If you’ve been in the power washing business long enough, you know that landing a single family home job is great — but locking in a multi-unit contract with a Homeowners Association (HOA) or property manager? That’s a game changer. 💰
However, pricing these larger, multi-building projects isn’t as simple as slapping a number on the same square footage. HOA and multi-unit contracts involve economies of scale, nuanced expectations, and long-term relationship potential.
So how do you price these jobs competitively while still turning a profit? Let’s break it all down, from cost calculation to value-based pricing and negotiation tactics.
🏘️ What Makes HOA and Multi-Unit Jobs Different?
Before diving into numbers, it’s important to understand what sets these jobs apart from your standard residential clean:
✅ 1. Scale
HOA jobs often involve dozens — or even hundreds — of units. That could mean:
- Multiple driveways
- Townhome siding
- Sidewalks, fences, retaining walls
- Clubhouses, pools, and common areas
You’re not quoting for one house — you’re quoting for an entire community.
✅ 2. Repeat Potential
Many HOA contracts renew annually or bi-annually, creating consistent income streams. Some even offer seasonal or quarterly cleanings.
✅ 3. Decision-Making Process
You won’t be dealing with a single homeowner — instead, it’s usually:
- An HOA board
- A property manager
- A community maintenance committee
They’ll want multiple quotes, references, and a breakdown of your process.
💰 Step-by-Step: How to Price HOA Power Washing Jobs
Let’s walk through the pricing strategy to help you stay profitable and competitive:
🧮 Step 1: Know Your Costs Per Square Foot
Always start by calculating your base operating costs, including:
- Fuel
- Water (if you supply it)
- Chemicals/detergents
- Labor (yourself + employees)
- Equipment maintenance and depreciation
- Insurance and overhead
Once you have this, break it down into a cost per square foot or cost per unit. This will become the foundation of your pricing model.
💡 Example:
If your all-in cost is $0.07/sq ft and you want a 40% profit margin, your rate should start at $0.10–$0.12 per square foot.
📐 Step 2: Measure the Scope of Work
Ask the HOA/property manager for:
- A site map or unit count
- Specific cleaning areas (siding, sidewalks, roofs, amenities)
- Expected timeline and frequency
Do a walkthrough or drive-through of the property with your measurement tools and drone if possible. Then log square footage of:
- Driveways/sidewalks
- Siding (multiply height x length of walls)
- Decks or patios
- Pool areas
- Dumpster pads
👉 Don’t forget time-based factors: Will your crew be onsite for a day, a weekend, or two weeks?
📦 Step 3: Bundle & Scale Pricing
HOA clients expect volume discounts — but you need to scale smartly.
Here’s how to do it:
Option A: Per Unit Pricing
This works well for HOAs with uniform townhomes.
- $85 per driveway
- $160 for siding and walkways
- $25 for porch or balcony
Offer price breaks at intervals:
- 1–10 units: standard rate
- 11–25 units: 10% off
- 26–50+ units: 15–20% off
Option B: Flat Rate for the Entire Community
Bundle all services into one simple number.
- Example: $15,000 for a 50-unit complex including siding, sidewalks, and dumpster pads.
Flat rates often work better for HOAs who want simplicity and one invoice.
🧼 Step 4: Offer Tiered Service Packages
Customize your offering to give the board options that match their budget:
| Package | What’s Included |
|---|---|
| 🧽 Basic | Sidewalks, driveways, and front entrances |
| 💧 Standard | Everything in Basic + siding and pool area cleaning |
| 🌟 Premium | All of Standard + roof soft washing, dumpster pad sanitation, and fence care |
These packages help you upsell while letting the board feel like they’re in control.
🗓️ Step 5: Factor in Time and Crew Load
Time is money. A job that takes 2 days with a crew of 3 should be priced differently than a 10-day job with 5 people rotating in.
Estimate:
- Total man-hours
- Travel time between units
- Breaks or downtime for safety or resident traffic
⚠️ Tip: Always build in buffer time for unexpected delays, like weather or HOA meetings.
🛡️ Step 6: Add Value with Guarantees and Documentation
HOAs want to know they’re hiring professionals. Set yourself apart by including:
- Proof of insurance & licenses
- Safety data sheets for chemicals
- Before/after documentation
- Signage and resident notices
- Satisfaction guarantee or warranty period
💬 Example:
“We guarantee all completed work for 30 days. If anything was missed or needs re-cleaning, we’ll come back at no charge.”
📣 Step 7: Sell the Relationship, Not Just the Job
HOAs prefer vendors they can build long-term partnerships with. Use this to your advantage:
- Offer maintenance contracts (quarterly cleanings, spring/fall refresh)
- Provide a dedicated rep or point of contact
- Propose multi-year agreements at locked-in pricing
- Send a professional proposal with photos, scope, and references
Remind them: working with a single, reliable provider is less stress for everyone.
🧾 Sample Pricing Breakdown
Let’s say you’re quoting a 40-unit townhome community for siding and walkways:
- Siding per unit: 800 sq ft @ $0.12 = $96
- Walkways per unit: 150 sq ft @ $0.10 = $15
- Total per unit = $111
- 40 units = $4,440
- 10% bulk discount = -$444
- Final Quote: $3,996
Optional add-ons:
- Dumpster pad: $200
- Pool deck: $500
- Roofs (soft wash): $2,000
- Annual contract: 10% off all repeat services
✅ Final Thoughts: Price with Confidence
Pricing HOA and multi-unit jobs doesn’t have to be complicated — but it does require preparation, transparency, and a little sales finesse.
By knowing your costs, presenting clear options, and highlighting long-term value, you can confidently win larger contracts that provide predictable income and serious growth potential. 📈🏡
So the next time an HOA board sends you an inquiry, you won’t just be ready — you’ll be one step ahead.
