J. Perry & Sons pressure washes buildings in Broward, Palm Beach and Miami-Dade: stucco and block exteriors on commercial buildings, condo towers, HOA clubhouses and walkways, parking structures, and pool decks as part of keeping a building in shape. Most of it is prep ahead of our painting crews or a sealant job, and some of it is scheduled building maintenance for property managers and boards. Pressure washing buildings typically runs $0.45–$0.90 per sq ft of wall, with a $650 minimum visit. We do not wash roofs or take stand-alone residential driveway jobs.
Building pressure washing cost in South Florida
| Scope | Unit | Range |
|---|---|---|
| Stucco or block building exterior, ground and ladder access | per sq ft of wall | $0.45–$0.70 |
| Mid-rise or tower elevations from boom lift or swing stage | per sq ft of wall | $0.65–$0.90, plus lift or rig |
| HOA and condo walkways, breezeways and stairs | per sq ft | $0.45–$0.90 |
| Parking structure decks, ramps and stair towers | per sq ft | $0.45–$0.90 |
| Pool deck and pool area, as part of building care | per sq ft | $0.45–$0.90 |
| Prep wash ahead of painting or sealant replacement | per sq ft of wall | $0.45–$0.90 |
| Minimum visit | per visit | $650 |
Where a job lands depends on how heavy the mildew and dirt are, rust and oil stain treatment, height and access, how much glass, landscaping and parked cars have to be protected, and whether the work runs at night or around residents. Large jobs measured elevation by elevation fall toward the low end; a single stained wall falls under the minimum. Lift rental and swing-stage rigging are listed as their own line.
Soft pressure or high pressure, by surface
The mistake we see most on buildings is too much pressure. A tip held close to stucco etches the finish, blows paint off sound areas and drives water through cracks and window joints into the wall. We set the method by the surface:
Stucco and painted walls. Low pressure with a cleaning solution that does the work, applied from the bottom up and rinsed from the top down. The goal is to kill and lift mildew, chalk and salt film, not strip the wall.
Bare block and concrete walls. Medium pressure with a fan tip held at a working distance, plus detergent where there is algae or dirt staining.
Walkways, breezeways and pool decks. A rotary surface cleaner at higher pressure for even results without stripes, then edges and steps by wand. Cool-deck textures and sealed pavers get a gentler pass.
Parking structures. Hot water and degreaser on oil drips at stalls and ramps, with the wash water managed toward approved collection points. Expansion joints are washed carefully so we do not tear sealant that is still good.
Glass, frames and sealant joints. Never blasted. Window perimeters and storefront joints get a low-pressure rinse so we do not force water past them.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Send photos of the elevations and a rough size of the building, and we'll send a same-day range.
Mildew, rust and the South Florida problems
Mildew and algae. North walls, shaded courtyards and anything under a tree turn black and green in our humidity. We treat with a diluted mildewcide, let it dwell, and rinse. Plants are wet down before and after, and sensitive beds are covered.
Rust stains. Orange streaks under sprinkler heads come from iron in well water, and orange runs below railings and balcony edges come from corroding steel. Sprinkler staining comes off with a rust remover made for masonry. Rust bleeding from inside the concrete is a sign of a structural repair item, so we flag it for the board or the engineer rather than washing it away.
Salt film. Within a few miles of the ocean a salt film builds on walls and glass. Paint and sealant do not bond to it, which is why we always wash before coating a coastal building.
Efflorescence. White mineral deposits on block and pavers are treated with a masonry cleaner, and the source of the water is noted in our report.
Pressure washing before painting and sealing
Paint and sealant fail first where the surface was dirty. Before an exterior repaint we wash every wall, then let stucco dry at least 24 to 48 hours, longer after a rainy stretch, before primer goes on. Before a sealant job the wash takes off dirt and salt, but the joints still get cut out and cleaned by hand. Washing is the step that decides whether the elastomeric coating on a condo tower holds. Sealant and coating scope is on our waterproofing and sealants page, and coatings on exterior wall waterproofing.
Water, runoff and property rules
Wash water with detergent, mildewcide, oil or paint chips is not supposed to go into storm drains, which empty into canals and the Intracoastal. Local and county stormwater rules apply, so check with your city for anything specific to your site. On our jobs we block or cover storm inlets where needed, direct runoff to landscape areas or sanitary connections where allowed, and vacuum recover water from parking structures and sensitive areas. Water supply comes from the building's hose bibs unless we arrange otherwise. During drought restrictions we confirm with the property before we start.
How we work with GCs and property managers
- Certificate of insurance naming the association, management company, owner or GC before mobilization.
- Bids from drawings or a walk in 48 hours, priced per sq ft of wall and per sq ft of flatwork, by elevation, so you can compare bids line for line.
- Phased and night work around residents, tenants and business hours, with notices for balconies, cars and windows.
- Unit pricing for adds and deducts if the scope changes mid-job.
- Closeout documents with before and after photos by elevation and a list of anything we found, such as cracks, rust bleed and failed sealant.
We often wash, then paint and seal under one contract, which saves a second mobilization. See commercial painting for that side of the work.
What a pressure washing estimate includes
- Wall square footage by elevation and flatwork square footage by area
- Method and pressure for each surface, and the cleaning products
- Mildew, rust and oil stain treatment
- Access: ladders, lifts or swing stage, plus rigging
- Protection of glass, plants, cars and pedestrians
- Runoff control and water source
- Schedule, work hours and resident notices
Pressure washing buildings by area
- Painting in Fort Lauderdale
- Painting in Miami
- Painting in Boca Raton
- Painting in West Palm Beach
- Painting in Aventura
- Painting in Hollywood
- Painting in Pompano Beach
- Painting in Delray Beach
Planning guides: Building pressure washing cost · Pressure washing before painting stucco · HOA common area painting cost · Elastomeric paint on Florida stucco
Pressure washing buildings — FAQ
How much does it cost to pressure wash a building? $0.45–$0.90 per sq ft of wall depending on access, staining and height, with a $650 minimum visit. Walkways, parking decks and pool decks run $0.45–$0.90 per sq ft.
Will pressure washing damage stucco? It can, when the pressure is too high or the tip is too close. We wash stucco at low pressure with a cleaning solution and rinse, which removes mildew without etching the finish.
Do you pressure wash commercial buildings and condos? Yes. Commercial buildings, condo towers, HOA clubhouses, walkways and parking structures, from the ground, lifts or swing stages, with a COI naming the association or owner.
How long after washing can you paint? Usually 24 to 48 hours of dry weather for stucco, longer after heavy rain. We check the wall before primer goes on.
Can you remove rust stains from our walls? Sprinkler rust from well water comes off with a masonry rust remover. Rust bleeding out of concrete at balconies or columns points to corroding steel, which we flag for repair.
How do I get an exact price? Call (561) 556-7509 or email jperrysonsgc@gmail.com with photos and rough dimensions. A written estimate is typically ready within 24–48 hours after a site review and scope confirmation.
Free estimate — call (561) 556-7509 or email jperrysonsgc@gmail.com. Licensed Florida general contractor CGC1540699. Serving Broward, Palm Beach and Miami-Dade counties.