Whether an HOA or condominium association cares about your exterior cleaning depends on what your governing documents say, but three rules of thumb hold up. Associations usually clean shared areas under a board-approved contract, individual owners are often required to keep their own exteriors free of mildew and stains, and any change in color, coating or finish usually needs approval first. Plain washing rarely does, but sealers, paint and coatings often do.
Start with the documents
Homeowners' associations in Florida are governed by Chapter 720 of the Florida Statutes, and condominium associations by Chapter 718. Both operate under their own declaration, bylaws and rules, which control what the board can ask of owners. Three documents are worth finding before you hire anyone:
- The declaration of covenants or condominium declaration. It states who maintains what and sets general appearance standards.
- Architectural or exterior guidelines. These list approved colors, materials and products, and explain the application process.
- Rules and regulations. They cover vendor access, noise and hours, parking and use of common water supplies.
Your association's manager or board can usually provide copies. If an item is unclear, ask the board for a written answer instead of relying on a verbal one.
Who cleans what
| Area | HOA community | Condominium |
|---|---|---|
| Entry monuments, perimeter walls, common sidewalks | Association, from assessments | Association |
| Clubhouse, pool deck, tennis courts | Association | Association |
| Building exterior, walkways, stairwells, garages | Not applicable | Usually association, as common elements |
| Individual home exterior, driveway, roof | Owner | Not applicable |
| Balconies and terraces | Not applicable | Depends on the declaration, often the owner for cleaning |
The table is a general pattern and individual documents vary, so treat it as a starting point. For work on shared areas, the commercial pressure washing guide covers contracts, scheduling and wastewater, which apply just as much to a community as to a plaza.
Hiring on behalf of a community
Boards typically ask for at least three written bids on recurring work, compare scopes rather than totals, and approve the winner at a meeting recorded in the minutes. A solid bid for a community lists:
- Every area covered, such as sidewalks, curbs, monuments, mailbox kiosks, pool deck and walls.
- Cleaning frequency, for example quarterly or twice a year, and a rain policy.
- Methods for each surface and how landscaping will be protected.
- Wastewater handling, particularly near storm drains and retention ponds.
- Proof of insurance with the association named as an additional insured.
- Resident notice: when work happens, whether cars must be moved, and how to ask questions.
Many associations also ask for a written plan for water use, because irrigation and pressure cleaning draw from the same supply. Miami-Dade's year-round water restrictions apply to landscape irrigation, and the county's own page lists pressure cleaning of paved surfaces as an exemption. See the county's water restrictions page for the current wording.
When a violation notice arrives
A letter from the association about mildew on the roof, a stained driveway or a grimy wall is common, because most declarations require owners to keep their property in good repair and clean. Florida law gives owners procedural protections before a fine is imposed. Under section 720.305, an HOA board must give written notice at least 14 days before a hearing, and the hearing is held before a committee of at least three people who are not officers, directors or employees of the association. Fines are limited to $100 per violation unless the governing documents provide otherwise, and if the problem is fixed before the hearing, no fine can be imposed. You can read the statute on the Florida Legislature website. Condominium associations have a comparable process under their own chapter of the statutes. For disputes, talk to a qualified attorney.
Most of these notices can be resolved by cleaning the surface within the deadline and replying to the board with before and after photos. A professional wash is often faster than a do-it-yourself attempt, particularly for roofs.
Approvals for coatings, sealers and paint
Under section 720.3035, HOAs may review plans for exterior appearance only when the declaration or published guidelines give them that authority, and standards must be applied evenly. If you plan to seal pavers, apply a roof coating, or repaint, check the guidelines before starting. Plain washing is typically maintenance, but a change in color, sheen or product type may require an application. If a request is denied, the HOA must give written notice that identifies the specific rule. The statute also limits an association's ability to deny conforming hurricane protection such as shutters or impact windows, which is relevant when scheduling work around storm preparations. The hurricane season guide explains how cleaning fits into that timeline.
Practical tips for owners
- Ask whether the association already has a preferred vendor with an active insurance certificate. Some require it for work on common property.
- Confirm whether a gate code or vendor registration is needed so a crew is not turned away.
- Check working hours and noise rules before scheduling.
- Confirm where wash water will drain. Retention ponds and swales are part of the community's stormwater system. The page on runoff rules explains why that matters.
- Keep records of quotes, approvals and photos.
Frequently Asked Questions
Can my HOA require me to pressure wash my house?
Many declarations require owners to keep exteriors clean and in good repair, which can include removing mildew. Enforcement must follow the notice and hearing process in the statute and your documents.
Do I need approval to pressure wash my driveway?
Usually not, since it is maintenance. Approval is more likely to be needed for sealing, staining, painting or changing the surface.
Who pays for cleaning building walls in a condo?
Often the association, as a common expense, but it depends on the declaration. Check how the exterior and limited common elements are defined.
Can the board pick the vendor without bids?
That depends on the documents and applicable law. Many boards solicit multiple bids as good practice. Ask the manager how the association handles vendor selection.
Can I be fined immediately?
For HOAs, section 720.305 requires written notice and an opportunity for a hearing before a fine is imposed. Condominiums follow their own statute and documents.