Property Management Exterior & Window Cleaning in Nampa, Idaho

What we clean across a Nampa 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 ranch off Greenhurst Road with ten vinyl sliders bids well under a two-story in Copper River Basin carrying a rear great-room wall and an entry transom. Screens add $50, which is money worth spending here, because midge hatches off Lake Lowell plaster mesh on the south and west sides of town all summer. Gutters start at $199. Most Nampa rental stock runs 5-inch seamless aluminum K-style on undersized 2x3 downspouts that pack tight and back up at the elbow. Pressure washing is $0.20 per square foot for walkways, stair treads and breezeways. House washing is $0.18 per square foot, soft-wash only, which is the entire point on the LP hardboard and T1-11 that covers most 1990s Nampa siding. We walk each address once, count panes, measure flatwork and hand back a number per property.

Scheduling around turns, tenants and your operations

Exterior work needs no unit access, so most of a portfolio gets cleaned with nobody home and no notice cycle. We route by Nampa's grid instead of by who called first: a north cluster off Franklin and Northside in one morning, a south cluster around Greenhurst and the Lake Lowell edge in another, downtown and Old Nampa on their own run because parking there is street-side and tight. On occupied buildings we start early and are packed up before people come home. Interiors go on turn day, after the carpet crew and before your walkthrough — the one stretch where a vacant unit genuinely helps. From October into February, loaded beet trucks run Karcher, Midland and Northside heavy for the Amalgamated campaign, so we hit those corridors early and never block a lane a semi needs. 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 cleaned without opening a file.

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

Portfolio work lands on a single invoice with every address broken out by service and price, so costs go to the right owner statement without you rebuilding our math. Memberships run Monthly or Quarterly with no contract, and Quarterly saves $100 per cleaning, which across a fifteen-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 holds up when an owner asks exactly what they are paying for. Members get a free annual screen clean. In Nampa the month to spend it is late May or June, after cottonwood and elm fluff comes off the Indian Creek corridor and before the heavy midge season. 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 for a manager 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 ways this work goes wrong in Nampa are specific. The median house here dates to about 2000, so the standard rental carries first-generation white vinyl windows now 20 to 30 years old with tired insulated-glass seals. Those units fog between the panes, and a cleaner who does not flag it on arrival gets blamed for it at your walkthrough, so we photograph fogged glass before we touch it. Siding is the other one. LP hardboard and T1-11 swell and delaminate under a pressure washer, and a crew running high pressure on a rental turns a $300 wash into an owner-funded siding repair. We soft-wash. In Old Nampa, no ladder gets leaned on 1910 fascia and old wood sash gets hand-detailed around the glazing putty. We use 100% pure deionized water and no soap, so nothing is left on the glass to grab the next round of silt.

What Nampa actually puts on your buildings

Nampa dirt has a job. Canyon County farms more ground than any county in Idaho, and Nampa sits at the downwind end of it, so a northwest blow carries field silt off hay, seed corn and onion ground straight onto north and west glass. That silt is fine, organic and sticky, and it bonds to a pane instead of dusting off. Amalgamated Sugar on Karcher Road runs beets from October through February and sheds alkaline lime dust that cements to glass and painted siding. Union Pacific's Nampa Yard cuts diagonally through the middle of town throwing diesel soot, brake dust and grain transload dust onto everything within blocks of it. Addresses near Lake Lowell and the Deer Flat refuge take midge hatches and waterfowl droppings on south and west elevations. Then December through February the valley floor locks under an inversion that leaves a greasy film on lower windows. Nampa addresses foul faster than Meridian addresses, and the service interval should say so.

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 anything near the rail yard, the Karcher corridor or the open farm edge west and south of town. Twice a year for interior blocks with mature canopy and no arterial exposure. Once a year for sheltered stock that only needs a reset. The two dates that carry the most weight in Nampa are late April, after the pressurized irrigation turn-on pushes the siltiest canal water of the year through every system in town, and late November, after harvest and the start of the beet campaign but before the inversion settles. 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. Call (208) 453-6760 with the list and we will get the walks scheduled.