How to Choose a Pressure Washing Company in Sarasota — What Actually Matters

There are dozens of pressure washing companies operating in Sarasota County, ranging from insured professionals with commercial equipment to guys with a pickup truck and a rented pressure washer. The price spread between them can be 300% or more for the same job. Here's how to tell who's going to protect your property and who's going to damage it.

Insurance — Non-Negotiable

Ask for a certificate of insurance before any work begins. Not "we're insured" — the actual certificate showing general liability, the coverage amount, and the policy dates. Any contractor who hesitates or can't provide this within 24 hours is either uninsured or underinsured. If an uninsured contractor damages your property — blows out a window, strips paint off your car, gouges your driveway — you have no recourse except personal lawsuit.

Workers' compensation matters too. If an uninsured worker is injured on your property, your homeowner's insurance may be liable. A legitimate contractor carries workers' comp for all employees.

Method Knowledge

Ask the contractor what method they'll use on each surface. The correct answer involves different approaches for different surfaces — soft wash for roofs and siding, appropriate pressure for concrete, careful treatment for wood and screens. If the answer is "we pressure wash everything" or they can't explain the difference between soft washing and pressure washing, they're going to damage something.

Equipment

Professional-grade equipment matters. Commercial pressure washers deliver consistent pressure and hot water capability that consumer equipment can't match. Surface cleaners (the rotating disc attachments used on concrete) provide uniform results without streaking. Soft wash systems with calibrated chemical injection deliver the right concentration to every surface. Ask what equipment they use — the contractor who invested $20,000+ in proper equipment takes the work more seriously than someone running a $400 consumer washer.

Reviews and References

Google reviews are the starting point but not the whole picture. Look for reviews that mention specific projects, not generic "great job" comments. Ask the contractor for references from similar properties — a company that does mostly residential work may not have the experience for your commercial building, and vice versa.

Red Flags

• No written quote — verbal estimates change when the invoice arrives
• Quote without seeing the property — they can't price accurately from a phone call
• Significantly below market pricing — either uninsured, using wrong methods, or inexperienced
• No mention of soft washing — they don't know or don't have the equipment
• Demanding full payment upfront — standard is payment on completion or net-30 for commercial
• No business license or website — minimal investment in the business suggests minimal commitment to quality

Questions to Ask

Are you insured? What's your coverage amount? What method will you use on my roof/siding/concrete? How long have you been in business? Can you provide references? Do you guarantee your work? What happens if it rains on the scheduled day? Do you handle cleanup and plant protection? These questions separate professionals from amateurs quickly.

Getting the Most from Your Consultation

When a contractor comes to your property for a quote, use it as an evaluation opportunity. A professional contractor will walk the entire property with you, identify each surface that needs attention, explain what method they'll use on each surface and why, point out any damage or conditions that need repair before cleaning, and provide a written quote within 24-48 hours.

Pay attention to whether the contractor asks questions about your property. Do they ask when the last cleaning was done? Do they ask about any surfaces that have given you problems? Do they inquire about your water supply and spigot locations? These questions indicate experience — they're gathering the information needed to provide accurate pricing and plan the job properly.

A contractor who quotes a price from the driveway without walking the property, or who provides a quote over the phone without seeing the property at all, is estimating rather than pricing. Phone estimates are fine for simple, standard jobs — a straightforward driveway on a newer home. But for whole-house cleaning, multi-surface projects, or properties with unusual features, an on-site assessment is necessary for accurate pricing and proper planning.

Finally, trust your instincts about professionalism. Did the contractor arrive when they said they would for the estimate? Is their vehicle and equipment clean and organized? Did they communicate clearly about what they'll do and what it costs? These are indicators of how the actual service will go. A contractor who's disorganized during the sales process will be disorganized during the work — and that's when damage happens.