Rental Turnover Window and Exterior Cleaning Between Tenants

The turnover window is short. Here is what we can actually hit

A turnover has a hard back edge: the new lease starts, the photographer is booked, or the listing goes live Friday. We hold same-day and next-day slots for exactly this. Call before noon on a standard 1,500 to 2,500 square foot rental and there is a good chance we are there that afternoon or the following morning. Three things make that possible: the unit is vacant, water is on at the hose bib, and we have a way in. Those are the difference between a ninety-minute job and a rescheduled one. If the property is winterized and the water is shut off, we can bring our own tank, but tell us when you book instead of when we arrive. Four or more doors in one turnover needs two to three days' notice so we can staff it properly. We confirm the date in writing, and if weather forces a move you hear it from us before the crew is due, not after.

What a turnover clean covers and what it costs

A standard turnover is interior and exterior glass, tracks and sills wiped out, and screens pulled, washed, and reinstalled. Windows start at $199 and price by pane count rather than square footage, so an older ranch with a lot of small divided panes runs higher than a newer build with big picture windows. Screens add $50. Gutters start at $199. House washing is $0.18 per square foot soft-wash, and flat concrete pressure washing is $0.20 per square foot, which is what you want for a driveway that has been under a tenant's leaking truck for two years. If you are turning the same doors over year after year, the Monthly or Quarterly membership prices better than one-offs, has no contract, and includes a free annual screen clean. We bill the owner, the management company, or the brokerage, one invoice per property or consolidated across addresses.

What clean glass changes in listing photos, and what it does not

Here is the honest version. Clean exterior glass changes three things in listing photography. The glass reads clear instead of hazy gray. Interior shots pick up noticeably more light, so the photographer shoots at a lower ISO and rooms look larger and less muddy. And the exterior frames lose the water spotting and cobwebs that a buyer reads as deferred maintenance before they read anything else. That is real, and it is inexpensive next to almost anything else you would spend on before listing. What it does not do is sell the house. Nobody has written an offer because the windows were clean. It will not change your comps, fix a bad floor plan, or rescue a property that shows poorly for other reasons. Think of it as removing a distraction from the photos rather than adding a selling point, and price the work accordingly.

Lockboxes, showings, and occupied versus vacant units

Vacant is easiest. Give us the lockbox or Supra code and gate access, and nobody has to be present. We text on arrival and send completion photos, so you are not driving across the valley. Occupied units are different. Somebody has to let us in for interior glass, which means the tenant is home or has been given proper notice under the lease. We will not push past a tenant who was not told we were coming. Exterior-only work on an occupied property needs no one inside, just unlocked side gates and the dog put up. If the property is actively showing, we start before 10am or slot between appointments and are off-site in a couple of hours. Send the showing calendar and we will build around it. We are fully insured and will send the certificate to your broker or management company before the first job. Reflekt is locally owned, started in April 2025 by Hunter Stevens and Ethan Seusy, and rated 4.9 stars across 115+ Google reviews.

Hard water spotting is the Idaho-specific problem

In the Treasure Valley, the thing that shows up in listing photos more than anything else is hard water spotting. The water here carries a heavy mineral load, and lawn sprinklers set years ago throw it against the side of the house every morning. On a rental where nobody has adjusted the heads in three seasons, the bottom third of every ground-floor window goes chalky white, and it photographs. Routine cleaning with deionized water removes fresh deposits and leaves no soap film behind for dust to stick to. Mineral that has been baking on for years needs hard water stain removal, a separate process with acid-based product and a lot of hand work, so budget extra time on site. The part people do not want to hear: once the mineral has etched and pitted the glass surface, no chemical brings it back. Etched glass gets replaced, or it goes in the photos as-is. That is not a Thursday fix for a Friday listing.

When we would tell you to skip the spend

Some turnovers are not worth cleaning. If the property is headed to an investor as a teardown or full gut, skip it, because the windows are coming out anyway. If it is priced and marketed as a fixer, clean glass will not move the number and that buyer pool is not reading photos for polish. If photos are already shot and approved, cleaning afterward only helps in-person showings, so decide whether that is worth $199 to you on its own. And if the glass is genuinely etched from a decade of sprinkler contact, paying for stain removal to gain a marginal improvement against a hard listing date is usually a bad trade. We would rather say that on the phone and lose the job than take your money and have you disappointed when the photos come back looking the same.