Commercial · licensed in 10 cities · $1M liability insurance
For property managers: turnovers and common areas, one vendor
We give property managers two products: turnover cleaning of vacant units at a fixed price by unit type with a dated before-and-after photo report, and scheduled cleaning of common areas such as lobbies, corridors, laundry rooms and clubhouses. One Certificate of Insurance, one monthly invoice, and a written not-to-exceed amount on every work order.
from $316
Turnover clean studio/1BR $316, 2BR $366, 3BR $416 per unit; carpet in the same visit 1BR $156 / 2BR $196 / 3BR $236. Common areas from $297 per visit. Net 15.
Written scope and price before the first visit. Extra work only after your yes. Insured ($1M/$2M general liability), not bonded.
What's included
- Turnover: full move-out clean of the empty unit, inside all cabinets and appliances, bathrooms descaled, windows, floors; photo report per room
- Turnover carpet: hot water extraction of all carpet at a fixed price by unit type, in the same visit
- Common areas: lobby, mailroom, corridors, elevators, stairwells, laundry rooms, clubhouse and fitness room on a weekly or bi-weekly schedule
- A dated photo report for every unit with a neutral note per room (ordinary wear or a specific issue)
- One COI with your company as additional insured where required; W-9; vendor-portal enrollment on request
- Monthly invoice, itemized by unit and date, Net 15; or a card on file charged the day of service
Not included
- Repairs, painting, patching nail holes, carpet repair or pad replacement
- Hauling furniture or trash left by tenants (quoted separately if light)
- Occupied-unit cleaning (we do it for tenants directly as residential service)
- Biohazard, hoarding or flood cleanups
Price by unit size
| Unit | Turnover clean | Carpet, same visit |
|---|---|---|
| Studio or 1 bed | $316 | $156 |
| 2 bed | $366 | $196 |
| 3 bed | $416 | $236 |
| Common areas | $297 per visit | — |
Travel within our 10 licensed cities is included. Every price
How long it takes
We tell you how long the visit takes when we send the written price, so you can plan around it.
Re-clean rule
Tell us before we leave and we fix it on the spot. If something only shows up later, text within 24 hours (48 hours with a photo for carpet and upholstery) and we come back and fix it at no charge.
Serving 10 licensed cities in Snohomish and King County: Mukilteo, Lynnwood, Bothell, Kirkland, Redmond, Kenmore, Woodinville, Mill Creek, Mountlake Terrace, Lake Stevens. Service areas
Cleaning for Property Managers, answered.
Straight answers before you book. Anything else, text us; an owner replies.
All questionsHow fast can you turn a unit?
Tell us the showing or move-in date and we schedule around it; the date is confirmed in writing on the work order. Rush same-day requests depend on what is already booked.
How many units can you take a month?
It depends on the type of clean, the number of rooms and the condition of each unit. Send us your unit list and typical monthly volume, and we confirm in writing how many units we can take and on which days. We are two owners and do every job ourselves, so we would rather give you a true number than overbook.
How do you price turnovers?
Fixed by unit type so nobody has to count rooms. Full turnover clean $316 for a studio or 1BR, $366 for a 2BR, $416 for a 3BR; carpet in the same visit 1BR $156, 2BR $196, 3BR $236. Pet odor, heavy soil and stairs are the only extras, agreed in writing before we start.
4 more questions about cleaning for property managers
What is in the photo report?
A before and after photo of each room from the same spot, dated, with a one-line neutral note: ordinary wear, or a specific issue such as a permanent stain. It supports deposit documentation under RCW 59.18.280 and shows your owner what was done.
Do you work with vendor portals?
Yes. We enroll in your portal, upload the COI, W-9 and license, and respect a not-to-exceed amount on each work order. We do not exceed it without written approval.
What about common areas?
Weekly or bi-weekly visits priced per building from $297: lobby, mailroom, corridors, elevator, stairwells, laundry room, clubhouse, fitness room and shared restrooms. Carpet in corridors can be added quarterly at $0.25 per sq ft.
