Commercial Cleaning
on a Schedule You Set
One vendor for the glass, the concrete, the awnings, and the carpet. We work before opening, after close, or over a weekend, send a certificate of insurance before the first visit, and finish every job with photo documentation your board or ownership can file.
Every Exterior Surface, Under One Contract
Most properties end up with four vendors doing four jobs on four different schedules. We cover the whole exterior envelope and the floors inside the door, so there is one contact, one calendar, and one invoice.
Commercial Window Cleaning
Interior and exterior glass, curtain wall, entry doors, and display windows. Upper floors are reached from the ground by water-fed pole and rinsed with purified water so nothing dries back onto the pane.
Pressure Washing & Soft Washing
Sidewalks, entryways, loading areas, and dumpster pads washed at high pressure. Painted siding, stucco, and signage get low-pressure soft washing instead, so the finish is not stripped along with the dirt.
Parking Structures & Garages
Deck levels, ramps, stairwells, and elevator lobbies washed with runoff contained and directed away from storm drains. Oil drip, tire marking, and rust staining treated as separate line items.
Awnings, Canopies & Signage
Glass awnings, fabric canopies, and illuminated signage cleaned by the method the material will take. Cleaned on a short cycle because these surfaces show buildup long before the walls behind them do.
Carpet & Hard Floor Care
Lobby carpet, corridors, and carpet tile cleaned by hot water extraction after hours, plus tile and grout restoration on entry floors where foot traffic has ground the joints dark.
Graffiti & Specialty Stain Removal
Tagging removed from stucco, brick, metal, and glass, usually within a day of the call. Rust, efflorescence, gum, and hard water etching handled with the chemistry each substrate can safely take.
Properties We Keep on a Maintenance Schedule
Mixed-use construction across Orange County has put storefronts, structured parking, and full-height glass into the same building, and each of those surfaces ages on a different clock. We scope the whole property once, then run each element on the frequency it actually needs.
- Retail & Shopping Centers Storefront glass, sidewalks, and entry canopies cleaned before doors open.
- Office Buildings Facade, glass, lobby floors, and garage levels on one coordinated calendar.
- HOA & Multi-Family Common areas, clubhouses, and building exteriors with board-ready reporting.
- Restaurants & Hospitality Patios, awnings, grease-shadowed walkways, and dumpster enclosures.
- Medical & Professional Suites Entry glass and waiting-room flooring cleaned around patient hours.
- Industrial & Warehouse Loading bays, roll-up doors, concrete pads, and bollards.
How Often Each Surface Actually Needs Cleaning
These are the intervals we build most programs around. We adjust them at the walkthrough based on what your property is exposed to, then lock the dates in so nobody has to remember to call.
| Surface | Typical Interval | What Drives It |
|---|---|---|
| Storefront & entry glass | Weekly to monthly | Hand prints and street film build fastest at eye level, and it is the first thing a customer looks through. |
| Awnings, canopies & signage | Every 4–8 weeks | Horizontal surfaces collect the most airborne grime and start streaking the wall below once they load up. |
| Upper-floor & hard-to-reach glass | Every 3–6 months | Mineral spotting from irrigation and marine air bonds harder the longer it sits on the pane. |
| Sidewalks & building entrances | Every 6–12 months | Gum, grease shadow, and organic staining at doorways, which is also a slip exposure. |
| Parking structures & ramps | Every 3–12 months | Traffic volume. Retail garages need it several times a year, low-use decks closer to annually. |
| Lobby carpet & entry flooring | Quarterly | Tracked grit abrades fibers and grout lines daily, and abrasion is the damage no cleaning reverses. |
| Facade & building washdown | Annually | Dust load, organic growth on shaded elevations, and how visible the elevation is from the street. |
Programs are quoted annually and billed per visit. You get the full-year calendar up front, we confirm each visit ahead of time, and the rate is locked for the term. If a surface turns out to need a different interval than we scoped, we tell you and adjust it rather than quietly adding visits.
Exactly What a Visit Covers, and What Sits Outside It
Every program starts with a site walk where we record surface conditions, access constraints, and anything already damaged. Pitted concrete, failed sealant, oxidized paint, and etched glass get documented then, so nobody is arguing about it after a wash.
