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    (608) 360-5818
    Commercial exterior cleaning for Property Management in Madison, WI

    Exterior Cleaning for Madison Property Managers

    Madison property managers juggle dozens of buildings, hundreds of tenants, and a thousand small details per week — the last thing you need is another vendor you have to chase. The Total Wash Co. was built to be the opposite. We onboard your portfolio once, lock in a recurring schedule, and then quietly show up on the dates we agreed to — COI already in your inbox, crews already briefed on which buildings have covenant restrictions, which communities ban leaf blowers before 8 a.m., and which properties need the east-facing windows done first because that's where your best units face. Our invoices match your property codes. Our before/after photos hit your tenant portal the same day the work is done, giving you real curb-appeal proof you can forward to owners at your next report. We carry $2M general liability, full workers' comp, and we can scale a single-job walkthrough into a multi-building annual contract without changing anything about how we run the crew. One vendor, one contact, one consistent standard across every building you manage.

    Get your property management site visit quote(608) 360-5818
    Licensed & Insured
    5.0(206+ reviews)
    5,500+ Jobs Done
    Madison's Trusted Choice Since 2021

    What Property Management Need From Their Exterior Cleaner

    We built our property management program around the concerns our clients actually ask about.

    Tenant satisfaction & complaints

    Dirty windows and moldy siding are the #1 trigger for unsolicited tenant emails. A recurring exterior cleaning schedule eliminates the call before it happens.

    Curb appeal during turnover

    We coordinate house-wash and window-clean visits around your unit turn calendar so prospects see clean siding and sparkling glass at every showing.

    HOA & covenant compliance

    We read your HOA's cleaning covenants before the first visit — no complaints from community boards about chemicals, noise windows, or parking.

    Portfolio-wide consistency

    One vendor across all your buildings means matching standards, matching invoices, and a single account manager you can call.

    How We Run Property Management

    The specifics behind the work — chemistry, equipment, scheduling, and the discipline property management actually require.

    Why typical residential vendors fail property managers

    The mid-size pressure-washing crew that does great work on a single-family home in Maple Bluff is the wrong fit for a 38-building portfolio in Madison. They don't carry the $2M general liability + $5M umbrella your master service agreement requires. They can't issue a multi-named-insured COI within the 24-hour window your tenant move-ins demand. They invoice every job individually, which means your accounting team is reconciling 47 line items every month instead of one. And when a tenant complains at 9 p.m. on a Friday about a moldy patio, they don't have an after-hours dispatcher who can promise Saturday-morning response. Property management is a different operating model. We rebuilt our intake, dispatch, and invoicing around it: portfolio-onboarding checklist, recurring auto-schedule, single account manager, consolidated monthly invoice with property-code line items, COI auto-renewal every January 1st, and a $2M GL + $5M umbrella that meets the highest standard MSA we've ever seen. The crew that shows up in marked vehicles in matching uniforms isn't a side gig — it's the same Madison-based field operation that has built its reputation specifically by being easy for property managers to work with.

    Equipment + chemistry tuned for multi-property work

    Multi-family and condo communities throw three repeating problems at every exterior cleaner: shaded north walls grow stubborn algae and mildew (siding gets a green-black film that no garden-hose rinse touches), entry walks and breezeways collect tracked-in salt and ice-melt residue every winter, and trash-enclosure walls absorb grease and odor that drives tenant complaints. We meet each one with the right tool. North-wall mildew gets a 0.5%–1.5% sodium hypochlorite soft-wash mix with a surfactant carrier, applied at 60 PSI through a low-pressure soft-wash pump (X-Jet 12 GPM rig) — kills the biology at the root, brightens the substrate, no surface damage. Entry walks get a hot-water surface cleaner (Hydro Tek HD60005, 4,000 PSI / 5 GPM, 200°F water) that lifts salt scale and pet stains in a single pass. Trash enclosures get a citrus-based degreaser pre-treat, 15-minute dwell, then hot-water rinse to neutral pH. We document chemistry choices in the property file so the same approach repeats every visit, no guesswork.

    How we onboard a new portfolio

    Bringing a new property management company onto our schedule takes 5–10 business days and follows the same playbook every time. Day 1: discovery call with your account manager to scope portfolio size, building types, HOA constraints, current vendor frustrations, and target service standards. Day 2-3: site visit to 3-5 representative properties (we don't need to see all of them — we extrapolate from a sample with you walking us through). Day 4: master service agreement, COI naming your management company as additional insured, W-9, and recurring service schedule emailed to your back-office team. Day 5-7: building-by-building intake sheets so our crew knows access codes, lockbox locations, no-spray zones, and tenant-notification protocols per property. Day 8-10: first round of service begins. Photo documentation, before/after, and a property-coded invoice land in your portal within 48 hours of each visit. Every portfolio onboarding is supervised personally by Ashton Ferry — there is no hand-off to a junior coordinator who'll lose your file.

    Documentation, reporting, and the annual portfolio review

    Property managers don't get paid to do exterior cleaning — they get paid to make ownership confident the assets are well-maintained. We give you the documentation to prove it. Every visit ends with timestamped before/after photos uploaded to your TWC client portal, indexed by property code, address, building, and service type. Monthly invoices break out work by property so you can pass charges through to specific buildings and owners. Annual portfolio reviews (we do one with every multi-property client every January) walk through the year's work property by property: what we cleaned, what we found that needed attention (loose soffit, gutter pull-away, suspicious sealant), and what we recommend for the year ahead. The review doubles as your CapEx-planning conversation — most of our property management clients tell us this is the single most useful annual touchpoint they have with any maintenance vendor. We provide the report as a PDF you can drop into your ownership presentations as-is.

