Reflekt handles recurring exterior and window cleaning for property managers running rental homes across Star. We work turnover cleans on tight vacancy windows, keep occupied tenants informed, invoice the way your books need it, and carry the insurance that keeps a ladder on your roofline off your liability. No contract required.
Star sits on the Ada-Canyon county line, and the west wind carries farm dust straight off open Canyon County ground onto your west- and north-facing glass. Add construction fines from the SH-16 corridor and the scraped lots that new subdivisions like Norterra, Star Farms and Heirloom Ridge still back onto, and rental exteriors load up faster here than almost anywhere in the valley. Pressurized irrigation off the canal system runs untreated river water, so overspray leaves a tan silt band on the bottom two feet of siding and on ground-floor windows, the kind of grime a departing tenant never touches. In winter, magnesium chloride and cinders off State Street and Star Road spot street-facing units. It is agricultural and construction dirt, not urban soot, and it comes back on a schedule you can plan around.
Most of our property-management work falls into two buckets, and each gets scheduled differently. Turnover cleans happen in the gap between move-out and move-in, usually a few days, so we hold same-day and next-day slots to fit inside that window and get the unit photo-ready before your listing goes up. Recurring cleans on occupied units get scheduled with tenant notice built in. We confirm access, work the exterior without needing anyone home, and stay off the interior unless you have arranged it. Multi-property routes across Willowbrook, Star Pointe and the newer sections get batched on one visit so a crew is not making three separate trips to the same subdivision. You get a heads-up before we arrive and a confirmation when the work is done, so you are never guessing whether a unit was serviced.
Property managers do not want a shoebox of receipts at the end of the quarter. We bill by property with clear line items, window cleaning by pane count, screens, gutters, and any pressure or house washing, so you can pass costs through to owners or map them against a maintenance budget without rebuilding the math yourself. Recurring work goes on a Monthly or Quarterly membership, which turns exterior upkeep into a predictable line rather than a surprise, and Quarterly saves $100 per cleaning against one-off pricing. There is no contract, so you can add or drop a property as your portfolio changes. If an owner questions a charge, the invoice already breaks down what was cleaned and when, which is usually the end of the conversation.
Gutter and second-story window work on your properties means a ladder on the roofline and a crew on your liability if something goes wrong. Reflekt is fully insured, so a slipped ladder, a cracked pane or an injured worker is our problem to carry, not a claim against your management company or the owner's policy. We are locally owned in Meridian, not a rotating cast of subcontractors, so the same outfit is accountable for the work every visit. If a cleaning does not hold, a rain-spotted window or a missed screen, the 7-Day Rain Guarantee and our redo policy mean we come back and fix it rather than arguing about it. Bad exterior work shows up in tenant complaints and slow listings; the point of hiring us is that it does not.
We clean glass with 100 percent pure deionized water and no soap. Soap leaves a surfactant film that grabs the next round of field dust within days, which is exactly what you do not want on a rental you are trying to keep presentable between showings. Pure water lifts the mineral spotting and silt, then dries with nothing left behind to re-attract dirt. We call the result a RainShield finish, and it is why glass cleaned this way holds up through Star's dust cycles. For portfolios, the two natural service windows are late April, after canal turn-on, and mid-October, after harvest dust and leaf drop, which lines up with a quarterly cadence. A free annual screen clean comes with membership, and screens are usually the first thing a new tenant notices.
Across a rental portfolio we handle the full exterior envelope. Window cleaning starts at $199 and is priced by pane count, so a compact townhome and a two-story great-room unit are not billed the same. Screens are $50, and we track which units have them so nothing gets missed. Gutters start at $199, worth staying ahead of on Star's unguarded five-inch gutters, which fill with shingle granules and wind-blown ag chaff long before they fill with leaves. Pressure washing runs $0.20 per square foot for driveways, walks and flatwork between tenants, and house washing is a $0.18-per-square-foot soft wash that strips the irrigation band and dust film off siding without blasting it. We can bundle any of these into a single turnover visit or a recurring route.
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Yes. Turnovers are the tightest scheduling we do, so we hold same-day and next-day slots specifically for the gap between move-out and move-in. Tell us the unit address and the date it needs to be photo-ready, and we will get the exterior, windows and screens done inside that window so your listing photos and first showings are not waiting on us.
Either way works. We bill by property with itemized line items, windows by pane count, screens, gutters and washing, so you can pass costs to owners or track them against a maintenance budget. If you would rather see a portfolio grouped on one statement for a service date, we can set that up. Every charge lists what was cleaned and when, so owner questions are easy to answer.
Reflekt is fully insured. Gutter and upper-story window work means ladders and crew at height, so if a pane cracks, a ladder slips or a worker is hurt, it is carried on our insurance rather than becoming a claim against your management company or the owner's policy. We are locally owned in Meridian and use our own crew, not rotating subcontractors, so the same people are accountable each visit.
No. Exterior window, gutter and washing work is done entirely from outside, so occupied units do not need anyone home. We coordinate access and tenant notice ahead of time, confirm the schedule, and send a note when the job is finished. Interior glass is only cleaned if you have specifically arranged it and access is set up in advance.
No contract. Window cleaning starts at $199 priced by pane count, screens are $50, gutters start at $199, pressure washing is $0.20 per square foot and house washing is $0.18 per square foot soft wash. Recurring work goes on a Monthly or Quarterly membership, and Quarterly saves $100 per cleaning. You can add or drop properties as your portfolio changes without penalty.
For most portfolios, quarterly matches the local dust cycle. Star's two best windows are late April, after the canal turns on, and mid-October, after harvest dust and leaf drop settle, plus turnover cleans whenever a unit changes hands. Gutters usually want twice-a-year attention here because new subdivisions have unguarded gutters that fill with shingle grit and ag chaff faster than with leaves. A quarterly membership covers the recurring side and includes a free annual screen clean.
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