Hiring the wrong property care company is expensive. Not because of the invoice — but because of what happens after.

Etched concrete from a pressure washer set too high. Paint stripped from siding. Paver sealer that peels within months. Landscaping burned by improperly applied chemicals. Cracked roof tiles from a technician who didn’t know the difference between soft washing and pressure washing.

These aren’t hypothetical scenarios. They happen every week across Northeast Florida — especially during spring and summer when demand spikes and underqualified operators enter the market.

Here are nine questions that reveal whether a company knows what they’re doing.

1. “Are you licensed and insured — and can I see the certificate?”

In Florida, exterior cleaning companies should carry general liability insurance at a minimum. This protects your property if something goes wrong during the job.

What to look for:

• General liability coverage of $1 million or more
• Workers’ compensation insurance (if they have employees — not just “helpers”)
• A current Certificate of Insurance (COI) with your address listed as the certificate holder

Red flag: “Yeah, we’re insured” without providing documentation. Any legitimate company can email a COI within 24 hours.

2. “Do you adjust your method based on the surface material?”

This is the question that separates professionals from operators who own a pressure washer.

Different surfaces require fundamentally different cleaning approaches:

A professional should be able to explain — without hesitation — exactly what PSI, nozzle type, chemical concentration, and dwell time they’ll use on each surface at your property.

3. “What chemicals do you use, and how do you protect my landscaping?”

Every professional exterior cleaning job involves chemical application. The question isn’t whether chemicals are used — it’s whether they’re used correctly.

Acceptable answer: “We use sodium hypochlorite-based solutions at concentrations calibrated to each surface type. We pre-rinse all landscaping and hardscape within 10 feet of the treatment zone, keep vegetation wet throughout application, and post-rinse everything when we’re done.”

Unacceptable answer: “We just use bleach” or “Don’t worry, it’s all natural.”

4. “How do you handle different sealer types?” (For Paver Sealing)

If you’re getting pavers sealed, this question is critical.

What you want to hear: A discussion of breathable vs. film-forming sealers, why water-based breathable sealers outperform solvent-based acrylics in Florida’s climate, and how they select the right product for your specific substrate.

What you don’t want to hear: “We use the best sealer on the market” without naming a product category, explaining the chemistry, or discussing your specific paver material.

Also ask about joint sand. If the company doesn’t address the condition of your joint sand before sealing, they’re skipping the most important preparation step.

5. “Can I see before-and-after photos of work on my specific surface type?”

Any experienced company has a portfolio. What matters is whether that portfolio includes work on the same materials at your property.

Cleaning vinyl siding and cleaning stucco are fundamentally different jobs. Sealing concrete pavers and sealing travertine require different products and techniques. A company with beautiful before-and-after photos of pressure-washed driveways may have zero experience with your tile roof.

Ask for examples that match your property’s surfaces and materials.

6. “What’s your warranty or satisfaction policy?”

Premium companies stand behind their work with specific terms:

• Soft washing: Results should last 12–18 months in Northeast Florida’s climate
• Paver sealing: A quality application with breathable sealer should last 2–4 years depending on exposure and traffic
• Window cleaning: Spot-free results upon completion

Red flag: “We guarantee satisfaction” with no specifics on what that means, what’s covered, or for how long.

7. “Do you use subcontractors or day laborers?”

In the property care industry, subcontracting and temporary labor are common — and they create risk.

When a company sends a crew it didn’t train, it can’t control quality, chemical handling, equipment operation, or customer communication. This is how damage happens.

What to look for: Companies that employ their own technicians, train them in-house, and can tell you who will be on-site for your job.

8. “How do you handle scope changes or unexpected findings on-site?”

Professional property care sometimes reveals issues that weren’t visible during the estimate: hidden mold behind shutters, damaged mortar joints under failed sealer, deteriorated wood under algae growth.

A professional company communicates these findings before proceeding — with photos, an explanation, and an adjusted scope if needed. They don’t quietly skip the problem area, and they don’t charge for additional work without your approval.

9. “Can I see your Google reviews — and are there reviews for the specific service I need?”

Review volume and recency both matter:

• Volume — A company with 5 reviews may be new or may not have served many clients. Look for companies with consistent review activity over time.
• Recency — Reviews from two years ago don’t tell you about today’s crew, equipment, or standards.
• Service specificity — If you need paver sealing, look for reviews that mention paver sealing. General “great job!” reviews are fine, but service-specific feedback tells you more.
• Response to negative reviews — How a company handles criticism reveals its character. Look for professional, accountable responses — not defensive arguments.

Bonus: The “No-Quote Walk-Away” Test

Request an on-site estimate. During the visit, pay attention to whether the estimator:

• Examines your specific surfaces and identifies material types
• Asks about previous cleaning or sealing treatments
• Points out areas of concern (heavy growth, staining, damage)
• Explains their proposed method and why it’s appropriate for your property
• Provides a written scope of work — not just a number

If the estimator gives you a price from the driveway without examining the surfaces, or quotes over the phone without asking about your property’s materials — that’s all the information you need.

The Bottom Line

The exterior and interior surfaces of your home are significant investments. The right property care company protects that investment with appropriate methods, calibrated chemistry, trained crews, and clear communication.

The wrong one creates problems that cost more to fix than the original service.

Nine questions. That’s all it takes to know which one you’re hiring.