Choosing a Pressure Washing Company in South Florida

Check Licensing and Insurance First

Before you ask about pricing or availability, verify licensing and insurance. This protects you legally and financially. It's boring, but it matters more than everything else combined.

Florida Business License Requirements

Legitimate pressure washing companies in Florida need a business license to operate. Some counties require additional local permits. If a company can't provide license numbers immediately, that's your first warning sign.

Why Insurance Matters More Than You Think

Pressure washing equipment operates at 3,000+ PSI. That's enough force to break windows, strip paint, damage siding, or injure someone. Without insurance, you're liable if something goes wrong on your property.

Ask for a certificate of insurance. Real companies provide this within 24 hours. Unlicensed operators make excuses or ignore the request entirely.

Red Flags That Signal Bad Service

Some warning signs are obvious. Others seem minor but predict bigger problems. Here's what to watch for when comparing companies.

Cash-Only Operations

Companies that only accept cash are usually avoiding taxes or operating without proper licensing. They might offer lower prices, but you have zero recourse if they damage your property or don't finish the job.

No Written Estimates or Contracts

Verbal agreements mean nothing when disputes happen. Professional companies provide detailed written estimates that specify exactly what surfaces they'll clean, what methods they'll use, and what the total cost includes.

Suspiciously Low Quotes

If one quote comes in 40-50% lower than everyone else, something's wrong. Either they're cutting corners on cleaning solutions, rushing the job, or planning to add surprise charges later.

Quality pressure washing takes time. The cleaning solution needs dwell time to break down organic growth. Surfaces need proper rinsing. Cutting these steps saves time but delivers terrible results.

Questions to Ask Before You Hire

The right questions separate experienced professionals from people who bought a pressure washer last month. How companies answer matters as much as what they answer.

"What Method Do You Use for Different Surfaces?"

This question reveals whether they understand proper technique. Professional companies should immediately explain that roofs require soft washing (low pressure with cleaning solution), while concrete can handle higher pressure.

If they say they use the same high-pressure approach for everything, walk away. That's how roof damage happens.

"What's Included in Your Quote?"

Detailed quotes prevent surprise charges. Some companies quote low then add fees for setup, disposal, or travel. Others include everything upfront.

Ask specifically what surfaces are covered. Does house washing include windows, or is that separate? Are gutters included with roof cleaning?

"How Do You Protect Landscaping and Property?"

Professional crews pre-wet plants, cover delicate landscaping, and rinse everything thoroughly after cleaning. They move outdoor furniture and decorations instead of working around them.

If they shrug and say "we're careful," that's not a system. That's hoping nothing goes wrong.

Why Soft Washing Capability Matters

Not all pressure washing is actually pressure washing. Soft washing uses low pressure (under 500 PSI) combined with specialized cleaning solutions. For many South Florida surfaces, it's the only safe method.

What Gets Soft Washed vs Pressure Washed

Roofs always get soft washed. High pressure strips granules off shingles and voids warranties. Same with painted surfaces, stucco, and vinyl siding. The cleaning solution does the work, not brute force.

Concrete, pavers, and certain types of stone can handle higher pressure. But even then, using too much pressure causes pitting and surface damage.

Why Cheap Companies Skip Soft Washing

Soft washing takes longer and requires expensive cleaning solutions. It's more technical than just blasting everything with high pressure. Companies that don't invest in proper equipment and training can't offer it.

That's why they charge less. They're using the wrong method because it's faster and cheaper, not because it's better for your property.

Understanding Fair Pricing

Pricing varies based on property size, surface condition, and service complexity. But there's a reasonable range for South Florida. Quotes way outside that range signal problems.

What Affects Cost

Square footage matters most. A 1,500 sq ft house costs less to clean than a 4,000 sq ft house. Heavy algae or mold growth takes more time and solution than light dirt. Two-story homes cost more than single-story because they require more setup and safety equipment.

Why On-Site Estimates Matter

Phone quotes are ballpark estimates at best. Professional companies inspect your property before providing final pricing. They need to see surface condition, identify problem areas, and check access challenges.

Companies that quote firm prices over the phone either inflate the number to cover uncertainties or plan to add surprise charges when they arrive.

Package Deals vs Individual Services

Bundling services (house washing plus window cleaning, or driveway wash plus seal) usually saves money. The crew is already on-site with equipment set up.

Ask about package pricing if you need multiple services. Most companies offer discounts for combined work.

Guarantees and Written Contracts

Guarantees mean nothing without written contracts. Good companies put their promises in writing and stand behind their work.

What a Good Contract Includes

Detailed scope of work. Specific surfaces being cleaned. Methods to be used. Total cost with no hidden fees. Payment schedule. Timeline for completion. What happens if weather delays the job.

Satisfaction Guarantees Worth Having

Real guarantees specify what's covered and for how long. "We guarantee you'll be satisfied" means nothing. "If organic growth returns within 90 days, we'll re-clean those areas free" is actionable.

Some companies guarantee against specific issues like streaking on house siding or algae returning to roofs within a certain timeframe. These are meaningful because they're measurable.

Payment Terms Red Flags

Never pay the full amount upfront. Standard practice is a small deposit (10-25%) with the balance due upon completion. Companies asking for 50% or more before starting work are cash-flow desperate or planning to disappear.

Making Your Final Decision

After getting quotes from multiple companies, the decision usually comes down to three factors that matter most: verifiable credentials, clear communication, and reasonable pricing.

Compare More Than Price

The middle quote is often the best value. The lowest might cut corners. The highest isn't necessarily better quality, just better marketing.

Look at what each company includes in their quote. One might include window cleaning while another charges extra. One offers a 90-day guarantee while another offers none. Adjust for these differences when comparing.

Trust Your Gut About Communication

How companies communicate before the job predicts how they'll handle problems during or after. Slow to respond to quote requests? They'll be slow to handle issues. Vague answers about methods or materials? They're hoping you won't ask tough questions.

Professional companies answer questions directly, explain their process clearly, and respond to inquiries promptly. If something feels off during the estimate phase, it won't improve later.

Local Experience in South Florida

South Florida's climate creates unique challenges. Salt air from the coast. Constant humidity breeding mold and algae. Afternoon thunderstorms. Coral stone and stucco that need specific treatment.

Companies with years of local experience understand these factors. They know which surfaces deteriorate fastest in our climate and how to prevent damage that companies from other regions might miss.

When to Walk Away

If a company won't provide insurance certificates, refuses to give written contracts, or pressures you to decide immediately, don't hire them. Period.

Same if they can't explain the difference between pressure washing and soft washing, or if they say they use the same method for all surfaces. That's not expertise. That's inexperience that will cost you repairs.