Most apartment communities could pass a drive-by test on a dry, cloudy day. The test that matters comes after a week of rain, when algae has woken up on shaded stair risers, gum on the breezeway has gone glossy, and the dumpster corral smells like last summer. The buildings that still look cared for are the ones maintained by a pressure washing service that understands multifamily realities. Doing this work well is less about blasting water and more about judgment, timing, chemistry, safety, and diplomacy with 200 neighbors watching from their patios.
What “standing out” looks like in multifamily settings
A standout contractor does three things consistently. They protect the asset, they reduce friction for residents and managers, and they leave a finish that holds up for months, not days. That takes more than a truck and a wand. It takes choosing the right techniques for mixed surfaces, predicting how residents will use the space while work is underway, and building a program around the life of the property rather than chasing one-off cleanups.
On a garden-style property with open breezeways, vinyl siding, and concrete walks, a good outcome is easy to spot. Stair treads are even-toned without tiger stripes, soffits are free of oxidation streaks, spider webs are gone from light fixtures, and the sidewalks have that chalky light gray that means gum has been lifted instead of just flattened. On urban podium buildings with stucco and sealed decks, you want algae and soot removed without etching or whitening the coating, drains cleared of sand and leaves, and no water migrating into units.
Surfaces and soils, not just square footage
Pricing and planning often start with square footage, but performance lives and dies by the substrate and the kind of dirt on it. Apartments combine a handful of common materials, each with their own sensitivities.
Vinyl siding cleans well with low pressure and the right chemistry. High pressure scours the oxidation layer and leaves permanent wand marks. Soft washing at 100 to 300 PSI with a sodium hypochlorite blend and a surfactant, followed by a low pressure rinse, strips biofilm without lifting the sheen. Dwell time matters as much as concentration. On an overcast day with 60 percent humidity, a 1 percent available chlorine solution might need 8 to 10 minutes to do its work. In July sun, you would cut that to 3 to 5 minutes and keep the surface wet to avoid spotting.
Painted wood and Hardie plank need similar care, though runoff control becomes more important because paint can trap residue. You keep the fan nozzle moving, rinse from the bottom up to avoid streaking, then rinse top down for finish.
Stucco and EFIS vary widely. Cementitious stucco tolerates more pressure, up to 800 PSI with a wide fan, while acrylic coatings can scar school exterior cleaning Carolinas Premier Softwash at half that. Algae likes shaded north walls and around planters. I have seen more damage from an overzealous operator on stucco than on any other surface, especially near expansion joints and windows where sealant is thin. A lighter pass with a higher dwell time, then a rinse with a 40 degree tip, beats a quick heavy hit every time.
Concrete sidewalks, stairs, and breezeways benefit from heat and mechanical consistency. A 20 inch surface cleaner at 200 to 250 degrees Fahrenheit, 4 to 5 gallons per minute per tip, and 2,000 to 2,800 PSI creates an even clean and reduces zebra striping. Gum removal works best with heat and a gum nozzle or scraper followed by a pass with the surface cleaner. If you try to chase gum with a wand alone, you raise edges and leave cold stains. Dumpster pads and grease points need degreaser, hot water, and sometimes a second pass, not just a quick rinse.
Deck coatings, sealers, and decorative concretes complicate things. You test in an inconspicuous corner, watch for color lift, and bring pressure down if the rinse water runs milky. You do not discover incompatibility at the center of the breezeway.
Metals, from handrails to mail kiosks, can flash rust when hit with hypochlorite. You mask or wet them, neutralize after, and wipe down. It takes ten extra minutes per building and saves an evening of complaint emails.
The chemistry that does the heavy lifting
Water unlocks soils. Chemistry breaks them down. You can get a surface visibly cleaner with water alone, but it will take longer, cost more in labor and fuel, and let biofilm rebound faster.
Most mildew and algae respond to sodium hypochlorite in the 0.5 to 1.5 percent range at the surface. The trick is delivery. Downstream injectors make quick work of rinse heavy tasks, but they struggle to achieve higher concentrations. Dedicated pumps for soft washing handle stronger mixes and precise application on verticals. On patios where plants hug the footings, you reduce chlorine, increase surfactant, and agitate with a brush. After rinsing, a quick neutralizer around the shrubs protects landscaping. I measure plant stress response in days, not hours. If a hedge yellows on day three, it was not rinsed or pre-wet thoroughly.
