A good pressure washing provider can show proof of insurance, explain which method they will use on each surface, give you a written estimate that lists what is and is not included, and tell you where the wash water will go. Everything else, including slogans, guarantees and star ratings, is secondary. Checking those four things takes about fifteen minutes and prevents most of the problems homeowners report.
Licensing: what to expect in Florida
Pressure cleaning is generally not one of the trades that Florida's Department of Business and Professional Regulation (DBPR) licenses as a contractor, so you will not usually find a state "pressure washing license" to verify. That does not mean there is nothing to check.
- Local business tax receipt. Anyone doing business in Miami-Dade County must hold a county local business tax receipt, and the city where the business is located may require its own. Ask to see it.
- Business registration. Florida's Division of Corporations lists registered companies on its Sunbiz website. A real business has a name, a registered agent and a filing history.
- Licensed trades. Roof repair, re-coating and sealing, waterproofing and structural work can fall under licensed contracting. If a "wash" turns into any of those, verify the license on DBPR's license search and ask the local building department about permits.
- Mold work. Florida regulates mold assessment and remediation separately. Exterior mildew washing is a different service, but anything inside the building is not a pressure washing job.
Insurance and coverage
Cleaning near windows, roofs and landscaping puts property at risk. Ask for a certificate of insurance showing general liability coverage, and call the insurer or agent listed if you want to confirm that it is current. If the company has employees, ask about workers' compensation. Florida's Division of Workers' Compensation runs an online proof-of-coverage database, and it also tracks exemptions. Without coverage, an injury on your property could become your problem.
Questions worth asking
| Question | A good answer sounds like | A warning sign |
|---|---|---|
| What method will you use on the roof and stucco? | Low-pressure soft wash with a specific solution | "High pressure so it comes out clean" |
| What is the maximum pressure on each surface? | Specific numbers by surface | Evasive or "whatever works" |
| How do you protect plants and windows? | Pre-wetting, covering, rinsing, caution near seals | "The plants will be fine" |
| Where does the wash water go? | Onto lawn, collected or filtered; drains blocked | "Down the street" |
| Are you insured, and can I see the certificate? | Sends it the same day | "We don't need it" |
| What if something is damaged? | Clear policy, in writing | No answer |
| Is sealing included? | Yes or no, with product and coats listed | Vague bundles |
Reading an estimate
A written estimate should list each surface, the approximate size, the method, the total price, the payment terms and any exclusions. If you only get a text saying "$300 for everything," ask what "everything" means. Compare estimates on scope, not just totals. The cost guide lists typical ranges so you can tell whether a number is unusually low or high.
Beware of large deposits for short jobs. Payment on completion is common for small residential work, and a modest deposit with a signed agreement is reasonable for bigger projects. Pay by a traceable method, and get a receipt.
Reviews and references
- Read reviews across more than one platform, and look for details about the work rather than generic praise.
- Ask for photos of recent jobs on surfaces like yours, such as tile roofs or painted stucco.
- Ask for one or two references in your area, and actually call them.
- Check for complaints with the Florida Department of Agriculture and Consumer Services and the Better Business Bureau. Neither is perfect, but patterns matter.
- Be skeptical of websites that list no real business details, show only stock photos, or make dramatic promises. A template site and a phone number do not prove a company exists.
Red flags
- Door-to-door offers right after a storm, especially with pressure to decide immediately. Florida law provides a three-business-day cancellation right for certain home solicitation sales, as explained in the hurricane season guide.
- Claims that a roof needs pressure washing to "prevent leaks." Roof cleaning is cosmetic maintenance, not a leak repair, and the roof guide explains why caution is warranted.
- Cash-only demands, no paperwork and no business name on the vehicle or invoice.
- A price that is far below every other quote.
- Reluctance to put the scope in writing.
For commercial and community work
Property managers and association boards should add certificate requirements, wastewater plans, schedules and rain policies to the contract. The runoff rules page explains why wastewater planning is more than a formality.
Before the crew arrives
- Move vehicles, furniture and planters from the work area.
- Close windows and doors, and secure pets.
- Show the crew the outdoor water spigot, and confirm the water is on.
- Point out fragile items, loose fixtures and areas you want avoided.
- Take dated photographs of the surfaces, which also helps if you need to raise a concern later.
Frequently Asked Questions
Does a pressure washing company need a state license in Florida?
Generally not a DBPR contractor license for cleaning alone, but a local business tax receipt is required. Roofing repair, coating and other trades may require licensed contractors, so verify if the job goes beyond washing.
Should I get more than one estimate?
Yes. Two or three written estimates make differences in scope and method obvious. Do not choose on price alone.
Is it okay if the company wants a deposit?
For small jobs, many providers collect payment after finishing. A modest deposit for large projects with a written agreement is reasonable, but be careful with large upfront payments.
How do I verify a company is real?
Look up its registration on the state corporations website, ask for the local business tax receipt and insurance certificate, and check for complaints.
What if my property is damaged during cleaning?
Photograph it immediately, notify the company in writing, and ask for their insurer's information. A written policy on damage before the job starts makes this easier.