The board wants a plan before the budget meeting. Residents keep sending photos of the mildew on the north walls. The breezeway concrete is stained, the dumpster pad is worse, and nobody can say for sure what shape the roofs are in.
We clean and protect the outside of managed and commercial properties in Evansville and across Southern Indiana. Roofs, walls, walks and glass. We start from one question: how can you protect and extend the life of what you already own? When the honest answer is a roofer or a paving company, we say so in writing.
Properties we work on
We work with property managers, HOA boards, apartment and condo owners, office and retail owners, and properties like churches and schools. Each kind of property has its own trouble spots.
- Apartment complexes. Breezeways, stair landings, entry walks and the dumpster pad. Siding on every building, and the shady side that never quite dries.
- Condo associations and HOAs. The roofs the association maintains, shared sidewalks, the pool deck and the brick sign at the entrance.
- Offices and retail. Storefront glass, the sidewalk out front, gum by the door and the wall customers see first. Our window cleaning handles the glass.
- Properties like churches and schools. Wide front steps, long walkways, big roofs you can see from the road, and older brick that needs a gentle hand.
The right pressure for each surface
Walks, curbs, steps and dumpster pads can take force, so they get pressure washing. Siding, brick, soffits and gutter faces get a low-pressure wash, the same way we handle house washing. Shingle roofs get a soft wash, never a pressure washer.
Older brick gets a test patch first. The Brick Industry Association’s guide to cleaning brickwork calls for a trial on a small sample area before a whole wall gets cleaned. It also lists historic significance among the things that call for extra care.
How it works for managers
A walkthrough of every building
We walk the whole site, one building at a time. Roofs, siding and brick, soffits and gutter faces, stairs, breezeways, entries, walks, pool decks and dumpster pads. We label what we find with the building numbers or names you already use, so nobody has to guess which roof is which.
A written condition summary with photos
After the walk, you get one written summary for the whole property, with photos for each building. The manager, the owner and the board all look at the same pictures. Nobody has to vote based on a roof they’ve never seen up close.
Black streaks on a roof are algae, not dirt, and the summary will say so. Before we suggest any treatment for a shingle roof, we check what the shingle maker says and what your association’s rules allow. If either one says no, the summary says no. Some roofs only need cleaning. Some need a roofer. We’ll say which is which, building by building.
A plan you can phase by building or by budget
Few properties can fund everything at once. So the summary sorts the work three ways:
- Now. Things that get worse every season, like heavy algae on a roof or salt damage starting on an entry slab.
- Next. Work that can wait for the next budget.
- Not ours. Anything that needs a roofer, a paving company or another trade.
Then you pick how to split it. By building, so the worst ones get done this spring and the rest next fall. Or by kind of work, so every roof gets cleaned first and the concrete waits its turn. You approve one phase at a time. A known plan is easier to defend at a board meeting than a surprise.
Work scheduled around tenants and business hours
Residents still need to park and get in the door. Customers still need to find the entrance. We set the order of buildings and the days with you, so you can post notice ahead of time. If your leases or bylaws call for a set amount of notice, tell us and we’ll plan to it.
On a wash day, we’ll ask residents for three things: windows shut, cars moved off the area we’re cleaning, and pets kept inside. At a store or office, we work one entrance at a time, so there’s always a way in. Our hours are Monday to Saturday, 9am to 5pm, so we’re never in the way on a Sunday morning.
One point of contact
You deal with one person: Terrance. Call or text him to book the walk, move a date or ask about a building. Tell him who approves the work and who should get the summary. We can send it to the manager, the board, or both.
Recurring maintenance plans
After the first round, most managers would rather not start from zero every spring. So we can put the upkeep on a schedule with you. There’s no package to sign up for. It’s a list of what gets done and when, set around your calendar.
Seasonal or yearly washes
Some buildings only need a wash once a year. Others need the shady side done every season, because that’s where mildew comes back first. Storefront glass and common-area windows can go on the same visit. We wash the walls first and the glass last, so rinse water doesn’t land on clean windows.
Roof cleaning on a schedule
Algae can grow back over time, so a clean roof won’t stay clean forever. On a schedule, we look at each roof every visit and clean only the ones that need it. That’s a low-pressure soft wash, never a pressure washer on shingles.
