Kuna's canal irrigation and open ground around properties like Valor and Sterling Ranch put silt and mineral scale on clubhouse glass, leasing office storefronts and unit windows faster than treated-water cities. We clean around your schedule, invoice the whole property at once, and carry the insurance your management company requires.
Most Kuna communities run on pressurized irrigation straight off the Boise-Kuna and New York Irrigation Districts, not treated municipal water. That's raw canal water - silt, dissolved minerals, late-summer algae - and on a property with wide setbacks and heads aimed at open turf, overspray hits first-floor unit windows and clubhouse glass constantly from April through October. Add graded dirt from the construction still going on around communities like Crimson Point and Paloma Ridge, ag dust blowing in off fields along Kuna Road and Deer Flat, and northwest wind-advisory events pushing desert silt down from the Birds of Prey NCA, and a property can look neglected within weeks of a cleaning even when maintenance staff is doing everything right. We rinse with 100% deionized water, so canal silt and well-water scale both lift off clean with no soap film left for the next irrigation cycle to re-spot.
We work around your operation, not the other way around. Leasing office and clubhouse glass gets scheduled for early morning before tours start, so prospects see clean storefronts, not a crew on a ladder mid-showing. Common-area and building-exterior work is blocked out with your property manager in advance and confirmed the week before, not day-of. We coordinate with on-site staff on gate codes, parking restrictions, and any units flagged do-not-disturb, and we can work single buildings on a rotation instead of shutting down the whole property at once. Same-day and next-day slots are available when a move-out inspection or a listing photo shoot needs glass turned around fast. If your community has quiet hours or resident notice requirements, tell us once and we build it into every future visit.
Vacant units move faster with clean glass in the listing photos and at the showing. We handle interior and exterior window cleaning as part of turn-ready cleaning, add screens back in clean and reseated, and can bundle a gutter check on ground-floor and townhome-style units in the same visit. Because Kuna's newer black-framed vinyl windows show hard-water spotting worse than any other frame color in the valley, turn units that have sat with sprinklers hitting the glass for a season often need the mineral scale actually lifted, not just wiped - which is where deionized water earns its keep over a maintenance tech with a squeegee and tap water. Tell us your average turn volume and we'll set a standing rate instead of quoting each unit one at a time.
We're fully insured and can provide a certificate of insurance naming your management company or ownership group as needed - most property management contracts require this before a vendor sets foot on site, and we keep it current so it's not a scramble every renewal. Our crews are trained to work around pedestrian traffic, playground areas, parked vehicles and pool decks without leaving ladders, hoses or equipment unattended where a resident's kid or dog can get into them. Screens, storm windows and any building fixtures we touch go back exactly how we found them. If a window has existing damage - a cracked pane, failed seal, or rotted frame - we flag it to your maintenance team before we clean around it, not after, so nobody's guessing whose fault a pre-existing issue was.
Multi-building communities get one consolidated invoice instead of a stack of per-building tickets, which makes coding it against your CapEx or OpEx line a lot less painful at month-end. Monthly and quarterly service memberships are available with no contract to sign - quarterly service saves $100 per cleaning versus booking one-off, which adds up fast across a property with real square footage of glass. Window cleaning is priced from $199 by pane count, screens run an extra $50, gutters start at $199, pressure washing is $0.20 per square foot, and soft-wash house/siding washing is $0.18 per square foot - all quotable per building or as one property-wide number depending on how your budget approval process works. We can time visits to your fiscal quarter if that's what gets a PO approved faster.
Streaked leasing office glass in listing photos costs you tour conversions. A window washer using tap water on Kuna's 8-grain hard water just bakes fresh mineral spotting back onto the glass in the next heat wave, so the property looks dirty again within a month and you've paid for nothing. Ladders leaned wrong against stucco or vinyl siding chip trim and leave liability exposure if a resident walks under one. And a crew with no insurance on file is a compliance problem for your management company the moment anything goes wrong on-site. Our 7-Day Rain Guarantee means if rain spots the glass again within a week of a cleaning, we come back and redo it at no charge - so a wasted service call doesn't become your problem to explain to ownership.
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Yes, that's the normal case. We schedule around resident traffic, avoid pool and playground hours when asked, and can work buildings on a rotation instead of all at once. If your community has posted quiet hours or requires advance resident notice, give us the rule once and every future visit follows it automatically.
Yes, we're fully insured and can issue a certificate of insurance naming your management company or ownership entity as required by your vendor policy. We keep the certificate current on our end so a renewal never becomes a reason a scheduled cleaning gets held up or a PO sits waiting on paperwork. If your onboarding process needs the COI submitted to a specific portal or contact before crews are allowed on-site, tell us once and we'll route it there for every renewal going forward.
One consolidated invoice for the whole property is standard, which is easier to code against a single budget line and cuts down on paperwork for whoever approves it. If your accounting setup needs per-building line items or separate invoices split between CapEx and OpEx, we can format it that way instead - just tell us how your books need it broken out and we'll match that format on every visit.
Once we know your average monthly or quarterly turn volume, we set a standing per-unit rate instead of quoting each vacancy individually, so maintenance can request a turn clean without waiting on a new estimate every time. That standing rate also makes it easier to fold window cleaning into your existing make-ready checklist and budget it the same way you budget carpet cleaning or paint touch-up between tenants.
Yes. Gutters start at $199, pressure washing is $0.20 per square foot, and soft-wash siding cleaning is $0.18 per square foot. Bundling all three into the same site visit as window cleaning cuts down on how many times a crew needs gate codes, parking, or lift access on your property, and it's easier to schedule around leasing tours when it's one visit instead of three separate vendor trips.
Our 7-Day Rain Guarantee covers it - if rain spots the glass again within a week of the cleaning, we come back and redo the affected windows at no charge. You don't have to submit a new work order, get a fresh quote approved, or explain to ownership why the property looks streaked again a few days after paying for service.
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