Reflekt handles the exterior side of your Garden City rentals so you do not have to chase it unit by unit. Windows, gutters, and washing on a schedule that fits turnovers and occupied buildings, billed on one invoice, fully insured, done with pure deionized water that leaves no soap film.
Garden City is not a subdivision. Only about half its housing is detached single-family; the rest is townhomes, duplexes, and one of Ada County's densest concentrations of manufactured homes, most strung along Chinden Boulevard and the river bottom. That means a property manager here juggles single-hung wood sash on one street and fixed black-framed picture glass three stories up in the Waterfront District on the next. We clean all of it: glass, tracks, screens, gutters, and building washing. On the newer river townhomes with no operable sash, a water-fed pole reaching from the ground is the only practical way in, and it keeps our crew off your walkways and off ladders over your tenants' parking. One vendor covers the whole mix instead of a different specialist per building type.
Most property-management work splits two ways: turnover cleans between tenants and recurring cleans on occupied buildings. For turnovers, we take same-day and next-day slots, so a unit that gets keys back Friday can be photo-ready before a Monday showing. For occupied buildings, we set a fixed date and window, and tenants get notice ahead of time so nobody is surprised by a pole at their third-floor glass. Almost all of our work is exterior, which means no unit entry, no collecting keys, and no coordinating access to every apartment. That also removes the interruption for tenants working from home. You get the route order in advance and a heads-up when the crew is on site, so the clean lands without a string of phone calls back to your office.
The Boise River runs straight down the middle of Garden City, and the greenbelt cottonwood stand here is one of the oldest and densest in the valley. From late May through June, cotton packs into gutter mouths, screen mesh, and window tracks on every building near the water, and Riverside Village and the greenbelt-adjacent plats get the worst of it. On a portfolio that is dozens of clogged downspouts at once, and clogged gutters over occupied units turn into overflow, fascia rot, and tenant complaints. We clear gutters from $199 and can put your buildings on a post-cotton June sweep plus a fall leaf-drop clear, so it is scheduled instead of reactive. The older five-inch gutters on the 1950s and 1960s ranches were never sized for this load, so they need it most.
Liability is the part that matters most on someone else's buildings. Reflekt is fully insured, and we can send a certificate of insurance to your office before the first job. Just as important, our method keeps risk off your site. On the three-story Waterfront District units and river townhomes, we clean fixed picture windows with a water-fed pole from the ground rather than putting a ladder over hardscape, parking, or a tenant's patio. That removes the fall exposure that turns a routine window clean into an incident report. Everything is exterior, so there is no question of a crew member alone inside an occupied unit either. We are locally owned, based in Meridian, and carry a 4.9-star rating across 115+ Google reviews. Reach us at (208) 453-6760.
Property managers budget by line item, so our pricing is built to be predictable. Window cleaning starts at $199 priced by pane count, screens are $50, gutters start at $199, pressure washing runs $0.20 per square foot, and soft-wash house washing is $0.18 per square foot. We can consolidate multiple properties onto a single invoice instead of a stack of separate bills, itemized by building so you can still allocate costs to each owner. Monthly and Quarterly memberships carry no contract, and the Quarterly plan saves $100 per cleaning, which fits recurring exterior maintenance across a portfolio without a signature locking you in. Memberships also include a free annual screen clean, so screens on every enrolled building get pulled and rinsed once a year at no extra line.
On rentals, a bad clean becomes your problem, not ours. A tenant emails, a showing looks rough, and you are the one fielding it. Two things cover that. First, we clean with 100 percent pure deionized water and no soap, which leaves what we call a RainShield finish and no drying film, so windows do not haze over a week later the way soap-and-squeegee work can. Garden City tap water from Veolia is hard enough to spot glass on its own, and pure water lifts that without leaving its own residue. Second, the 7-Day Rain Guarantee means if rain hits within a week of a clean, we come back and redo the affected glass. If something is missed, we fix it. That is the point of a scheduled vendor instead of a different handyman each turnover.
Free, no-obligation estimate in under 60 seconds.
Get My Free EstimateStill wondering about something? Call or text us at (208) 453-6760.
Yes. Instead of a separate bill per address, we consolidate your Garden City properties onto a single monthly or per-visit invoice, itemized by building so you can still allocate costs. That keeps your accounts payable to one vendor and one statement. Tell us how you want it broken out, whether by property, by owner, or by service line, and we will match your bookkeeping so it drops into your system without rework.
For occupied buildings we set a fixed date and window, and tenants get notice ahead of time. Almost all of our work is exterior, so we do not need to enter units or collect keys. The crew works from the ground or a water-fed pole, which means no access coordination across every apartment and no interruption for tenants who are home. We confirm the route order in advance and let you know when we are on site.
Yes, Reflekt is fully insured, and we can send a certificate of insurance to your office before the first job. On multi-story buildings we clean upper glass with a water-fed pole from the ground rather than ladders over parking or patios, which keeps fall exposure off your property. If your files need specific insurance documentation, tell us what your company requires and we will provide what we can.
Monthly and Quarterly memberships run with no contract, so you are not locked into a signature across your buildings. Quarterly saves $100 per cleaning, which suits recurring exterior maintenance, and it includes a free annual screen clean on every enrolled building. You can put some properties on a set schedule and keep others on one-off turnover cleans. Nothing auto-locks, so you can adjust the plan as units enter or leave your portfolio.
Twice a year covers most Garden City buildings: a June sweep after the cottonwood cotton finishes packing the gutters, and a fall clear after the greenbelt hardwoods drop their leaves. Buildings near the Boise River and Riverside Village need it most, since river-bottom cottonwood is heavier and wetter than suburban ornamentals and clogs downspouts fast. Clogged gutters over occupied units cause overflow and fascia rot, so scheduling beats waiting for a tenant complaint.
Tell us and we come back. We clean with pure deionized water and no soap, so glass dries with no film and does not haze over within days the way soap work can. The 7-Day Rain Guarantee also covers rain within a week of a clean, and we redo the affected glass. On a rental, that redo policy is the difference between a scheduled vendor and rolling the dice on a new handyman each turnover.
Free estimate in 60 seconds. Same-day and next-day slots available.
Get Free Estimate Now