    $2M General LiabilityCOI on FileBackground-Checked CrewW-9 on RequestPortfolio Discount

    Services Built for Property Management

    Bundle anything on this list into a single recurring contract.

    Building Washing

    Soft-wash siding, brick, stucco, stone — safe for every material your portfolio contains.

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    Commercial Window Cleaning

    Interior + exterior, up to 4 stories with our pole systems. Recurring quarterly most common.

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    Gutter Cleaning & Clearing

    Twice-a-year schedule prevents ice dams, foundation damage, and emergency calls in January.

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    Parking Lot Pressure Wash

    Oil stain removal, gum removal, seasonal salt flush. Scheduled after-hours by default.

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    Property Management Package

    Bundle all services into one annual contract with a 10–15% portfolio discount.

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    Why Property Management Choose The Total Wash Co.

    • $2M General Liability + $5M umbrella
    • Wisconsin licensed and insured since 2021
    • COI issued before every first visit
    • Commercial references available on request
    • 24/7 scheduling — weekends, holidays, off-hours welcome
    • Dedicated account manager for portfolios of 3+ buildings

    Recent Property Management Work

    We handle property management across Madison and Dane County. Contact us for verified references and case studies specific to your property management type — we're happy to connect you with existing clients who match your scope.

    Ask for case studies: (608) 360-5818

    Transparent ranges for property-management work in Madison

    Real numbers from real Madison-area property management jobs. Final pricing always after a free site walk — these ranges are where most jobs land.

    Per-building house wash (single 12-unit apartment, 2-story)

    $425–$725

    Drops at the low end for plain vinyl siding with easy water access; climbs at the high end for stucco, EIFS, or three-story buildings that require pole work.

    Per-property window cleaning (single building, ground to 3 floors, in + out, ~120 windows)

    $485–$895

    Low end is exterior-only on accessible ground floors. High end includes tenant-occupied interior cleaning and screen wash with documented entry/exit.

    Tenant turnover exterior + windows (single unit, 24-48 hr turnaround)

    $185–$365

    Standard 2-3 bed unit, exterior siding spot-clean + all windows in + out. Outside this range = damage cleanup or smoke-residue treatment (separate quote).

    Quarterly portfolio contract (10+ buildings, recurring schedule)

    10–18% below per-job pricing

    Volume discount tier kicks in at 10 buildings, deepens to 18% at 25+ buildings. Quoted as one annual contract with quarterly billing.

    What drives pricing within these ranges

    • Number of buildings on contract (volume tiers at 10, 25, 50+)
    • Frequency (annual, quarterly, monthly recurring rates are different)
    • Access constraints (gated communities, lockbox systems, tenant-notification requirements)
    • Tenant turnover SLA expectations (24-hour, 48-hour, or next-week response)
    • Siding material mix (vinyl is cheaper than EIFS or historic brick to service)

    Recurring contracts: Annual portfolio contracts with quarterly billing typically save property management companies 12-15% versus per-job pricing. Most clients see ROI within the first year through tenant-complaint reduction alone.

    Procurement Actions

    Three actions B2B procurement teams ask for first. Each lands in our inbox with the right context attached.

    Request multi-property RFP

    Tell us how many buildings, average size, and your target SLA. We respond within one business day with a custom RFP-ready proposal.

    Start request

    Inquire about recurring-contract pricing

    Annual + quarterly contracts unlock 10-18% volume discount. We'll model your portfolio against our tiered pricing in 24 hours.

    Start request

    Request Certificate of Insurance

    $2M general liability, $1M auto, full WI workers' comp, $5M umbrella. We issue COI naming your management company as additional insured before any first visit.

    Start request

    Trust, Compliance, and Verifiable Standards

    The Total Wash Co. is a Madison, Wisconsin-based, owner-operated exterior cleaning company founded in 2021 by Ashton Ferry. Ashton personally walks every multi-property portfolio during onboarding and remains the named account manager for every property management client we serve — there is no junior salesperson who closes you and disappears. We carry $2M general liability through Cincinnati Insurance, $1M commercial auto, full Wisconsin workers' compensation through The Hartford, and a $5M umbrella policy — coverage levels that exceed every master service agreement we've seen in five years of property-management work in Dane County. Our crews are W-2 employees (no 1099 subcontractors), background-checked annually, uniformed in branded company apparel, and dispatched in marked, lettered service vehicles. We're members in good standing of the Power Washers of North America (PWNA) and follow EPA Best Management Practices for stormwater protection on every job — particularly important for property managers with HOA boards that ask about runoff chemistry. References from active Madison-area property management clients available on request.

    Frequently Asked Questions

    Can you service all my properties with a single contract?+

    Yes. We build one master service agreement covering every building in your portfolio, with a single monthly or quarterly invoice broken out by property code. Portfolio clients typically see a 10–15% discount vs. one-off pricing.

    How do you handle tenant notifications?+

    We provide a template notification email your property management team can send 72 hours before service. We also post door-hangers the day of service in multi-tenant buildings so residents know windows will be accessed.

    What's your insurance coverage?+

    $2M general liability, $1M auto, full Wisconsin workers' compensation, and a $5M umbrella policy. We issue a certificate of insurance naming your management company as additional insured before any first visit.

    Can you handle HOA covenant restrictions?+

    Yes. During the site visit we ask for the HOA handbook or relevant sections. We track covenant rules per property — no-spray buffer zones, chemical restrictions, noise windows — and the crew references them on every visit.

    How quickly can you onboard a new property?+

    A new property can be added to an active portfolio contract in 3–5 business days: site walk, scope, schedule, added to recurring. Emergency one-off jobs are routinely scheduled within 48 hours.

    Ready to talk?

    Site visit within 24 hours. No pressure, no pitch — just a walkthrough and a written scope. (608) 360-5818 or the form below.

    Get your property management site visit quote(608) 360-5818