HOA and Property Management Contract Washing

HOA and property management work is different. You’re dealing with volunteer boards, professional managers, resident complaints, bid processes, and ongoing relationships. But once you’re in, the contracts are stable and recurring.

The HOA and property management opportunity

Why HOA/property management is valuable:

• Recurring revenue: Annual or semiannual contracts for years
• Large scope: Entire communities, multiple properties
• Stable clients: Professional management companies are long-term relationships
• Portfolio growth: One property manager often manages 10-50 communities
• Predictable scheduling: Same communities each year
• Multiple services: Community pools, clubhouses, monuments, common areas

Typical services:

• Community pool decks: $300-800 per visit
• Clubhouse exteriors: $200-600 per visit
• Sidewalks and walkways: $200-500 per visit
• Entry monuments and signage: $100-300 per visit
• Building exteriors: $300-800 per building
• Fences and walls: $200-500 per visit
• Retaining walls: $150-400 per visit
• Common area flatwork: $0.08-0.20 per square foot

Average community contract: $800-3,000 per visit, annually = $800-3,000 per community per year. Property management companies with 10-50 communities = serious money.

Understanding HOA and property management structures

HOA (Homeowners Association):

• Governed by volunteer board of residents
• Manages common areas, architectural standards, community rules
• Funded by resident dues
• Decision-making can be slow (board meetings, approvals)
• Resident complaints drive priorities
• Annual budget constraints

Property Management Company:

• Professional management hired by HOA or property owners
• Day-to-day operations, vendor coordination
• Makes recommendations, HOA makes final decisions
• Often manages multiple communities/properties
• Efficient decision-making
• Relationship-based business

Which to target?

Property management companies are generally better: faster decisions, professional relationships, portfolio growth potential, less drama.

Direct HOA contracts can be profitable but: slower decisions, resident politics, volunteer boards turn over, more headaches.

Best approach: Build relationship with property management companies. They manage multiple communities and can funnel work to you consistently.

Types of communities

Single-family subdivisions:

• Entry monuments, signage, common area sidewalks
• Occasional clubhouse or amenities
• Lower frequency (annually)
• Pricing: $500-1,500 per community

Townhouse communities:

• Building exteriors, sidewalks, parking areas
• Higher frequency (annually or semiannually)
• Pricing: $1,000-3,000 per community

Condominium communities:

• Building exteriors, balconies, common areas, pool decks
• Higher frequency (semiannually)
• Higher expectations
• Pricing: $2,000-6,000 per community

Master-planned communities:

• Multiple subdivisions, extensive common areas
• Clubhouses, pools, parks, monuments, trails
• High value, complex scope
• Pricing: $5,000-20,000+ per community

Equipment requirements

HOA work doesn’t require specialized equipment, but you need versatility.

Basic setup:

• Flow rate: 4-5.5 GPM
• Pressure: 3,000-4,000 PSI
• Hot water: Nice to have but not required
• Surface cleaners: 15-24 inch for various surfaces

Additional equipment for HOA work:

• Multiple machines: If servicing large communities efficiently
• Extension wands: For second-story work
• Soft wash system: For delicate siding and roofs
• Chemicals: House wash mix, degreasers, surface cleaners
• Transport: Trailer organization for moving between properties

Common HOA services

Community entry monuments and signage

Entries create first impressions. Residents and visitors notice immediately.

Frequency: Semiannually or annually.

What to clean:

• Monument structures: Brick, stone, stucco, masonry
• Signage: Community name, directional signs (carefully)
• Landscaping borders: Edging, mulch areas (avoid washing mulch)
• Sidewalks: Entry walkways
• Lighting: Fixture exteriors (not bulbs)

Process:

1. Protect landscaping: Cover plants, avoid washing mulch into grass.
2. Pre-treat: Chemical application on structures.
3. Wash structures: Appropriate pressure for material.
4. Clean signage: Low pressure, don’t damage graphics.
5. Surface clean sidewalks: If included.
6. Rinse thoroughly: Remove all chemical residue.
7. Clean up: Remove any debris from landscaping.

