LA SOFT WASH
Multi-Family Exterior Cleaning,
Built Around Baton Rouge Complexes
A Baton Rouge apartment complex is never a single surface. It’s multiple buildings of vinyl, hardiboard, stucco, or brick sitting in Gulf Coast humidity that pushes mold and algae faster than almost anywhere else in the country. Hundreds of windows, thousands of linear feet of gutter, busy parking areas, and breezeways and stairwells in constant resident use all sit on the same property manager’s plate.
Multi-family work is our primary commercial market in Baton Rouge, and our operation is built around it. Every apartment complex job starts with an in-person site walk. Every building is cleaned with a dedicated soft wash system instead of a high-pressure rig. The whole scope is delivered under one work order, with one point of contact for the entire property.
If you manage a complex in the area and want an accurate quote you can plan around, call LA Softwash at 225-337-7771 or request a free estimate. Every quote starts with an on-site walk-through of your property.
Every Exterior Surface We Clean
on Your Complex
Building Exterior Soft Washing
We wash every facade on the property soffit and fascia down, covering vinyl, hardie board, stucco, and brick with a dedicated commercial-grade soft wash system that kills mold and algae at the root.
Window Cleaning
We clean exterior windows across every unit with a water-fed pure water pole that reaches up to 50 feet. Interior cleaning is available on request, and we rent a lift for taller buildings.
Gutter Cleaning
We clean every gutter run on every building, bagging or blowing the debris clear by your preference. Downspouts are flushed, and every run is photographed for completion documentation.
Parking Lots, Driveways, and Access Roads
We pre-treat, pressure wash, and rinse concrete, asphalt, pavers, and stone. Concrete under three years old gets a soft wash only to protect surfaces that are still curing.
Breezeways, Stairwells, and Common-Area Concrete
We clean covered walkways, breezeway concrete, stairwell treads, and entry pads using the same soft wash and concrete methods. This is standard scope on multi-family work, and it removes the biological film that creates slip hazards.
Why Property Managers
in the Baton Rouge Area Choose Us
The Right Equipment for Every Surface
A dedicated commercial-grade soft wash system handles facades, a water-fed pure water pole reaching up to 50 feet handles windows, and proper concrete equipment handles paving. The right tool for each surface, every time.
Tenant Notification Handled Through You
We prepare multi-family-specific pre-work guidelines and route them through you to residents. Your chain of authority with tenants stays intact, and no third-party vendor contacts your residents directly.
Six Years, Zero Unhappy Customers
In six years of business in Baton Rouge, no customer has ever demanded a refund or told us the work fell short.
Nights and Weekends Standard
About 90 percent of our commercial work runs at nights or on weekends. That schedule keeps disruption to residents minimal and keeps overspray off vehicles in the parking lot.
45-Day Plant Regrowth Guarantee
We water landscaping before, during, and after cleaning. If a plant in the runoff path doesn’t show new regrowth within 45 days, we replace it, no questions asked. In six years, that’s been two rose bushes.
Insurance and Documentation on Every Job
Our insurance is automatically copied onto every signed work order, and a Certificate of Insurance is available on request for vendor onboarding.
Schedule Your Apartment Complex Cleaning
in Baton Rouge!
Our 6-Step Apartment Complex Cleaning Process
On-Site Walk-Through and Quote
Every apartment complex starts here. We walk the entire property in person, looking at building count and surface conditions, gutter runs, water sources, electrical fixture positions, lift access, and parking layout. The quote comes after the walk, not before.
Work Order and Pre-Work Guidelines
Once scope is confirmed, we issue a formal work order with an approval link, with our insurance automatically copied onto the signed work order, and your signature gets the job on the calendar. Alongside the work order, we prepare multi-family-specific pre-work guidelines for you to distribute to residents, covering schedule, what tenants need to do in advance (vehicle moves, securing patio items, closing windows), and how to reach our team.
Scheduling and Night-Before Reminder
The exact service window is agreed during the site walk, typically at night or on a weekend. The night before we start, you get a text reminder so you and the property team know exactly when crews will be on-site.
Property Setup, Buildings, Windows, and Gutters
Cones, caution tape, and access management go up across the active work zone, with flaggers or rope barriers for high-traffic areas. Electrical outlets, ceiling fans, light fixtures, and metal door frame joints are all taped and covered at each building. Buildings are washed soffit-fascia down with the soft wash system, and landscaping is watered before, during, and after. Windows are cleaned with the water-fed pole for exteriors, by hand for interiors, and from a lift where the pole’s 50-foot reach falls short. Gutters are cleaned per building, downspouts are flushed, and every run is photographed.
Parking, Concrete, and Runoff
We work parking lots and driveways next, using degreaser on oil-contaminated zones. Louisiana generally permits storm drain discharge for the chemistry we use, and if your complex requires containment, we coordinate the water reclamation rental during the site walk so it’s on-site when work begins.