Degreasers unlock oils at dumpsters and under overworked grills. A butyl-based cleaner cuts through tire marks and fryer spills when paired with 180 to 200 degree water. It needs time to work. Spray, go clean a stair, come back, then surface clean and rinse to containment. Drain boards, booms, and shop vacs become more than accessories when you are near storm drains.
Rust removers and efflorescence treatments earn their keep on older sites. They are slower, often two-stage, and easy to misuse. You test, document expectations with the manager, and avoid overpromising on ten-year-old orange trails under an irrigation leak.
Water, waste, and the rules that matter
Compliance is not paperwork, it is the right practices. Most municipalities prohibit wash water with soaps or oils from entering storm systems. The practical threshold I work against is simple. If you are breaking oils free or using surfactants near a drain or waterway, you need to contain and reclaim. Vacuum dams, temporary berms, and pump-out to a sanitary connection make that possible. Reclaim rates vary with slope and surface. Expect 60 to 80 percent on flat breezeways, 40 to 60 percent near sloped entrances unless you build more containment.
Properties with internal courtyards and trench drains can help or hurt you. A quick conversation with maintenance to map the drains saves hours. Is that trench tied to storm or sanitary? Do cleanouts exist near the laundry room? If you guess wrong, you can contaminate a creek or clog a line with grit.
Water access matters as much as waste. Many apartment complexes have 5 to 8 exterior spigots per building, some locked or broken. A 5 GPM machine needs roughly 300 gallons for an hour of steady work. Two machines double that. You protect hose paths to avoid trip hazards and prefer hydrant meters only where allowed and properly permitted, since hydrants turn a quiet day into a spectacle if you are not careful.
Safety that protects residents, staff, and the crew
Apartments are dynamic environments. Overnight packages appear in breezeways. Children play on the grass next to your hose. A standout crew plans for that.
Slip hazards are the big one. Algae and rinse water over smooth concrete make ice rinks. On stairs, that risk multiplies. I have watched express cleanups end with a twisted ankle because the operator rinsed top down and left a wet, soapy film on treads. The fix is routine. Clean one flight at a time, keep a dry exit, use fans or air movers on shaded levels, and schedule stair cleaning in windows of low foot traffic.
Noise is next. Hot water units run 72 to 85 decibels at 20 feet, which is loud enough to wake third shift workers. Workfront sequencing helps. Start furthest from bedrooms. Avoid 6 to 8 a.m. and late evenings. Communicate with property staff about residents who have accommodations or home medical equipment near windows.
Chemical exposure calls for eye and skin protection and smart application. Wind shifts turn a fine mist into an irritation for a resident on a balcony. You will never control all variables, but you can pause, wave, and return when the space is clear.
Finally, ladders and lift work on multifamily sites are not like single family homes. You often cannot set outriggers on landscaping or soft ground. Extending poles with soft wash capability solve 80 percent of second-story cleaning. For the rest, a small towable lift with trained operators and a spotter reduces risk. The insurance certificate should match the practice, not just the bid.
Scheduling around real life
A good pressure washing service builds a calendar with the property, not for it. Spring is algae season in humid regions, pre-lease season in college towns, and pollen season almost everywhere in the Southeast. Summer brings heat, faster chemical reactions, and more residents outdoors. Fall is leaves and tannin stains. Winter slows bio-growth and opens windows for deeper degreasing and garage work.
On a 200 unit garden-style property, I like a rolling 3 to 4 week plan. Week one, sidewalks and stairs on the north and east faces. Week two, siding on those same faces plus breezeways, with soft wash technique to limit splash. Week three, west and south faces. Week four, touch-ups and assets like mail kiosks, tot lots, and the pool deck. Managers get a short weekly note with what was done and what is next. Service frequency depends on environment. In the coastal Southeast, breezeways and stairs may need cleaning every 3 to 4 months to control algae. In arid climates, a twice yearly schedule often suffices.
