Property Management Exterior & Window Cleaning in Meridian, Idaho

What we clean across a Meridian 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 rental off Cherry Lane with eight aluminum sliders bids well under a two-story Paramount plan carrying a rear great-room wall and an arched entry transom. Screens add $50. Gutters start at $199, mostly 5-inch seamless K-style on tract stock and 6-inch on the larger builds in Bainbridge and Spurwing Greens. Pressure washing runs $0.20 per square foot on walkways, breezeways and stair treads. House washing is $0.18 per square foot, soft-wash, which matters on the painted lap siding in Old Town and the hardboard on the 1970s-1990s ranches along Ustick and Franklin, 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 by Meridian's section-line grid instead of by whoever called first: a north cluster in Paramount, Lochsa Falls and Bainbridge gets done in one morning off McMillan and Linder, a south cluster off Victory and Amity in another. Meridian lots run 5,000 to 9,000 square feet, so trucks and ladders end up close to tenant parking. On occupied buildings we start early and are clear before people come home. Interiors go 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. 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, which on a twelve-address portfolio is a real line on the maintenance budget rather than 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 what exactly they are paying for. Members get a free annual screen clean, and in Meridian it is worth timing that for July and August, when elm seed bugs cluster on frames and mesh across the valley. 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. Construction silt off the open dirt phases at McDermott, Black Cat and Lake Hazel is fine and abrasive, and a crew that dry-wipes it drags it across the pane and leaves scratches, which is a glass replacement charged to somebody, not a callback. City of Meridian water is well groundwater running roughly 7 to 8 grains per gallon with iron and manganese in it, so hose-bib rinsing without deionization bakes on rust-tinged spotting that gets harder to strip every cycle. Soap leaves a film that grabs silt within a week of a clean. Screens tear when people work fast. 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 Meridian actually puts on your buildings

Meridian is flat, new and still under construction, and that decides the dirt. No foothills inside the city shedding granite grit, no river cottonwood belt, no live dairies left either. What you get instead is ground-level silt pushed sideways. Any address within a half mile of an open dirt phase on the west edge near Ustick and McDermott, or the south edge below Amity, Lake Hazel and Columbia, picks up a pale film that recoats within days of a clean. Prevailing winds run the northwest-southeast axis, so west and northwest elevations foul first and worst. Properties backing Eagle Road, Fairview or the I-84 corridor near the Ten Mile interchange take brake and tire film on top of that. Spring is the hardest stretch, with fringe tillage lifting silt just as the irrigation districts pressurize in April. Old Town and the Ridenbaugh Canal corridor are the only parts of the city with a real leaf load.

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, twice a year for built-out interior blocks in Woodbridge or Vienna Woods, once a year for anything sheltered and away from 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.