Buildings, breezeways, walkways, and amenities for associations and communities across the Triangle and Johnston County. Quoted per building, phased around residents, and put on a calendar so the board approves it once.
Most association exterior work gets bought the hard way: a complaint at the annual meeting, three bids that cannot be compared because one is hourly and two are per building, a vendor who shows up without telling residents, and a week of emails about blocked parking. The work itself was never the problem. The buying was.
A program fixes the buying. We walk the property once, scope every building and common area, quote it per building, and put the whole year on a calendar. The board approves one number. Residents get notices before each phase. The manager gets photos and a one-page summary after each visit, written to drop straight into the board packet.
Insurance and documentation come first, not on request. General liability and workers compensation certificates naming the association as additional insured go out with the proposal.
Associations usually want the siding annually and the places residents walk more often. The program quotes them separately so the board can set each frequency without re-bidding the rest.
Soft wash on siding, trim, and soffits, elevation by elevation. The north and shaded sides of every building are what residents notice first, and they are what a yearly program keeps ahead of.
The dark traffic path down a breezeway is the single most common complaint on a multifamily property, and it is also a slip issue once algae sets in. These run on a shorter cycle than the buildings.
Common areas usually want quarterly attention when the siding wants annual. We quote them separately so the board can set the frequency without re-bidding the buildings.
Quoted as a line item because they generate complaints out of proportion to their size, and because a pad that is washed regularly stops smelling in July.
Clear gutters keep water off the siding and the foundations. Roof soft washing comes up when a board is being told the roofs are older than they are. Both can ride on the same program.
We are the one exterior company around here that also does the inside. A clubhouse, a leasing office, and a fitness room can sit on the same contract.
This is a composite of how our association programs run, not a named client. Ask and we will put you in touch with a manager we work for.
A property manager with a twelve-building townhome community in Wake County. The board has fielded complaints about green siding on the back elevations and a slick breezeway for two years running, and the last vendor washed four buildings and stopped answering.
We walk every building and every common area with the manager. Twelve buildings, two stories, vinyl over brick. Eight breezeways, a pool deck, a mail kiosk, two dumpster surrounds. We photograph the worst elevations so the board can see what it is approving.
Per building for the siding, with the breezeways, pool deck, kiosk, and dumpster pads each quoted as their own line. The board can take the buildings and leave the pool deck for next year if the budget says so. Nothing is hourly.
Buildings in three phases of four so residents always have somewhere to park, with notices we write and post 72 hours ahead of each phase. Breezeways on the same visits, then again in late summer. Pool deck in April before the season opens.
Certificates of insurance naming the association, sent with the proposal. After each phase, a one-page summary with before and after photos by building. The manager forwards it without editing it.
Same scope, lighter work, because a building washed last year is a maintenance visit rather than a restoration. The board renews at the budget meeting with one line item and no new bids.
Community work in the Triangle and Johnston County prices off building count, square footage, and how the phases get scheduled. Annual contracts cost less per building than one-time calls.
One property walk, one per-building quote, one board approval, and a calendar for the year. Resident notices, insurance certificates, and the board report are included. If you manage more than one property, we run them on one schedule and one invoice arrangement.
Free property walk for associations and communities across the Triangle and Johnston County. No obligation to sign anything afterwards.
“They wash our trucks at the yard overnight. Every unit is ready when the crews show up in the morning.”
“We manage several properties and they are the only vendor who sends the insurance paperwork before I have to ask.”
“They keep our storefront and sidewalk clean on a schedule and always work around our hours.”
What a multifamily property actually needs cleaned, how often, and why the surfaces that generate complaints are almost never the ones in the budget.
Read the guide →HOAIn a condominium the association owns some of the exterior and unit owners own the rest, and the line between them decides who pays, who authorizes the work, and who gets the complaint.
Read the guide →HOAMildew notices go out in waves every spring across the Triangle. What the letter usually means, how long you actually have, and how to make sure the next inspection walks past your house.
Read the guide →Call (919) 698-3669 or request a free property walk. Woman-owned, insured, HUB-certified.
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