Rain does not end work, but lightning and heavy wind do. I have cleaned in light rain with better results on siding because dwell time doubles and streaking decreases. On stairs and walks, though, standing water hides slick spots and slows dry time, so you must switch tasks or return later.
Equipment choices that show up in the finish
People notice lines, not PSI, but the gear you choose influences both. Machines in the 4 to 8 GPM range with 3,500 to 4,000 PSI capability cover most apartment needs. Higher flow moves debris faster and pairs well with larger surface cleaners, which speeds big sites. Heat is a force multiplier for gum and grease. A unit capable of 180 to 200 degrees saves hours on dumpster pads and breezeways with years of foot oils ground in.
Surface cleaners produce the even, professional look on concrete. A 20 to 24 inch deck covers breezeways without clipping walls. A 30 inch model can fly through sidewalks if you have enough flow - 8 to 10 GPM. The swivel quality matters more than brand stickers. Cheap swivels chatter and leave arcs.
Wands and tips determine control. A 40 degree tip on siding, a 25 on stubborn trim, and a zero degree rotary nozzle only where you can tolerate micro-etching, like old aggregate away from unit entries. Telescoping poles with soap application and rinse capability reduce ladder time and tenant interactions at second-story windows.
Hoses, reels, and quick connects are logistics. A tidy rig with color coded lines, a spare downstream injector, and labeled mix tanks saves time and mistakes. The crew that spends 20 minutes detangling hose at each building will never catch up, no matter how strong they spray.
Managing resident experience
If you get the physical work right and the human side wrong, you still lose. The best outcomes start with a simple, honest resident notice 48 to 72 hours before work. Avoid promises you cannot keep. Rather than saying breezeways will be dry by 5 p.m., say work will occur between 9 a.m. and 4 p.m., and stairs may be wet for up to 60 minutes after cleaning. Ask residents to remove small items from patios and to keep pets inside while crews are adjacent.
Day of, signage at access points and cones at stair bases do more than cover liability. They slow people down and prevent slips. I train the lead to make eye contact and explain briefly what area will be wet and for how long. Ten seconds of courtesy prevents twenty minutes of property manager mediation.
Aftercare is minimal but real. On heavy algae sites, stairs can sweat in the evening. A quick fan placement during the last hour on shaded runs makes a difference at 7 p.m. when residents come home. For properties with frequent package deliveries, coordinate with the office and carriers about preferred routes while sections are wet.
What clean lasts, and what does not
Nothing stays clean forever. Algae regrowth depends on moisture, shade, and nutrients. On northern exposures in humid climates, light green film can reappear in 8 to 12 weeks without maintenance. On sun washed south walls, you might get 6 to 9 months. The goal is to slow the cycle. Proper chemical concentration eliminates more of the biofilm root structures, so regrowth starts later. Rinsing thoroughly removes residues that can attract dirt. On concrete, heat and method remove gum instead of smearing it thin, so it does not wick back.
I advise managers to think in zones and intervals. Stairs and breezeways get attention most often, dumpsters and mail areas next, siding last. You can maintain a property look with quarterly touch-ups of the highest traffic zones and a full site pass once a year. Properties with heavy tree cover may need a different cadence. Fewer large passes, more frequent small ones, save money and disruption.
Pricing that makes sense for both sides
There is no universal price per square foot that works across properties. Variables include access, water availability, reclaim requirements, elevation changes, and the level of soil. For budgeting, managers often see sidewalk cleaning range from 8 to 18 cents per square foot in typical markets, higher where reclaim is mandated or parking garages are involved. Breezeway and stair packages are more commonly priced per building or per landing. A three story, 12 unit building with two stair towers might come in at 300 to 600 dollars depending on condition.
Dumpster pads and grease areas are often priced per pad, 75 to 200 dollars, influenced by oil load and whether hot water is used. Annual contracts with quarterly touch-ups offer predictability. In my experience, properties save 10 to 20 percent over one-off calls because the site never drifts into heavy soil that demands slow, corrective work.
Scope clarity matters more than line items. A good proposal specifies which elevations, which horizontal surfaces, reclaim requirements, expected schedule windows, chemical use, and resident communication. Include a photo log for the first visit. It becomes the baseline for future work.
