Coastal SoCal's Multi-Unit Property Maintenance Pros

Yes. We understand that communication is the biggest challenge for property managers. We provide a professionally designed, editable “Cleaning Notice” that managers can distribute to tenants and homeowners via email or posting. This notice includes the service date, specific instructions for clearing balconies or patios, and safety protocols to ensure a smooth, complaint free experience for the entire community.

Absolutely. We have a proven track record of maintaining massive residential footprints, including 1,500 unit complexes. Our team utilizes commercial grade, high volume equipment that allows us to clean common area walkways, breezeways, and stairwells efficiently without lingering on-site for weeks at a time. We provide phased scheduling to ensure that only small sections of the community are impacted at any given time.

Yes. We currently maintain over 30 tennis, padel, and pickleball courts for a large San Diego school district and other smaller operations. Sports court surfaces (Acrylotex or Plexipave) require a specific “low pressure/high volume” approach to remove organic growth and salt without stripping the specialized color coating or grit. Our process restores the “grip” and aesthetic of the courts while extending the life of the surface.

At Washed Out Pressure Washing, we strictly adhere to San Diego’s “Think Blue” stormwater regulations and Municipal Code §43.0304, which prohibits wash water from entering the storm drain system. We utilize a “Control, Contain, and Capture” system: first, we block nearby storm drains with containment berms; second, we use professional-grade vacuum recovery systems to collect the wash water at the source. Once captured, the water is filtered and, in most cases, we utilize the excess wash water to irrigate the property’s landscaping.

Yes. Washed Out Pressure Washing is experienced in working with major San Diego property management companies and HOA boards. We are fully CA Contractor licensed, bonded, and carry high limit General Liability, Commercial Auto, and Workers’ Comp insurance. We are also familiar with vendor portals like AppFolio, Yardi, and VendorShield, making the billing and compliance process seamless for managers.

Yes. Breezeways and stairwells are high-traffic areas that often accumulate heavy cobwebs, bird droppings, soda spills, and stains from leaking trash bags. We use High Heat Steam Cleaning to sanitize these areas and lift deep seated stains. Our team is trained to manage “water control” in these tight spaces to ensure that water doesn’t seep under tenant doors or create slip hazards on higher floors.

While we clean year-round in San Diego, many HOAs schedule their “Grand Cleaning” in the spring (post rainy season) to remove winter algae or in the fall especially for rain gutter cleaning. For communities with heavy tree cover, we recommend scheduling right after the trees have been trimmed back or have finished “fruiting” to ensure the cleaning lasts as long as possible.

Yes. We provide property managers with a digital project report that includes high resolution “before and after” photos of common areas, courts, and building exteriors. These reports are invaluable for board meetings to demonstrate the value of the maintenance budget and to document the current condition of the property’s assets.

Safety is our top priority. We use high visibility safety cones and in some cases safety tape to cordon off active work zones. Our technicians wear professional uniforms and are trained in pedestrian traffic management, ensuring that residents can safely navigate the complex while we work.

Yes. For common area walkways, we use 200°F steam and specialized “gum buster” nozzles to melt away the chewing gum without etching the surface of the concrete. We also offer graffiti removal services that safely lift paint from masonry and brick without damaging the underlying substrate, helping keep your community looking pristine.

Yes. We provide customized maintenance plans for community trash bins areas, common areas, pool decks, and tennis courts. By scheduling recurring cleanings, HOAs can prevent the buildup of slip-hazardous mildew/algae, which reduces the community’s liability. Maintenance contracts also allow boards to lock in current pricing and ensure the property remains in “show ready” condition year round for potential buyers and residents.