Reflekt cleans windows, gutters and exteriors for rental portfolios across Boise: single-family in Collister, fourplexes on the Central Bench, newer townhome rows in Barber Valley. Turnover cleans on short notice, recurring exterior routes, one invoice with per-property line items. Fully insured, locally owned, 4.9 stars across 115+ Google reviews.
Windows inside and out, screens, gutter cleanouts, pressure washing and soft-wash house washing. Window cleaning starts at $199 and prices by pane count, so a 1950s ranch on Morris Hill with twelve aluminum sliders comes in well under a two-story great-room window wall in Harris Ranch. Screen cleaning adds $50. Gutters start at $199. Pressure washing on walkways, breezeways and stair treads runs $0.20 per square foot. House washing is $0.18 per square foot, soft-wash, meaning low pressure and no blasted-out hardboard or lifted T1-11 seams on 1980s West Valley stock. We walk each address once, count panes, measure the flatwork and hand back a number per property. Send us fifteen addresses and you get fifteen line items on one sheet you can hold against the year's maintenance budget instead of fifteen separate emails.
Exterior work needs no unit access, so most of a portfolio gets cleaned without a single tenant notice or a maintenance tech babysitting a crew. We run Monday through Saturday, 7am to 7pm, and start early on occupied buildings so trucks and ladders are clear of tenant parking before people come home. Interiors get booked on turn day, after the carpet crew and before your walkthrough, which is the one stretch where an empty unit is genuinely useful to us. When a turn moves up and you need glass done tomorrow, we hold same-day and next-day slots for exactly that. For recurring work we set a fixed route order across your addresses and keep it, so the Depot Bench duplexes get hit the same week every quarter and you can tell an owner when it happened without checking.
Portfolio work goes on a single invoice with every address broken out, so you can push costs to the right owner statement without rebuilding our math. Memberships run Monthly or Quarterly with no contract, and Quarterly saves $100 per cleaning, which on a multi-address portfolio lands squarely on the maintenance line. Recurring pricing is locked per address, so next year's exterior budget is arithmetic instead of a guess. Members also get a free annual screen clean, and that matters more in Boise than it sounds, because cottonwood fluff and aphid honeydew load screens harder than they load glass. Every clean carries a 7-Day Rain Guarantee. No contract also means that if we get sloppy you walk, which is the right amount of leverage for you to be holding over a vendor.
Reflekt is fully insured, and we can put a certificate of insurance in your vendor file before the first job rather than after you chase it. The failure modes on this work are specific and worth knowing. Foothills grit off the Boise Front is decomposed granite, pale and sharp-edged, and a crew that dry-wipes it scratches glass permanently, which is a replacement bill, not a callback. Soap-based cleaning leaves a film that grabs dust inside a week and shows worse at the walkthrough than dirty glass did. Screens get stretched or torn by people working fast. Gutters get called clean from the ground while the downspout stays packed. We use 100% pure deionized water with no soap, so nothing is left behind to spot or hold dirt, and the RainShield finish keeps glass clear longer between visits.
The dirt changes by submarket, and so does the cleaning interval worth budgeting. North End and East End rentals sit under mature maple and linden, and the aphids in that canopy mist honeydew onto glass, screens and siding all summer, a sticky sugar film a hose will not touch. October leaf drop off those same trees packs the undersized four-inch gutters on century-old bungalows faster than anything else in the valley. Along the Boise River Greenbelt and out through Barber Valley, cottonwood throws fluff for two to three weeks in late May and June that mats screens solid. Bench properties under the Boise Airport and Gowen Field approach take jet soot on top of traffic film off Vista and Fairview. December through February, inversion pools wood smoke into a gray film that shows only when the low sun rakes the glass.
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Exterior glass, gutters, house washing and pressure washing need no unit access, so most portfolio work happens without anyone home and without a notice cycle. Interiors need entry, and we would rather take those on turn day in a vacant unit than coordinate around tenant schedules. If you do need interiors in an occupied unit, give us the notice window your lease requires and we will book inside it.
Yes. Reflekt is fully insured and locally owned, and we can send a certificate of insurance before the first job so it sits in your file from day one rather than getting chased after the fact. If an owner, an HOA board or a lender needs it worded or named a particular way, tell us before we schedule and we sort it out on our end instead of at the gate.
One invoice, every address on its own line, service and price broken out so you can allocate to the correct owner statement without redoing the arithmetic. Recurring routes bill on the same cycle every time, so the number is predictable across a budget year. Monthly and Quarterly memberships carry no contract, and Quarterly saves $100 per cleaning, which compounds fast once you are running more than a few addresses.
We hold same-day and next-day slots for exactly this. Call (208) 453-6760 with the address, or the address and a rough pane count if you have it, and we will size it on the phone. Turnover glass is quick work in an empty unit, since there is no furniture to move and no tenant to schedule around, so a short-notice turn is usually easier for us than a routine occupied building.
Every clean carries a 7-Day Rain Guarantee. Boise only gets about eleven to twelve inches of precipitation a year, and spring rain here tends to loosen dirt without rinsing it off, which is the exact scenario that leaves streaks on a freshly cleaned window. If rain spots the glass within seven days of our visit, call us and we come back out. There is nothing to argue about and no charge.
It is a real problem in Southeast and Southwest Boise, where Boise Project systems fed off the New York and Ridenbaugh canals run pressurized with enough throw to reach second-story glass. That canal water is untreated, silty and mineral-heavy, and in July it flash-dries into spots before it can run off. We clean with 100% pure deionized water and no soap, so nothing we use adds to the mineral load. The durable fix is retiming or re-aiming the heads.
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