Pricing: $100-300 per entry monument.

Community pool decks

Pool decks show every stain and spot. Residents judge community quality by how the pool area looks.

Frequency: Semiannually (spring prep and fall cleanup).

What to clean:

• Pool deck concrete: Stains, algae, general dirt
• Pool coping: Edges around pool
• Furniture: Clean under and around (don’t blast furniture)
• Showers and restrooms: Exterior cleaning
• Fencing: Around pool area

Process:

1. Protect pool area: Cover or drain pool if necessary (coordinate with maintenance).
2. Pre-treat stains: Rust, organic spots, algae.
3. Surface clean deck: Use surface cleaner.
4. Detail work: Around drains, corners, pool edge.
5. Rinse toward drains: Contain runoff away from pool.
6. Protect pool chemistry: Don’t let chemicals or runoff contaminate pool water.

Pricing: $300-800 per pool deck.

Clubhouse exteriors

Clubhouses get heavy foot traffic and are the first thing residents see when they use shared amenities.

Frequency: Annually or semiannually.

What to clean:

• Building exterior: Siding, brick, stucco
• Entryways: Doors, thresholds, walkways
• Patios and decks: Outdoor gathering areas
• Restroom exteriors: Around entrances
• Dumpster areas: If present

Process: Similar to residential house washing but larger scale.

Pricing: $200-600 per clubhouse.

Sidewalks and common area walkways

These run throughout the community and affect both safety and appearance.

Frequency: Annually.

Process:

1. Clear debris: Leaves, twigs, trash.
2. Pre-treat stains: Oil, rust, organic spots.
3. Surface clean: Use appropriate size surface cleaner.
4. Detail work: Around landscaping, curbs, drains.
5. Rinse thoroughly: Particularly important near landscaping.

Pricing: $200-500 depending on linear footage.

Building exteriors (townhouses/condos)

Multiple buildings add up to large contracts.

Frequency: Annually or semiannually.

Process: Similar to residential washing but with efficiency of multiple buildings.

Pricing: $300-800 per building depending on size and material.

Fences, walls, and retaining walls

These define community boundaries and take a beating from weather.

Frequency: Annually or as needed.

What to clean:

• Vinyl fences: Low pressure washing
• Wood fences: Possible soft wash
• Brick/stone walls: Pressure wash carefully
• Retaining walls: Often have drainage and landscaping issues

Pricing: $200-500 per section or wall.

The bidding process

HOA bids can be complex. Multiple stakeholders, formal processes, budget cycles.

Getting the bid opportunity:

1. Property manager relationships: Build these first. Most work comes from existing relationships.
2. HOA websites: Many post bid opportunities.
3. Networking: Industry events, chamber of commerce.
4. Referrals: Other contractors, property managers.

The bid package typically includes:

• Scope of work: Detailed specification
• Site visit: Walk property with property manager
• Insurance requirements: Usually $1-2 million liability
• Timeline: When work must be completed
• Budget range: What HOA has budgeted
• Selection criteria: Price, experience, references, timeline

Your proposal should include:

• Company information: Experience, insurance, certifications
• Scope understanding: Demonstrate you understand their needs
• Detailed scope of work: Exactly what you’ll do
• Timeline: When you’ll complete each phase
• Pricing: Breakdown by service area or building
• References: Similar communities you’ve worked with
• Photos: Before/afters from similar work
• Insurance certificate: Proof of coverage

HOA board presentation:

For larger communities, you may present to the HOA board:

• Professional presentation: 10-15 minutes
• Understand the audience: Residents, not professionals
• Focus on value and reliability: Less on technical details
• Photos and examples: Show similar work
• Q&A preparation: Anticipate common questions
• Follow up: Thank you note, additional information

Pricing HOA work

HOA work is competitive but not always price-sensitive. Boards value reliability and quality over lowest price.

Pricing methods:

Per-community pricing: Flat rate for entire community. Simpler for budgeting.

Per-unit pricing: Per townhouse/condo. Common for condos.

Square footage pricing: For large common areas.

Time and materials: For uncertain scope or add-on work.

