Property Management Exterior & Window Cleaning in Kuna, Idaho

What we clean across a Kuna rental portfolio

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 single-story Crimson Point rental with vinyl sliders bids well under a two-story Sterling Ranch plan carrying a front great-room wall and a stairwell window. Screens add $50. Gutters start at $199 — mostly 5-inch K-style aluminum on the post-2003 tract stock, half-round and narrow aluminum on the old Kuna Townsite farmhouses off Main. Pressure washing runs $0.20 per square foot on driveways, walks and flatwork. House washing is $0.18 per square foot, soft-wash, which matters on the vinyl lap and stucco accents across town and on the wood siding in the Townsite, where high pressure lifts seams and turns a cleaning into a paint bill. We walk each address once, count panes, measure flatwork and hand back a number per property.

Scheduling around turns, tenants and your leasing calendar

Exterior work needs no unit access, so most of a portfolio gets cleaned with no tenant notice and no maintenance tech standing by. We route Kuna by its two-lane grid instead of by whoever called first: a north cluster off Highway 69 and Deer Flat through Crimson Point and Greyhawk in one morning, the Falcon Crest and Trilogy at Valor side off Cloverdale in another, the acreage rentals on Swan Falls and Kuna-Mora on a third. Kuna lots run wider than Meridian's, so we usually set ladders and pole systems well clear of tenant parking. On occupied homes we start early and are clear before people come home. Interior glass goes on turn day, after the carpet crew and before your walkthrough, which is the one stretch where an empty unit genuinely helps us. When a turn moves up we hold same-day and next-day slots, and recurring routes keep a fixed order, so you can tell an owner which week their address was done without looking it up.

One invoice, per-address line items, a number you can budget

Portfolio work goes on a single invoice with every address broken out by service and price, so costs land on the right owner statement without you rebuilding our math. Memberships run Monthly or Quarterly with no contract, and Quarterly saves $100 per cleaning — on a fifteen-address portfolio that is a real line on the maintenance budget, not a rounding difference. Recurring pricing is locked per address, so next year's exterior number is arithmetic instead of a guess, and it survives the conversation where an owner asks exactly what they are paying for. Members get a free annual screen clean, and in Kuna it is worth timing that for late summer, when starling and raptor activity leaves droppings on frames and sills. Every clean carries a 7-Day Rain Guarantee. No contract also means you can leave if we get sloppy, which is the right amount of leverage to hold over a vendor.

Insurance, liability and what happens when the work is done badly

Reflekt is fully insured, and the certificate goes into your vendor file before the first job instead of after you chase it. The failure modes on this work are specific and worth knowing before you hire anyone. Kuna's construction and desert silt is fine and abrasive, and a crew that dry-wipes it drags it across the pane and leaves scratches — a glass replacement charged to somebody, not a callback. City water here is hard groundwater at about 8 grains per gallon, so hose-bib rinsing without deionization bakes on spotting that gets harder to strip every cycle. The black-framed windows on the newer Valor and Paloma Ridge builds show that spotting worse than any other frame color in the valley. Soap leaves a film that grabs silt within a week. Screens tear when people work fast, and gutters get called clean from the ground while the downspout elbow stays packed. We use 100% pure deionized water, no soap, and leave a RainShield finish.

What Kuna actually puts on your buildings

Kuna is not a Boise suburb — it is a rail-and-farm town that got surrounded by tract housing in twenty years and still has one foot in the desert. It sits at 2,802 feet on the Snake River Plain with no river and no tree canopy, open BLM sagebrush in the Birds of Prey NCA off the south edge and worked farm ground everywhere else. Nothing slows the wind, so glass takes desert silt, harvest dust off Kuna Road and Deer Flat, ash from August rangeland fires, and grit from the fastest home-construction rate in the state — from more directions than anywhere in the valley. The Union Pacific mainline down Main throws diesel soot and rail grit onto the older Townsite core. Most rentals also run untreated canal water from the Boise-Kuna and New York Irrigation Districts, so the deposit is gritty silt over mineral scale, not just hard-water spots, and it is worst May through September when the districts are pressurized.

How we price a portfolio and set the interval per address

Send the address list. We walk each property once, count panes, note gutter footage, measure any flatwork, and come back with a per-address number and a suggested interval: quarterly for newer stock sitting next to an active dirt phase or backing a field, twice a year for built-out interior blocks in Wild Meadows or Ryan Meadows, once a year for anything sheltered and off an arterial. You approve what you want. Nothing gets bundled that you did not ask for, and an address can come off the route later without touching the rest of the invoice. If you are testing us, pick three properties and one turn, and judge it on how the glass looks at your walkthrough rather than on how the estimate reads. Call (208) 453-6760 or send the list and we will get the walks scheduled.