The Washed Out method for hoa & multi-unit.
Coastal North County communities take a beating year-round. Buildings mildew, walkways grey out, carports pick up tire scuff, and pool decks turn slick with algae by mid-summer. Most communities juggle three or four vendors to cover it, one for buildings, one for concrete, one for trash pads, one for the roof. We do all four with one crew.
Every HOA program starts with a full property walk. Every surface photographed, every square footage measured, and a written scope with per-surface pricing. Boards approve line-item; we execute on the agreed schedule. Quarterly is most common for coastal HOAs, semi-annual for inland (Escondido, Temecula, Murrieta).
For buildings we soft-wash exclusively, LP siding, stucco, Hardie, stone veneer. Landings and stairwells get a wand pass with a low-pressure tip. Carports and garage floors get hot-water surface cleaner. Mailbox kiosks and monument signage get a soft-wash. Trash enclosures get a full degreaser + hot rinse and are always scheduled last so runoff doesn't cross clean walkways.
Reporting: property managers get a per-visit photo report emailed within 24 hours. Every surface, before and after, timestamped. Monthly consolidated invoice with per-community breakdowns for portfolios that manage multiple properties.
Pricing starts at $750 for a small (under 20-unit) community common-area pass, and scales from there. Board wants a written proposal? We can be on-site within 3 business days for the walk. Full quotes back within a week.
Services we offer:
- Building exteriors (soft-wash)
- Walkways, stairwells & landings
- Carports & garage floors
- Mailbox kiosks & signage
- Pool deck & spa surround
- Trash enclosures & bin pads
- Community entry monuments
- Scheduled quarterly / annual programs
- One PO covers every surface
- Property-manager reporting included
Brands & materials we treat
Regular HOA and multi-unit customers include:
Coastal condo HOAs
20–200 unit communities
Master-planned SFH HOAs
common area & entry monument only
Apartment communities
buildings, breezeways, pool deck
Student housing
annual turn wash between leases
Senior living communities
walkways, entry, courtyard
55+ HOAs
clubhouse, pool deck, walkway
Townhome HOAs
shared walls, driveways, carports
Common issues we fix
Buildings streaked with mildew
Soft-wash mix, top-down. Every unit's exterior gets equal treatment.
Walkways with red algae streaks
Surface cleaner + post-treatment. Slip risk gone for 18+ months.
Pool deck slick under sunscreen
Low-pressure rotary + algae kill. Kool Deck safe.
Carports with tire scuff & oil
Degreaser + hot surface cleaner. Painted stripes preserved.
Trash enclosures reeking
Degreaser dwell + hot rinse + deodorizer. Last surface of the day.
Monument signage grey with grime
Soft-wash. Never pressure on painted lettering.
Our process
1. Property walk + scope
Full walk with property manager, every surface photographed and measured.
2. Written proposal
Line-item per surface, board-ready. COI attached.
3. Scheduled execution
Same crew every visit. Notice posted 48h before common-area work.
4. Report + invoice
Per-visit photo report within 24h, monthly consolidated invoice.
Frequently asked
Do you carry COI to name our management company?+
Yes, $2M GL + workers' comp. Sent before first visit.
Can you post notice for common-area work?+
Yes, 48h notice on doors, in mail kiosks, or via manager's community app.
Quarterly, semi-annual or annual?+
Coastal properties: quarterly. Inland: semi-annual or annual. We recommend based on the walk.
Can you handle individual unit-owner requests?+
Yes, set up as a direct-bill option for the owner. Common on townhome HOAs.
Do you carry workers' comp on every tech?+
Yes. All W-2, no 1099 subs.
How far in advance do we book?+
2–3 weeks in coastal season (May–Oct). 1 week inland or off-season.