Condo & HOA Common Area Cleaning in Miami-Dade & Broward
Common area cleaning for property managers and boards — with a written scope, a predictable monthly price, and reporting you can forward to the board without editing it first.
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For the people who get the email when the lobby looks bad
Common areas are the part of a building every resident sees every day and nobody owns individually. When they slip, the property manager hears about it — usually by email, usually copied to a board member, usually on a Saturday.
We work with licensed community association managers, self-managed boards, management companies running portfolios, and developers turning over new buildings across Miami-Dade and Broward — from garden-style associations to high-rise towers.
South Florida has its own version of this problem
- Humidity and salt air mean lobby glass, stainless lift panels and entry thresholds show marks faster here than almost anywhere else.
- Package volume has turned mailrooms into the second-highest-traffic room in most buildings, and the one most likely to be visibly untidy.
- Trash chute rooms on every floor are the single most common source of resident complaints — and the first thing a walkthrough with a board member gravitates toward.
- Seasonal occupancy swings the workload twice a year, which a fixed annual scope handles badly.
Managing commercial suites in the same portfolio? Office cleaning and wider janitorial programs can run on the same reporting and the same point of contact.
Common areas, room by room
Common area scopes fail when they are written as a list of rooms with no frequency attached. Yours will specify both — what gets touched every visit, and what runs on a rotation.
Every visit
- Lobby floors, entry mats, seating and reception or concierge desk
- Entry glass, both sides at ground level, and door handles and push plates
- Lift cabs: floors, walls, handrails, and the button panels everyone touches
- Corridors and stairwells vacuumed or mopped, with handrails wiped
- Mailroom and package room tidied, surfaces wiped, floors cleaned
- Common restrooms and pool restrooms cleaned and restocked
- Trash and recycling removed from common bins
- Trash chute rooms wiped down and floors cleaned
Amenity and rotation
- Fitness room: equipment surfaces wiped, mirrors, floors
- Clubhouse and party rooms reset after use
- Business center, conference and co-working rooms
- Pool deck furniture wiped and set — we do not service pool water or chemicals
- Lift tracks and thresholds detailed on a set rotation
- High and low dusting: light fittings, ledges, vents, skirting
- Hard-floor machine scrub, strip and wax, quoted separately
- Carpet extraction in corridors and amenity rooms, quoted per job
Some things sit outside this scope by design: pool chemistry and water treatment, landscaping and irrigation, unit interiors, and building maintenance or repairs. Where a task belongs to another vendor, the scope says so plainly, which avoids the familiar argument about who was supposed to do what.
Consumables for common restrooms — paper, liners, soap — are excluded unless you would rather we supply and manage them. On a building with heavy amenity use, handing that off is often worth more than it costs.
Matching coverage to the building
A tower with a concierge and a 40-unit garden community are not the same job, and pricing them the same way is how associations end up overpaying or under-served.
Seasonal swing is normal here, and the schedule can step up for high season and back down after, without renegotiating a contract term. Service is month-to-month with 30 days' notice.
Boards usually want a number before a proposal goes on an agenda. Run the common-area square footage through the instant estimate to get a range you can put in front of them, then confirm it at a walkthrough.
What makes this easier to defend to a board
- Reporting you can forward. Every visit produces an emailed report with the scope signed off, crew in and out times, GPS check-in and photos. Forward it to the board untouched — it answers the question before it is asked.
- W-2, E-Verified, background-checked crews. People working in residents' building are employed, screened and bonded — never cash labor. Residents see the same faces rather than a rotating cast.
- Insured $1M / $2M and bonded. Certificates of insurance with additional-insured language naming the association, issued the same day your manager or insurer asks.
- A phone answered on weekends. Complaints in residential buildings do not arrive during business hours. Calls and texts are answered day, night and weekends, in English and Spanish.
- One point of contact. Your manager deals with one person who knows the building, not a call center and not a different crew lead every month.
- Month-to-month terms. Thirty days' notice. No multi-year agreement for a board to inherit and no auto-renew clause to be caught by.
Questions property managers and boards ask
Can the board see proof the work was done?
How do you handle resident complaints?
Do you clean trash chute rooms?
Do you handle the pool, landscaping or unit interiors?
How does access work for a building with fobs and cameras?
Our occupancy doubles in season. Can the schedule change?
Other properties we clean
Your building, measured and priced this week.
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