occupied buildings, schedule glass and soft washing during low-traffic windows and post wet-surface signage. Keeping dated before/after photos of each service creates a clean record for boards, owners, and any future disputes. Recurring schedules also tend to earn better pricing than one-off emergency calls.

Florida's hurricane season runs from June through November, and a little exterior work before and after a storm makes a real difference. The goal before a storm is to remove anything that becomes a projectile or a clog; the goal after is to clear the mess quickly before the moisture it leaves behind turns into mold and stains.

Before the season

• Clear gutters and downspouts so heavy rain drains away from the roof and foundation instead of backing up.
• Trim back tree limbs and clean debris off flat roofs, lanai screens, and patios — loose material becomes airborne in high wind.
• Address any existing roof algae or soft spots on walkways now, while access is easy and calm.
• Secure or store loose exterior items; note anything that can't move so you have a plan when a storm is named.

When a storm is forecast

• Do a final gutter and drain check so the system can handle sustained rainfall.
• Clear patios, pool decks, and screen enclosures of furniture, planters, and anything that can be picked up by wind.

After the storm

• Rinse salt spray and wind-driven grime off windows, screens, and exterior walls — coastal salt keeps corroding until it's washed away.
• Pressure wash driveways, walkways, and decks to lift the mud, leaf tannin, and organic debris storms leave behind before they stain.
• Clear clogged gutters again; storms fill them fast, and standing water invites the next round of growth.
• Check shaded and low-lying areas for early mold — Florida's post-storm humidity lets it take hold within days.

Moving quickly after a storm is the whole game. Organic debris and salt that sit on surfaces in Florida heat stain and grow within days, so a prompt wash-down protects your property and saves money on tougher cleaning later. If you'd rather not climb ladders after a storm, ask a provider about available work for gutters, roofs, and hard-to-reach cleanup.