LA SOFT WASH
HOA Exterior Cleaning Built
for Baton Rouge Communities
Louisiana’s warm, wet climate works overtime on home exteriors. Mold and mildew settle into vinyl and stucco within a single wet season, dark algae streaks crawl across asphalt shingles, and driveways green up with organic film before most homeowners notice. That’s why appearance violations are so common across HOA communities in Baton Rouge.
We provide full-service exterior cleaning for HOA boards, property management companies, and individual homeowners who have received a violation notice and need the work done before re-inspection. We use a dedicated commercial-grade soft wash system designed for the surfaces it touches, and every job ends with photo documentation that forwards straight to HOA management as proof of corrected condition.
If you’ve just opened a notice or you’re planning a community-wide program for the year, call LA Softwash at 225-337-7771 for a free estimate.
Services We Provide on Every HOA Property
We deliver the complete residential exterior service catalog with one crew and one point of contact. A homeowner closing out a violation gets every line item handled in a single visit, and a board running an annual community cleaning works with one vendor across the whole program.
House Washing
We soft wash the home from soffit and fascia down to the foundation, including siding, walls, porches, patios, and exterior windows. The same chemistry handles vinyl, hardie board, stucco, and brick.
Roof Cleaning
Roofs get a soft wash only at 150 to 200 PSI, low enough to protect asphalt, tile, and metal roofing. The result is backed by our three-year warranty.
Gutter Cleaning
We clean every gutter type by hand, blower, or low pressure, with downspouts flushed and debris either bagged at the curb or blown clear. Photo documentation of each gutter run is sent on completion.
Driveway and Concrete Cleaning
Driveways, sidewalks, and patio concrete are pre-treated, pressure washed, and rinsed, with degreaser applied where oil staining is present. Concrete under three years old gets a soft wash only.
Window Cleaning
Exterior windows are cleaned with a water-fed pure water pole system that leaves a spot-free finish. Interior cleaning is done by hand with scrubber, squeegee, and steel wool, with tracks wiped as part of the job.
Fence Cleaning
Wood, treated wood, and composite fences are bleach soft washed and neutralized with oxalic acid. The brightening step matters most on the street-facing panels that drive most HOA fence complaints.
Deck and Patio Cleaning
Decks and patios are bleach-soft-washed and then neutralized and brightened with oxalic acid. The finish restores wood color and texture across decks, patios, and outdoor living spaces.
Rust and Oxidation Removal
We remove rust staining from driveways, sidewalks, and siding caused by irrigation overspray in neighborhoods with in-ground systems. We wash the area, apply an oxidation removal chemical, agitate where needed, and rinse clean.
Why HOA Boards and Homeowners
Choose Us
45-Day Plant Regrowth Guarantee
If a plant in the runoff path doesn’t show new regrowth within 45 days, we replace it, no questions asked. In six years, that’s been two rose bushes.
The Correct Method for Every Surface
Our dedicated commercial-grade soft wash system is the right approach for vinyl, hardiboard, stucco, brick, and every common roofing material in this market. It protects manufacturer warranties and keeps siding, shingles, and trim in the condition they were built to maintain.
Documentation Built for HOA Compliance
Every job ends with one ready-to-forward photo set that homeowners send straight to HOA management as proof of corrected condition. Closing out the notice takes one email.
Insured, Formal Work Orders, No Deposit
Our insurance is automatically copied onto every signed work order, and a Certificate of Insurance is available on request before any community-wide HOA contract. No deposit is required to lock in scheduling.
Community Communication Already Built In
We operate a pre-work guideline system for multi-family properties that distributes through the property manager to residents. The same system adapts directly to community cleaning weeks.
Six Years, Zero Unhappy Customers
In six years of business in Baton Rouge, no customer has ever demanded a refund or told us the work fell short.
Get a Free Estimate for HOA Exterior Cleaning in Baton Rouge Now!
What Happens From the First Call to the Final Photo
Call and Scope
Most homes are quoted by phone in a few minutes from a quick description of the property and what the HOA notice cites. Larger or multi-service jobs sometimes warrant a quick site walk, which we coordinate when we call back.
Formal Work Order, No Deposit
We send a formal work order with an approval link, with our insurance automatically copied onto the signed work order. Approval locks in the appointment with no deposit. The work order includes our pre-work guidelines, which cover what to expect from us, what we ask of you before we arrive, plant safety, and payment options.
Night-Before Reminder
The evening before your appointment, we send a text reminder. If anything has come up on your side, that’s the moment to flag it.
Surfaces Protected, Plants Watered
On arrival, we tape and cover windows, electrical outlets, ceiling fans, exterior TVs, and the joints on metal-frame doors so no water gets in. Then we spritz every plant adjacent to the work area with water to dilute any chemical contact before the wash begins.
The Service Performed
We move methodically around the home, working a single perimeter pass on smaller jobs or splitting the home into halves on larger ones to keep the chemistry fresh on every wall. Roofs, gutters, concrete, fences, decks, and any other scope items run on their own dedicated sequence with the right method for each surface.
Completion Photos and Payment
Before we leave, we spritz the plants a second time, pull every tape and cover, and put the property back the way we found it. We photograph every treated surface and send the set the same day. Payment is collected on completion, and annual recurring service is offered at the discounted rate.