Risk management that actually manages risk
Insurance certificates are table stakes. What matters is practice. Crews should carry slip resistant footwear, eye and skin protection, and basic first aid. They should know which valves to close if a hose bursts near a laundry room. They should check GFCI outlets before plugging in air movers. They should carry spill kits at dumpster pads because grease traps and bins leak on hot days.
Property managers should ask about training, not just equipment. Does the crew understand oxidation on vinyl and how to avoid brush burn on painted railings? Do they test chemistry on deck coatings? Do they have a plan for after hours complaints? The right answers come with examples, not boilerplate.
Two quick stories from the field
At a 240 unit coastal property, algae covered the north stair towers by late May each year. The previous vendor blasted stairs monthly, which kept them bright for a week, then slippery. We shifted to soft washing treads and risers with a mild sodium hypochlorite mix, added a surfactant to reduce surface tension, and used air movers on shaded lower landings. Dry times dropped to 20 to 30 minutes. Complaints about slick steps disappeared. The manager stopped buying non slip tape every quarter.
At a downtown building with acrylic stucco and metal trims, black streaks appeared beneath every window unit. The first proposal I saw recommended 3,000 PSI pressure washing and an acid rinse. That would have etched the coating and stained the trims. We tested a gentle alkaline cleaner, soft washed with a 40 degree rinse, and wiped trims with a neutralizer. It took longer per elevation, but we preserved the finish and avoided a repaint. The property signed for semiannual maintenance because the look held.
How to choose a pressure washing service for apartments
Use this as a fast filter when interviewing vendors.
- Ask what maximum pressure and tips they use on vinyl, stucco, and painted wood. Listen for soft wash specifics rather than generic answers. Request their plan for water access, runoff control, and reclaim near drains, and ask for photos from previous multifamily jobs. Confirm scheduling practices, resident notifications, and how they manage wet stairs and slip risks during the day. Verify insurance beyond general liability, including workers’ compensation and any lift certifications if aerial work is planned. Get a pilot area cleaned before signing a large scope, ideally a challenging breezeway or a dumpster pad with reclaim.
A field tested workflow for onsite success
When the crew rolls in, a predictable sequence keeps quality high and disruption low.
- Walk the day’s route with the lead and the maintenance tech, mark sensitive areas, unlock spigots, and place signs at stair bases and entries. Pre wet plants and trims, apply chemistry to verticals starting with shaded sides, allow proper dwell, and address spots with brushes where needed. Surface clean concrete and stairs in sections, keep a dry exit path, and use hot water and degreaser where oils and gum are present. Rinse from bottom up on siding for even finish, then rinse top down to carry soils away, using extended poles to minimize ladders. Reclaim and dispose of wash water where required, pull fans to speed drying on shaded landings, and complete a quick photo log for the manager.
Weather, water hardness, and other quirks that trip people up
Every site has oddities. In regions with hard water, rinsing windows and black metal rails can leave spots that read as missed soil. A simple final rinse with softened or RO water on those trims prevents callbacks. In cities with restrictive water use, hydrant meters require advance coordination, and you need backup plans when meter keys go missing or the city closes valves.
Pollen season coats freshly cleaned siding in yellow within hours. That is not a failed wash, but residents may not see it that way. Communicate schedule timing and expectations, or plan to rinse quick-hit areas after the heaviest pollen drop has passed.
Wind complicates chemistry use on taller buildings. Even a 5 to 8 mile per hour cross breeze can drift mist into open windows. On those days, reschedule high verticals and switch to ground work. The property will appreciate the discretion more than speed.
Why the right approach pays for itself
Properties that pair smart scheduling, the right techniques, and resident friendly practices spend less over a year and look better every week. They suffer fewer slip incidents, field fewer complaints, and avoid repainting from careless washing. They also lease faster. I have walked prospects through communities where clean breezeways and fresh smelling dumpster pads do more for first impressions than any banner. A pressure washing service that stands out treats those details as the job, not extras.
If you manage an apartment complex, ask providers about surfaces and soils, not just square feet. Walk them past the toughest stair tower and the greasiest pad. Watch how they plan the day. The ones who talk about dwell times, reclaim paths, dry exits, and resident rhythms will usually be the ones whose work still looks good after the next rain.