Example pricing:

Townhouse community (50 units):

• Building exteriors: 50 × $150 = $7,500
• Sidewalks: $800
• Entry monument: $200
• Total: $8,500 annually

Condo community (100 units):

• Building exteriors: 10 buildings × $400 = $4,000
• Pool deck: $500
• Clubhouse: $300
• Sidewalks/monuments: $500
• Total: $5,300 semiannually = $10,600 annually

Factors affecting pricing:

• Material type: Delicate surfaces require slower work
• Accessibility: Hard-to-reach areas take longer
• Staining level: Heavily stained surfaces cost more
• Landscaping: Extensive landscaping slows work
• Water access: Distance from water sources affects efficiency
• Timeline requirements: Rush work costs more
• Competition: High competition areas may pressure pricing

Contract terms

HOA contracts should be detailed and specific.

Essential terms:

• Services included: Exactly what you’ll clean, how often, to what standard
• Services excluded: Clearly specify what costs extra
• Timeline: When work will be scheduled and completed
• Payment terms: Net 30-60 is standard for HOAs
• Insurance requirements: Typically $1-2 million liability
• Permits: Who pulls any necessary permits
• Access: How you’ll access properties, resident coordination
• Weather policies: Rain dates, seasonal restrictions
• Warranty/guarantee: How you’ll handle issues
• Renewal terms: Automatic renewal or rebid requirement
• Termination: How either party can end agreement

Avoid these pitfalls:

• Vague scope: “Clean community” is not specific enough
• Unlimited revisions: Specify how many touch-ups are included
• Open-ended timeline: “Complete in spring” is too vague
• No resident coordination: How will you handle resident access issues?

Managing HOA relationships

HOA relationships have unique challenges:

Resident complaints: Even great work generates complaints from some residents. Have system for handling:

• Document everything: photos, notes, what you did
• Quick response: Address complaints within 24-48 hours
• Clear communication: Explain what you did and why
• Property manager buffer: Let property manager handle resident communication

Board turnover: HOA boards change annually. New board may want to rebid everything.

• Maintain property manager relationship
• Document your value: before/afters, testimonials
• Stay visible but not annoying
• Demonstrate reliability year after year

Budget constraints: HOAs have annual budgets and reserve funds.

• Understand their budget cycle
• Offer options: good/better/best service levels
• Phase work over multiple years if budget-limited
• Show value: preventive maintenance saves money long-term

Seasonal timing: HOA work is often seasonal.

• Spring: Prep for summer, pool opening
• Summer: Peak season, may need to avoid during resident events
• Fall: Cleanup before winter
• Winter: Limited in cold climates

Expanding within property management companies

Once you have one property management company account, expand:

Ask for more communities:

“You’ve been great to work with. I’d love to bid on your other communities. When opportunities come up, please keep me in mind.”

Related services:

• Graffiti removal: Common issue in communities
• Fence and deck restoration: Add-on services
• Holiday light installation: Off-season revenue
• Landscape lighting cleaning: Specialty service
• Roof cleaning: If you have capability

Referrals:

Property managers talk to each other. Excellent work on one community leads to referrals to other management companies.

Common HOA challenges

Access issues: Residents’ cars, pets, construction. Plan for delays and workarounds.

Water access: Communities may have limited water spigots. Coordinate in advance.

Landscaping concerns: Don’t damage plants, wash mulch onto grass. Use caution and protect landscaping.

Resident notifications: Property manager should notify residents. Confirm before starting.

Parking restrictions: Work around resident parking. Be respectful.

Weather sensitivity: Can’t work during resident events, holidays. Build flexibility into timeline.

Delicate surfaces: Historic features, decorative concrete, specialty materials. Test first.

The bottom line

HOA and property management work provides stable, recurring revenue. It requires a professional approach, patience with bureaucratic processes, and solid relationship management.

Start with property management companies, not individual HOAs. Build professional relationships. Do excellent work. Be reliable and easy to work with. Grow within their portfolio.

HOA work isn’t quick or easy. But the long-term contracts and portfolio growth make it worth the effort.