A Boise portfolio is really four portfolios. Aphid honeydew on North End bungalows, jet soot on Bench duplexes, canal-water spotting in Columbia Village, decomposed granite off the foothills above Warm Springs Mesa. We run all of it on one schedule, one point of contact, one invoice. No contract.
Most valley cities are one housing story: 2005-2022 tract on a treeless lot. Boise is four stories inside a five-mile radius, and if you manage doors here your list probably crosses all of them. A 1912 Foursquare on Harrison Boulevard has painted wood sash, true divided lites and storm windows over mature landscaping. A Depot Bench ranch has aluminum single-pane sliders, jalousies and a picture window under a 3:12 roof. A Collister rental has 1980s vinyl sliders you can reach from the ground. A Harris Ranch two-story has a great-room window wall and a nine-foot foundation bed under it. Those are four different labor numbers. A single flat rate either overcharges your West Bench units to subsidize the historic ones or quietly loses money until the vendor stops showing up. We price per property, then roll them onto one invoice.
Turnover windows in Boise are short and they do not care about our schedule. We hold same-day and next-day slots specifically for that, and we work Monday through Saturday, 7am to 7pm. Exterior work needs no entry at all, so a vacant unit only requires gate access and sprinklers off. Interiors run off a lockbox code or a leasing-office key handoff. For occupied units we send tenant notice in advance and clean exterior-only unless you want interiors scoped in. If you are shooting listing photos, book the clean two to three days ahead, not the morning of. Glass photographs best when it has had a night to settle, and if a foothills wind event blows through Highlands or Boise Heights the day before, we would rather come back than have you shoot dusty.
Warm Springs Avenue, Harrison Boulevard, the North End and the East End sit inside local historic districts with design review, and owners there keep original wood windows in service instead of swapping to vinyl. That means Boise carries more true divided lite, glazing putty and painted sash than anywhere else in Ada County. It also means a vendor mistake is expensive. A pressure washer on 1910 sash blows out putty and drives water past the glazing line. A razor blade on wavy original glass leaves permanent tracks. Dry-wiping foothills grit, which is sharp decomposed granite off the Idaho Batholith, scratches glass in one pass. We use pure deionized water, no soap, and soft brushes, and we hand-detail divided lites instead of running a squeegee across them. If a bid on a Hyde Park property is priced like a vinyl slider job, that is the bid to question.
Useful even if you never hire us. Sticky specks that smear when wiped, May through September, under maples or lindens in the North End or East End: that is aphid honeydew, a sugar film, and plain hose water will not lift it. Gray haze that only shows when the low winter sun rakes across the glass, December through February: inversion film and wood smoke, because Boise sits at the low point of the bowl. Hard white rings on one elevation, usually Southeast or Southwest Boise off New York or Ridenbaugh canal water: sprinkler overspray. Check whether the head has been hitting that pane for years. If the spotting stays after cleaning and you can feel it with a fingernail, the glass is etched, not dirty, and that is a restoration line item or a replacement, not a cleaning. Do not bill a tenant for it.
If you manage three or four single-story doors on the West Bench or in Veterans Park with vinyl sliders and no canopy over them, a scheduled program is overkill. Call twice a year, once after the mid-April irrigation turn-on and once in November, and you are done. Programs earn their keep where Boise gets difficult: mature maple and elm canopy dropping honeydew and leaf load, second stories you cannot reach over landscaping, historic sash that needs a specific method, or units on the Bench under the Boise Airport and Gowen Field approach taking jet soot on top of Vista and Fairview traffic film. One more honest note on gutters: do not schedule a North End gutter clean for early October. The maples are not finished. Wait until the canopy is bare or you will pay for it twice.
We quote each property on window count, stories, access and glass type, then group your Boise addresses into route days by neighborhood so a North End cluster and a Southeast Boise cluster are not billed like two separate trips. Everything lands on one consolidated invoice on your billing cycle, with per-property line items your owners can read. Monthly or quarterly cadence, no contract, cancel whenever the portfolio changes. Quarterly service saves $100 per cleaning. Every clean carries our 7-Day Rain Guarantee, and members get a free annual screen clean, which matters in June when cottonwood fluff off the Boise River corridor mats into screen mesh. Reflekt is locally owned, founded in 2025 by Hunter Stevens and Ethan Seusy, fully insured, and rated 4.9 stars across 115+ Google reviews. Call (208) 453-6760 and we will walk your list.
ZIP codes: 83702, 83703, 83704, 83705, 83706, 83709, 83712, 83713, 83716 · Part of our wider Boise service area.
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Yes. That is the point of the program. Every address gets its own line item so you can pass through costs to the correct owner, and the whole portfolio settles on one consolidated invoice on your billing cycle. Add or drop doors any time. There is no contract and no minimum door count to keep the pricing you were quoted.
Exterior cleaning needs no entry at all, only gate access and sprinklers shut off for the visit. Interiors run off a lockbox code or a key from your leasing office, and we send tenant notice ahead of the visit. We work Monday through Saturday, 7am to 7pm, closed Sunday, and we hold same-day and next-day slots for turnovers.
Yes, and it is a different job than a vinyl slider. Pure deionized water, no soap, no pressure washer anywhere near painted sash or glazing putty, and divided lites hand-detailed rather than squeegeed across. We also do not dry-wipe foothills grit, because decomposed granite off the Boise Front is sharp enough to scratch glass in a single pass.
Usually mineral etching, not leftover dirt. Boise tap water runs about 10 to 13 grains hard, and canal water off the New York, Ridenbaugh or Boise City canals is untreated, silty and mineral-heavy. Years of sprinkler overspray bakes that into the glass surface in summer heat. If you can feel the spotting with a fingernail, cleaning will not remove it. That is a hard water restoration item, quoted separately.
It depends on the block. Units under mature maples and elms in the North End, East End or Hyde Park do best quarterly, because honeydew peaks all summer and leaf load hits in October. Bench properties near Vista and the airport flight path also run quarterly from traffic film and jet soot. Newer West Bench, Columbia Village and Barber Valley homes are usually fine twice a year plus turnovers.
We are fully insured and can send a certificate of insurance to your management office before the first visit. Reflekt is locally owned out of Meridian, founded in 2025 by Hunter Stevens and Ethan Seusy, and we carry a 4.9 star rating across 115+ Google reviews. Call (208) 453-6760 or send your property list and we will price it out.
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