Are you licensed in our city?
We hold city business licenses in Mukilteo, Lynnwood, Bothell, Kirkland, Redmond, Kenmore, Woodinville, Mill Creek, Mountlake Terrace and Lake Stevens. Shining Cleanse LLC carries general liability insurance, $1,000,000 per occurrence and $2,000,000 aggregate. We are not bonded.
What you get after every turnover
A same-day photo report, room by room. This sample is a real job of ours.
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01 · HALLWAY
Before 
After -
02 · LIVING ROOM
Before 
After -
03 · FAMILY ROOM
Before 
After
What’s included
We built this service around what a property manager is judged on: the unit is ready on the date, the owner can see what was done, and the vendor paperwork does not create work.
Turnovers are a full move-out clean of the vacant unit: inside every cabinet and drawer, the oven, fridge, microwave and dishwasher filter, bathrooms descaled and steamed, interior windows and tracks, light fixtures, floors by surface. Carpet is extracted in the same visit at a fixed price by unit type. Every unit gets a dated photo report, room by room, with a neutral note on condition.
Common areas run on a schedule: lobby and mailroom, corridors and elevators, stairwells, laundry rooms, clubhouse and fitness room, shared restrooms, with a checklist you can see. Corridor carpet can be cleaned quarterly with hot water extraction on a quiet day.
Who books this
- Property management companies with 50–500 units across Snohomish and King County.
- Small landlords with a few units who want a fixed price and a photo record.
- HOA and condominium boards that need common-area cleaning with a COI on file.
- Leasing teams that need model units and amenity spaces reset before tours.
- Realtors managing vacant listings.
How it works
- Text (425) 539-5492 or use the commercial form: company name, number of units or buildings, cities, your vendor portal if any, and typical monthly turnover volume. We reply the same business day, Mon–Fri 9am–7pm, Sat 9am–5pm, with a rate sheet and a COI sample.
- We enroll in your portal and send W-9, license and COI with your company as additional insured where required.
- Each work order gets a written not-to-exceed amount. We do not exceed it without your written yes.
- The unit is done on the agreed date, the photo report lands the same day, and the invoice comes once a month, Net 15, itemized by unit and date.
Pricing
| Service | Price |
|---|---|
| Turnover clean, studio or 1BR / 2BR / 3BR (empty) | $316 / $366 / $416 |
| Turnover carpet, studio / 1BR | $220 ($156 with the turnover clean) |
| Turnover carpet, 2BR | $226 ($196 with the turnover clean) |
| Turnover carpet, 3BR | $276 ($236 with the turnover clean) |
| Pet odor treatment | +$52 per area |
| Stairs | $5 per step |
| Common areas, per building visit | from $297 |
| Corridor and clubhouse carpet | $0.25 per sq ft, $260 minimum |
Washington sales tax, where it applies, is a separate line. Rates assume the unit is empty and ordinary wear. Heavy soil is agreed from photos before we start, never added on site.
What we don’t do
We do not repair, paint, haul or replace pad, and we say so in the report rather than hiding it. We are a two-person company: we take on the volume we can turn on time, and we tell you when a date is not possible instead of missing it. Payment terms matter to a small vendor, so we ask for Net 15 and pause new work orders if an account goes 30 days past due.
Cleaning for Property Managers price in writing. Usually the same business day.
- 1Service, city and a way to reach you. Phone or email is enough.
- 2Add 2–4 photos right in the form, or text them. With photos the price is exact.
- 3Pick a day. No deposit for homes; pay after the job.
Homes: $120 an hour for the two of us ($60 per person-hour), $240 minimum (two of us for 2 hours). Finish early, pay less. Extra time only after your yes. Insured ($1M/$2M general liability), not bonded.
Prefer texting? (425) 539-5492 · we reply Mon–Fri 9am–7pm, Sat 9am–5pm