Multifamily partner program · DC · Maryland · Virginia
The bulk pile
at your corral,
on a route.
Every community in the DMV has the same three problems: a mattress nobody claims, a vacant unit full of what the last resident left, and a maintenance tech doing both instead of the work orders. We take all three off your board — on a schedule, on one invoice, with photos you can charge back.
Why communities call
It never arrives as one job
It arrives as a hundred small ones, all landing on the person who is already behind. Four of them repeat at every property we walk.
May through August, units come back loaded and the make-ready clock is already running. Every day a unit sits full is a day it is not leased.
A sectional appears beside the compactor on a Saturday. By Monday there are three more, the hauler refuses the pickup, and the container is blocked.
The most expensive way to move a mattress is a maintenance tech and a pickup truck. That hour was supposed to belong to a work order.
You know which unit left the couch. Without a timestamped photo and a line item, it comes out of the property's budget instead of the deposit.
Where we work
Six places on your property
Tap a marker. This is the whole scope of what a partner property hands us — nothing here needs a separate vendor, a separate call, or a separate invoice.
The program
Three ways to run it
Same crews, same insurance, same documentation. What changes is how much of the property we carry and how predictable you need the number to be.
On call
No monthly commitment. You call, we come, everything lands on one invoice at the end of the month instead of a card receipt per job.
- Partner rate card, below walk-up pricing
- Next-day standard, same-day when it blocks access
- One monthly invoice per property, net terms
- Photo documentation on every job
- Portal access for the whole site team
No monthly fee · Priced per job
Scheduled route
A standing visit on the same day each week. The corral gets cleared whether or not anyone remembered to call, which is the entire point.
- Everything in On call
- Weekly or twice-weekly corral and bulk sweep
- Fixed monthly figure — budget it once
- Turnover cleanouts at the partner turn rate
- Named dispatcher, direct line, no phone tree
- Monthly summary: jobs, tonnage, diversion
Fixed monthly · Turns billed per unit
Full property
The route, the turns, and the pressure washing that nobody has time to schedule — folded into one number across every property you run.
- Everything in Scheduled route
- Turnover cleanouts included to an agreed monthly volume
- Quarterly dumpster pad & breezeway washing
- Chute and trash room deep cleans
- Valet tote and corral bin cleaning
- Portfolio invoicing and one point of contact
Fixed monthly · Portfolio terms
Side by side
What each one carries
| What | On call | Scheduled route | Full property |
|---|---|---|---|
| Bulk items at the corral | When you call | Standing weekly sweep | Standing, up to twice weekly |
| Unit turnover cleanouts | Partner rate | Partner turn rate | Included to agreed volume |
| Chute & trash rooms | Quoted | Quoted | Included, scheduled |
| Pad & breezeway washing | Quoted | Quoted | Quarterly, included |
| Bin & tote cleaning | Quoted | Add-on | Included |
| Response — blocking access | Same day | Same day | Same day, priority |
| Response — standard | Next business day | Next scheduled run | Next scheduled run |
| Photo documentation | Every job | Every job | Every job |
| Chargeback packet | On request | Attached to the ticket | Attached to the ticket |
| Invoicing | Monthly, per property | Monthly, per property | Monthly, portfolio roll-up |
| Portal | Full access | Full access | Full access |
| Dedicated dispatcher | — | Named, direct line | Named, direct line |
| Monthly diversion report | — | Yes | Yes, portfolio roll-up |
Price the program
Move the sliders, see the number
Built from the same published ladder we quote residential work on — you pay for truck space, not time. It is an estimate to budget against, not a contract. Your written rate card comes after the walkthrough.
Volume across the agreement is already applied. Turn cleanouts vary most — a skip-out with furniture in every room is not the same job as a broom-clean vacancy, and the crew confirms on site the same way it does for a homeowner.
Get this in writingThe other side of it
What the pile costs you now
Your numbers, not ours. Put in what you actually spend and the arithmetic does the rest — including the part nobody budgets, which is maintenance payroll spent driving to the transfer station.
Nothing here is a projection of savings we promise. It is your inputs, added up, next to the program number you just built.