LA SOFT WASH
Pricing for Every HOA Exterior Cleaning
We quote every service by the unit that matches it, and we keep our pricing transparent so homeowners and boards can plan around it:
- House washing: $0.20 to $0.30 per square foot under roof. One-story homes sit at the lower end; two-story homes or houses with balconies and complex soffits come in higher.
- Roof cleaning: $0.30 to $0.60 per square foot. Includes a three-year warranty on the cleaning result. This is the single most commonly cited HOA appearance violation in Baton Rouge.
- Driveway and concrete cleaning: $0.10 to $0.18 per square foot. Applies to driveways, sidewalks, front stoops, and patio concrete.
- Gutter cleaning: $1 to $4 per linear foot. Height and debris disposal method are the two main variables.
- Deck and patio cleaning: $0.15 per square foot, with a $300 minimum.
- Window cleaning: $2 and $30 per pane. Most homes land between these figures, with final pricing quoted after a quick look at pane count, condition, and access.
Bundling unlocks meaningful savings. The most common multi-item violation in Baton Rouge cites siding, roof, and concrete together, and when we run all three on the same visit, we apply a 10% discount across the bundle. For homeowners who would rather stay ahead of the next notice than chase the last one, we also offer roughly 5% off for annual recurring service: a $500 house wash, for example, becomes $475 per year on a recurring schedule.
What changes pricing on any given home:
- Square footage under roof, plus roof footprint and pitch
- Number of stories, accessibility, balconies, and exposed-rafter soffits
- Severity of algae, mildew, and organic staining
- Gutter height and whether debris is bagged at the curb or simply blown clear
- New concrete under three years old, which gets a soft wash only
For HOA boards and property management companies, community-wide proposals are built around the size of the community, the services included on each home, and the scheduling block. Call us and we’ll walk you through a custom quote for your community.
Our Guarantees and Insurance
Every roof cleaning carries a three-year warranty on the cleaning result. If biological growth comes back inside that window, we come back, and specific terms are confirmed in writing on the work order.
If a plant in the runoff path doesn’t show new regrowth within 45 days, we replace it, no questions asked. In six years, that’s been two rose bushes.
Our insurance is automatically copied onto every signed work order, and a Certificate of Insurance is available on request before any community-wide HOA contract.
A short note on scope so expectations are clear from the start. Our work focuses on cleaning and brightening: house washing, roof cleaning, gutter cleaning, concrete cleaning, windows, fences, decks, and rust removal. Oil stain reduction is included with concrete cleaning and is attempted with degreaser on every job. Gutter protection products, deck sealing, wood
A short note on scope so expectations are clear from the start. Our work focuses on cleaning and brightening: house washing, roof cleaning, gutter cleaning, concrete cleaning, windows, fences, decks, and rust removal. Oil stain reduction is included with concrete cleaning and is attempted with degreaser on every job. Gutter protection products, deck sealing, wood staining, and structural repairs are handled by specialists in those trades, and we’ll flag anything we notice during cleaning so you can address it with the right contractor.
Frequently Asked Questions
Do you work with HOA boards and property management companies on community-wide contracts?
Yes. We provide community-wide exterior cleaning programs coordinated with HOA boards and property managers, with per-home pricing structured around the number of homes, the scope per home, and the scheduling block.
I just got an HOA violation notice. How fast can you schedule the cleaning?
We schedule cleanings around your re-inspection deadline. Most Louisiana HOA notices give a 14- to 30-day window, and most jobs are completed comfortably inside that timeframe.
Will the completion photos work as proof of compliance for my HOA?
Yes. We send photos of every treated surface on completion, and homeowners forward them directly to their HOA management company or board as documentation of the corrected condition. No separate certificate or paperwork is required.
Do you offer a discount for cleaning the house, roof, and concrete on the same visit?
Yes. When we run a house wash, roof cleaning, and concrete cleaning on the same visit, we apply a 10% discount across the bundle. That combination matches the most common multi-item HOA violation in Baton Rouge.
What's the warranty on your roof cleaning?
Every roof cleaning includes a three-year warranty on the cleaning result. Specific terms are confirmed in writing on the work order.
Will the soft wash damage my siding or void my roof warranty?
No. We use a dedicated commercial-grade soft wash system at 150 to 200 PSI for roof cleaning, and pressure washing is never applied to a roof. Siding is cleaned with low-pressure soft wash chemistry rather than high-pressure water, which is the correct method for vinyl, hardie board, stucco, brick, and all common roofing materials.
What happens if my landscaping is damaged during the cleaning?
Plants are watered before, during, and after every service to dilute any chemical contact. If a plant in the runoff path doesn’t show new regrowth within 45 days, we replace it, no questions asked.
How often should our HOA community schedule exterior cleaning?
Most Baton Rouge HOA communities benefit from an annual or biannual program because Louisiana’s climate deposits visible biological growth on home exteriors within a single wet season. Fall scheduling clears the summer’s accumulation before the holidays, and spring programs are common as well, ahead of peak outdoor activity.
Schedule Your HOA Exterior Cleaning in Baton Rouge Today!
Whether you’re closing out a violation notice or planning a community-wide program for the year, we’re ready to help. Call 225-337-7771 for a free estimate.