What's Included
- Site survey covering layout, substrates, water and power access, and hazards
- Certificate of insurance issued to your entity before the first scheduled visit
- Protection and masking of landscaping, storefronts, signage, and light fixtures
- Cones, wet-floor signage, and hose routing that keeps walkways passable
- Scheduled work performed before opening, after close, or on weekends
- Runoff directed away from storm drains, planters, and building foundations
- Debris collected and hauled off site, nothing left in your dumpsters
- Before and after photos by elevation, with a short written completion report
Priced Separately
- Graffiti removal and anti-graffiti coating, available as on-call response
- Hard water and mineral restoration on glass and polished metal
- Rust, oil, and tire-mark treatment on concrete decks and driveways
- Gum removal and grease-shadow treatment at entries and drive-thru lanes
- Post-construction cleaning, including anything bonded to the glass
- Solar panel cleaning and roof-mounted equipment access
- Lift, scaffold, or boom rental where the elevation cannot be reached safely from grade
- Emergency and same-day response outside the scheduled program
Why Orange County Buildings Soil the Way They Do
Three local conditions set the schedule here. Southern California water is hard, so anything rinsed and left to dry with untreated water leaves mineral behind, which is why we rinse glass with purified water. Properties within a few miles of the coast take salt-laden marine air that accelerates spotting on glass and corrosion on metal trim. And inland, seasonal dry winds load facades and awnings with fine dust in a matter of days.
That combination changes what actually fixes a dirty building. Heavy spotting on one elevation is usually irrigation overspray or runoff coming off a parapet, not the surface itself. So we look at where the soiling sits before quoting, because relocating a sprinkler head or adding a drip edge often does more for the property than another wash cycle would.
How a Commercial Job Actually Runs
The same six steps on every property, whether it is a single storefront or a multi-building campus. Your tenants know what is happening, and so does your maintenance staff.
Site Survey & Scope
We walk the property with you, identify every substrate, check water and power access, and note existing damage. You get a line-item scope that says what is covered and what is not before a number is attached to it.
- Substrates and hazards documented
- Existing damage recorded with you present
- Line-item scope, no lump-sum guessing
Scheduling & Notice
We confirm dates, insurance documentation, and building access ahead of time, and supply tenant notices where the work affects entrances, parking levels, or patio seating.
- COI issued before the first visit
- Tenant notices supplied ready to post
- Access, keys, and gate codes arranged
Setup & Site Protection
Landscaping, storefront displays, signage, and light fixtures are masked or covered. Cones and signage go out, hoses are routed clear of walkways, and a safe path stays open the whole time.
- Planting beds and fixtures protected
- Signage and cones directing foot traffic
- Hoses routed to remove trip hazards
Cleaning by Surface Type
Each element gets the method it can take: high pressure on concrete, soft wash on painted and stucco surfaces, purified water on glass, extraction on carpet. Pressure is matched to the substrate, never the other way around.
- Method matched to each substrate
- Runoff contained and directed safely
- Crews sequenced so areas reopen faster
Spot Treatment & Touch-Ups
Whatever the general wash did not lift gets its own treatment: oil drip, rust bleed, gum, tagging, mineral bonding. Anything that will not come out is reported honestly rather than rewashed twice on your dime.
- Targeted chemistry on stubborn staining
- Permanent damage flagged, not rewashed
- Final pass for consistency across elevations
Demobilization & Reporting
Equipment is cleared, debris is hauled off site, and you receive a completion report with before and after photos by elevation, ready to drop straight into your maintenance records or a board packet.
- Site cleared, debris hauled off
- Photo set organized by elevation
- Written report for your records
What Property Managers Get That They Usually Don't
Most complaints about exterior vendors are not about the cleaning. They are about crews arriving unannounced, invoices that do not match the scope, and having nothing to show ownership afterward.
Insurance Handled Before We Arrive
Licensed, insured, and carrying full liability coverage. Your certificate of insurance is issued to the correct entity before the first visit, not chased down after it.
Work That Fits Around Your Tenants
Early mornings, evenings, and weekends are the normal schedule, not a surcharge tacked on later. Occupied properties stay open and accessible while the crew works.
Documentation You Can Forward
Before and after photos organized by elevation, plus a short completion report. Enough to close a work order, answer an owner, or put in front of a board without writing it yourself.
One Vendor, One Calendar
Glass, concrete, awnings, garage decks, and interior floors on a single annual program. Fewer vendors on site means fewer access requests and fewer things falling between scopes.
Method Matched to the Substrate
Soft washing on painted surfaces and stucco, high pressure only where concrete can take it, purified water on glass. Damage from over-pressuring a wall is not cheaper than doing it right.
Quotes That Match the Invoice
Scope is written line by line and priced before the first visit. Add-ons are approved in writing, so the number at the end of the month is the number you already signed off.
Before & After Transformations
Every visit is photographed from the same angle before and after. Drag the slider to compare real results from Orange County commercial properties.
Retail Storefront & Entry
Display glass, entry doors, and the sidewalk beneath them cleaned before opening hours for a multi-tenant retail center
Office Building Exterior
Curtain wall and upper-floor glass cleared of mineral spotting and marine film across a full elevation, worked from grade
Commercial Cleaning FAQs
Everything worth knowing before you put a program in place. Still have a question? Give us a call and we'll answer it straight.
Let's Walk Your Property and Build the Schedule
Tell us what you manage and we'll survey the site, scope it line by line, and send a written annual program with the calendar attached. No obligation, no pressure, and the quote you receive is the number you pay.