Vendor file
The paperwork, before you ask
Every management company runs the same checklist before a vendor sets foot on site. Here is where we stand on all of it, in the order your compliance team asks.
| Requirement | How we handle it | When you get it |
|---|---|---|
| Certificate of insurance | General liability and auto, with your management company and ownership entity named as additional insured. Sent direct from the carrier. | Before the first job |
| Workers' compensation | Carried on every crew member on your property. Certificate issued with the COI. | Before the first job |
| W-9 | Signed, current, matched to the name on the invoice so AP can set the vendor up once. | At onboarding |
| Service agreement | Plain-language scope, rate card and terms. No auto-renew trap, no early-termination fee. | At onboarding |
| Crew identification | Uniformed, in a marked truck. Names of the assigned crew on file with the site so your team knows who is walking the breezeway. | Standing |
| Photo documentation | Before and after on every job, timestamped, attached to the ticket in your portal and to the invoice line. | Same day |
| Resident chargebacks | Ticket, photos and the line item as one packet you can attach to a deposit disposition. | On request, any time |
| Disposal & diversion | Usable goods to DC-area charities, recyclables to the proper facility, the rest to a licensed transfer station. | Monthly summary |
| What we cannot take | Paint, solvents, chemicals, asbestos, medical waste, tires and fuel. We will tell you who does. | Stated up front |
Coverage limits, named entities and payment terms are set in your agreement — tell us what your management company requires and we will confirm it in writing before the first job, not after.
Getting started
From call to first sweep
- Walk the property
Corral, chute rooms, breezeways, the garage deck, and a look at your turn schedule. Thirty minutes, no charge, no obligation.
- Scope and rate card
Written. What is on the route, what is per-job, what the turn rate is, what is excluded. Nothing priced from a form.
- Vendor file
COI naming your entities, W-9, workers' comp, signed agreement. Sent to whoever your compliance team names.
- Portal opens
Your site team gets logins. Work orders, ticket history, photos and invoices — all scoped to your property only.
- First run
The standing day is set and the sweep happens whether or not anyone remembered to call it in.
Where we run
Check your ZIP
Standing routes across the District, Montgomery and Prince George's County, Arlington, Alexandria and Fairfax.
- Washington DC
- Silver Spring
- Alexandria
- Bethesda
- Arlington
- Rockville
- Fairfax
- College Park
- Hyattsville
- Takoma Park
- Greenbelt
- Gaithersburg
- Bowie
- Landover
- Springfield
- Falls Church
Questions managers actually ask
Straight answers
Do you replace our valet trash vendor?
No, and we would not try. Valet trash is a nightly doorstep pickup of household bags. We handle what valet trash will not touch — the sectional at the corral, the vacant unit, the chute room, the pad. Most of our partner communities run both.
How does billing work?
One invoice per property, monthly, on your net terms. Every line references a ticket number, and every ticket has photos attached. Pay it by card or bank transfer from inside the portal, or send it through AP like any other vendor invoice.
Can we bill a cleanout back to a resident?
That is the main reason properties keep the portal open. Each job produces a ticket with timestamped before-and-after photos and a priced line item. Attach the packet to the deposit disposition and the charge stands on its own.
What is the response time when something is blocking the container?
Same day. That is the case that cannot wait for a scheduled run, because a blocked container means your hauler skips the property and the problem doubles by morning. Everything else lands on the next run or the next business day.
Is there a minimum term?
No auto-renew trap and no early-termination fee. A scheduled route is a monthly figure you can stop. We would rather keep the property because the corral stays clear.
Do you handle turns during peak season?
May through August is the whole reason to be on a route before you need one. Partner properties are scheduled ahead of walk-up work in turn season — that is the practical value of the agreement.
Who can log into the portal?
Anyone you name — the community manager, the assistant, maintenance supervisors, and your regional. Each person signs in with their work email and a six-digit code, and only ever sees the properties they are attached to.
What about abandoned vehicles?
We do not tow. We clear what is around them, and we will clear a unit, a cage or a garage bay once the vehicle is gone.
Start a partnership
Tell us about the property
Someone walks it before anyone quotes a number. Thirty minutes on site, and you get the scope and the rate card in writing.
- The walkthrough is free and there is no obligation attached to it.
- You get a written scope and rate card — not a verbal range.
- COI naming your management company comes before the first job.
- If we cannot serve your address well, we will say so instead of stretching a route.
Or skip the form
Call and we'll walk it this week
Ask for the property side. Thirty minutes on site, written scope after.
Contact us Already a partner? Sign in to your portal to raise a work order or pay an invoice.