On roofs still in fair shape, roof protection can go on after a cleaning to help keep the surface clean longer. On later visits, a water-beading test shows how it’s holding up. We won’t hand you a reapplication date. We’ll tell you what the test shows.
Concrete cleaning and protection before winter
Evansville averages about 90 nights a year at or below freezing, based on NOAA’s climate normals for the airport. The median first fall freeze there is October 29, per the same NOAA normals. Entry slabs, ramps and breezeways take the most foot traffic and the most salt. The National Ready Mixed Concrete Association says deicing chemicals make scaling worse “by increasing the saturation of concrete at the surface and the number of freezing and thawing cycles.”
So early fall is when we clean the busiest slabs and add concrete protection where it fits. It helps reduce how much water and salt get in. It won’t stop cracks. We’re a NexaNano Certified Dealer and Applicator, and NexaNano says professional installation is “strongly recommended” for roofs, large concrete areas and full-property jobs. It also says most treated surfaces are dry to the touch within one to two hours, with full cure in 24 to 48 hours, depending on temperature and humidity. We’ll plan which walks close and when, so residents always have a way through.
Built around your calendar
Tell us when your budget year starts, when the pool opens, when move-in season peaks and which weeks are off limits. For a school, the easy window is often summer break. For a retail center, it’s anything but the holiday rush. We set the dates around all of it and send them to you in writing, so the board can see the whole year before it votes.
What we don’t do
We clean and protect. We don’t build or fix. When we find something outside our trade, we photograph it, put it in the summary, and tell you which trade to call.
- Roof repairs or replacement. Missing shingles, leaks, soft decking or a roof at the end of its life. That’s a roofer.
- Gutter installs or repairs. We do gutter cleaning. Sagging runs, leaking seams and new downspouts go to a gutter company.
- Parking lots. Patching, sealcoating and striping are paving work.
- Broken concrete. Sunken, heaving or badly cracked slabs need a concrete contractor. Cleaning won’t change that.
- Broken glass. Fogged, cracked or broken panes go to a window company.
- Reserve studies and engineering reports. Our summary is what people who clean and protect exteriors see. It doesn’t stand in for an engineer or an inspector.
You probably don’t need this if…
- You manage single-family rentals, not a complex. Our page for realtors and property managers fits better, with turnover washes and listing prep.
- The board has already voted to replace the roofs. Cleaning them first rarely makes sense. Put that budget toward the walls and concrete.
- The buildings are new and the walks still look clean. Give it a few winters, then have us take a look.
- You need a crew on site every week. We do scheduled exterior work, not daily porter or janitorial service.
What happens next
Call or text Terrance at (812) 664-6222, or request a commercial quote. Send the property address, the number of buildings and who approves the work. A site map with building numbers helps, and so do any HOA or owner rules about roofs. We’ll set up a free exterior evaluation of the whole site.
Want to know how a multi-building visit runs first? Read our answer on commercial and multifamily properties. We’re open Monday to Saturday, 9am to 5pm.
Common questions
Can one evaluation cover every building on the site?
Yes. One free exterior evaluation covers the whole property, building by building. You get one written condition summary, with photos labeled by building. How long the walk takes depends on how many buildings there are and how big they are. We’ll give you an idea when we book, instead of guessing here.
Can we split the work across budget years?
Yes. That’s what the phased plan is for. We sort the work into what should happen now, what can wait, and what belongs to another trade. You can phase it by building or by kind of work, and approve one phase at a time. The rest stays on the list for the next budget.
Who gets the condition summary?
Whoever you choose. You might keep a copy and send one to the board or the owner. Tell us who approves the work, too. Terrance stays your one contact for questions and dates, so the board isn’t getting calls from us and you aren’t chasing different people for answers.
Do you take one-time jobs, or only recurring work?
Both. You can book one round of work after the evaluation and stop there. If it makes sense to keep going, we can set a schedule later. Recurring work is an option, never a condition of the first job.
Do you clean storefront glass and common-area windows?
Yes. Window and glass cleaning are part of what we do. They can go on the same visit as a building wash, with the walls first and the glass last. If a building is taller than a couple of stories, tell us when you call. We’ll say plainly whether the glass is something we can reach.
Which towns do you cover for commercial work?
We’re based at 2821 Broadway Ave in Evansville. We cover Evansville, Newburgh, Boonville, Haubstadt, Mount Vernon and Princeton. If your property sits close to one of those towns, call or text and ask.
