For property managers & HOAs
The buildings that never come up at the board meeting.
We plan each community before we pull up: what needs doing, when it happens, who hears about it first. Residents know what's coming, and every visit comes back photographed.
When the wrong vendor lands on you
You are the one who has to answer for it.
You did not do the work, but you picked who did. Everything a bad contractor gets wrong on a community arrives at your desk with your name already on it.
The Complaints Come to You
Nobody emails the vendor. They email you. Moss on the roofs, a green walkway, a crew that showed up unannounced and blocked the only guest parking. Every one of those is your afternoon.
The Number Moves After You Approved It
A scope that was never really walked turns into change orders. You already put the figure in front of the board, so the difference is yours to explain.
Nothing to Put in the Packet
The work happened and you have no record of it. When the board asks what the money bought, a vendor who documents nothing leaves you with nothing.
The Damage Outlives the Vendor
High pressure on a shingle roof strips the granules that make it a roof. Water driven behind siding shows up as rot two years later, long after the crew that caused it stopped answering.
Before we pull up
Six things happen before a truck is on your property.
Most of what goes wrong on a community job was decided before anyone picked up a hose. So that part gets done properly, with you, first.
- 1
We walk it with you
Every building, not a windshield survey from the entrance. Roof by roof, elevation by elevation, so what we quote is what is actually there.
- 2
We scope it building by building
Each building priced on its own, so you can stage the work across budget years instead of taking the whole property at once.
- 3
We build the schedule around the community
Around guest parking, garbage day, the pool opening, the landscapers, and anything else already on your calendar.
- 4
We agree who tells residents, and how much notice
Some managers want the notice to come from the office on letterhead. Some want us to handle it. We do it your way, and we write it down before the date is set.
- 5
We build a safety plan for the crews and the residents
So everybody is on the same page: which entrance stays open, where residents park instead, which balconies need to be clear, and where the crew is working each day. Nobody living there should be surprised by a hose across their walkway.
- 6
We handle the permitting and the compliance
We build the job plan, pull the proper permitting, and make sure the work is completely compliant with local rules and regulations. You are not the one doing the work, but you are responsible for your contractors following the law. We take that off your plate.
While we're there
People live there while we work. We plan like it.
A community is not a storefront we can empty overnight. Residents are coming and going the whole time, so the work moves around them in a controlled zone rather than taking the property all at once.
One Zone at a Time
Coned and taped where we are working, opened back up as we move on. Residents always have a way in and a place to park.
Hard Hats, Harnesses, High-Vis
Anyone on a lift over a walkway is visible from the ground and clipped in. Residents can see who we are before they reach us.
Soft Wash on Anything That Can Be Hurt
Low pressure and the right chemistry on roofs, siding and painted surfaces. Pressure goes on the concrete, where it belongs.
Crews Residents Are Glad to See
Hired for professionalism and trained to talk to people, because on your property they are the ones your residents actually meet.
Every technician is background checked, insured and trained before they are on your property. See how we train them
What you can hand the board
Every visit ends with a close out report.
Not an invoice with a line on it. A record of the visit you can forward without editing.
Photographs of the Work
What each building looked like when we got there and what it looked like when we left. The proof the money bought something is in the report, not in your memory of it.
Known Issues We Noticed on Site
We spend the day on your roofs, in your gutters and up at your fascia. Lifting shingles, a cracked downspout, a dryer vent nobody has touched, standing water where it should be draining. If we see it, it goes in the report.
Why the second half is the useful half
You cannot see a roof from the parking lot. Most of what eventually turns into a special assessment was visible from a lift a year or two earlier. The report is how it reaches you while it is still small.
Certificates of insurance, additional-insured listings and the endorsements your master contract asks for come the same way, on request, before the first visit. See the kind of work that goes in one
What we clean at your communities
One vendor for the whole exterior.
Every one of these is a service page with the method, the photographs and the honest limits on it. Nothing here is a stock list.
Roofs and gutters
AGS and Tile Roof Washing
Moss killed at the root on architectural shingle, cedar shake and tile, without the pressure that takes the roof with it.
Membrane and Metal Roof Washing
Flat and low-slope TPO, PVC and metal cleaned at low pressure, with the drainage checked while we are up there.
Roof and Gutter Cleaning
The gutters cleared before the fall rain finds the foundation instead of the downspout.
Buildings
Building Washing
Full elevations soft washed from a lift, up to four stories, scheduled around the people living behind them.
Window Cleaning
Common area and unit glass, inside and out, up to four stories.
Gutter Face Whitening
The vertical tiger striping down the gutter faces, which a gutter cleaning never touches.
Grounds and common areas
Pressure Washing and Soft Washing
Walkways, entries, dumpster pads, parking areas and the common concrete residents actually walk on.
Paver Cleaning and Restoration
Courtyards, entries and pathways cleaned and re-sanded before the moss lifts them into a trip hazard.
Deck and Fence Washing
Shared decks, balconies and perimeter fencing washed gently enough to keep the wood.
The things that become complaints
Rooter Drain Jetting
The downspout lines and area drains under the lawn, cleared before the water backs up against a foundation.
Graffiti Removal
Tags off the surface they landed on, with the method matched to the material and a test spot first.
Dryer Vent Cleaning
Unit by unit, on the fire risk that lives in a multi-family building and nobody can see.
Putting it on a schedule
Get the year scoped while the budget is still being written.
Most managers reach us in the fourth quarter, because the number has to exist before the board can approve it in the first. Walking the property then means the scope is real by the time it reaches the agenda, instead of an estimate someone guessed from a website.
Once it is approved, the work goes on a recurring schedule and we come to you when each visit is due. You are not re-sourcing a vendor every spring, and nothing waits for someone to remember to book it.
Who's on your property
Your residents meet them, not you.
On your property our technicians are the ones people stop and talk to, so they are hired for professionalism and trained before they carry an applicator. Insured, background checked, and paid a living wage with healthcare, which is why the same faces come back next year.
- Background-checked before day one
- W2 employees, never day-hire subcontractors
- Multi-level certified technicians
- Written property-protection protocol
- OSHA-aligned safety training
- Our own training facility
Trained in the WindowWorks way
Every hire is chosen and trained to make even the most tentative client feel safe and well cared for, with a personalized experience on every visit. It's why clients worth over a hundred million dollars trust our crews at their homes when nobody is there.
From communities like yours
Check out our reviews.
“My townhomes complex has been using Window Works for about four years to clean out gutters & take moss off of the roofs. They have always done an excellent job and fairly priced. Highly recommend.”
“Window Works was working in a unit in our complex and I noticed what a thorough job they were doing. I asked Connor for information and they ended up cleaning windows for me. The entire crew was great and I couldn't be happier. Highly recommend them!”
One vendor for every building
Let's walk your properties.
Tell us what you manage and we will come out, walk every building, and put a real scope in front of you. Do it now and the number is ready for the board in the first quarter.