Completion Photos and Recurring Setup
Completion photos are taken across every building and surface, then sent to you as a documented maintenance record. Payment is collected on completion. After the first full clean, most properties move onto a recurring schedule: a full property wash once a year, paired with shorter-cycle maintenance every one to three months on the highest-visibility surfaces.
LA SOFT WASH
How Pricing Works
on an Apartment Complex Quote
Apartment complex pricing is built as a package, not a stack of separate line items. The number on your quote reflects building count, surface conditions, parking square footage, gutter linear footage, window count and access, and the recurring frequency you commit to. The component rates we work from are straightforward, and we share them so you can compare any proposal you’re reviewing against real numbers:
- Building Soft Washing: $0.20 to $0.30 a square foot under roof. This is our residential baseline; commercial multi-family is quoted per project after the walk-through.
- Window Cleaning: $2 to $30 per pane. Assessed on time and condition. Routine recurring cleans land at the low end; heavily contaminated or post-construction glass pushes toward the high end.
- Gutter Cleaning: $1 to $4 per linear foot. Depends on gutter height and whether you want debris bagged or blown out.
- Parking Lots, Driveways, and Access Roads: $0.10 to $0.18 per square foot. Covers concrete, asphalt, pavers, and stone.
Recurring contracts come with a frequency-based discount at whatever cadence works for your property: monthly, quarterly, three times per year, biannual, or annual. The discount is agreed property by property. Commitment is secured through a signed work order with an approval link, so you can get on our schedule without putting money up front.
Guarantees, Insurance, and What's Outside Our Scope
Here’s what you can rely on when you work with us:
- Our insurance is automatically copied onto every signed work order, and a Certificate of Insurance is available on request for vendor onboarding.
- If a plant in the runoff path doesn’t show new regrowth within 45 days, we replace it, no questions asked. In six years, that’s been two rose bushes.
A few honest scope notes so there are no surprises:
- We treat oil stains with degreaser and pressure wash the affected areas. Results vary by stain age and depth, so we set expectations clearly during the site walk.
- We accommodate properties that require runoff containment by renting water reclamation equipment as part of the job, with the rental coordinated during the walk-through.
- All cleaning is done cold-water with chemical pre-treatment, which is the correct method for the surfaces we work on.
- Cleaning is our scope. If we spot something that needs repair during the job, like a loose gutter section or damaged fascia, we photograph it and pass it to your maintenance team.
Frequently Asked Questions
Do you clean every building on the complex in one visit, or split the work across multiple days?
It depends on the property. A large complex with multiple buildings, gutter runs, parking areas, and windows in scope is typically a multi-day mobilization, sequenced so that disruption to residents stays minimal. The on-site walk-through defines the timeline before work starts so there are no surprises.
When do you typically schedule work at occupied apartment complexes?
About 90 percent of our commercial work runs at nights or on weekends to minimize disruption to residents and keep overspray off vehicles. New-construction cleans on properties that haven’t opened to tenants yet can be scheduled during business hours instead.
How do you notify tenants before you arrive?
We prepare multi-family-specific pre-work guidelines and send them to you for distribution to residents. All resident communication runs through you, which keeps your chain of authority with tenants intact.
What surfaces do you actually clean at an apartment complex?
Building exteriors including siding, stucco, brick, hardie board, soffit, fascia, walls, porches, and patios. Exterior windows with a water-fed pure water pole, and interior windows on request. Gutters and downspouts. Parking lots, driveways, access roads, breezeways, stairwells, and common-area concrete.
Do you guarantee oil stain removal on parking lots?
We treat oil stains with degreaser and pressure wash the affected areas, with strong results on most stains. Older, deeper stains can be stubborn, so we set realistic expectations during the site walk before any work starts.
What if a plant or shrub is damaged during cleaning?
All landscaping next to work zones is watered before, during, and after to dilute any chemical contact. If a plant in the runoff path doesn’t show new regrowth within 45 days, we replace it, no questions asked. In six years, that’s been two rose bushes.
Can you handle runoff containment if our property requires it?
Yes. Louisiana generally allows storm drain discharge for our chemistry, and for properties with containment requirements, we rent water reclamation equipment as part of the job. Flag containment needs during the site walk so the rental is arranged in advance.
How often should an apartment complex be cleaned?
A full property exterior wash once a year is the typical baseline, paired with shorter-cycle maintenance on building entries, front facades, entry windows, and lead-in walkways every one to three months. Gutters should be cleaned at least annually, every six months on properties with heavy tree canopy.
Do you offer discounts for recurring contracts?
Yes. Contracts are available at monthly, quarterly, three-times-per-year, biannual, or annual frequencies, with the discount agreed property by property based on scope and how often you want us back.
Do you offer discounts for recurring contracts?
Yes. Contracts are available at monthly, quarterly, three-times-per-year, biannual, or annual frequencies, with the discount agreed property by property based on scope and how often you want us back.
Get a Free Estimate on Your Apartment Complex Cleaning in Baton Rouge Today!
Call us at 225-337-7771 or request a free estimate online to get on the schedule. Every quote starts with an on-site walk-through, and the visit is free.
