HOA Common Areas Reflect How the Community Is Managed
HOA boards and property managers answer to dues-paying homeowners, and the condition of shared spaces is the most visible evidence of how well that responsibility is being carried. Streaked or film-covered glass on a clubhouse, fitness center, or management office does not go unnoticed at board meetings. In the Tacoma area, wet and overcast seasons produce persistent mildew and condensation buildup on shaded common-area glass. North-facing and tree-facing exposures accumulate film that makes shared spaces look neglected well before they actually are.
Window and Gutter Cleaning Ninjas handles glass across HOA communities in Tacoma, covering common-area facilities, shared building exteriors, and individual homeowner windows within the community. We also serve homeowners directly for gutter cleaning, roof cleaning and moss removal, and solar panel cleaning. Every service is priced transparently and coordinated through the HOA board or property manager.
Reach us at (253) 820-3573 or send an email. We will walk through the community’s scope with you.
HOA Common-Area Glass
Shared Multifamily Glass on HOA-Managed Buildings
Individual Homeowner Glass Within the Community
Gutter Cleaning on HOA Homes
Roof Cleaning and Moss Removal on HOA Homes
Solar Panel Cleaning on HOA Homes
Why HOA Boards and Property Managers Trust Our Crew
An HOA board putting a crew in front of homeowners needs a vendor who will not generate complaints at the next board meeting. Reliability and communication matter more than price when the work happens in a community people live in.
No Scope Creep. You Get What You Agreed To
The quote defines the job. Nothing beyond it gets added without a separate conversation. The HOA board’s contracted scope is glass only. Individual homeowners booking their own services get a separate, clearly defined quote for each job. We do not pressure wash common areas, do not soft wash siding, and refer everything outside our trade to the right crew. An HOA board should never wonder what they are being billed for.
One Crew for the Whole Community
Whether the HOA is contracting for common-area glass or a homeowner within the community is booking their own windows, gutters, roof, or solar panels, the same crew and the same standards apply. No different quality for different parts of the same neighborhood.
Veteran-Owned, Locally Accountable
An Air Force veteran founded this crew and chose to build it in Tacoma. No franchises and no outside transplants here. We are locally owned, locally rooted, and locally accountable to our neighbors. For an HOA board that has cycled through national-brand vendors, that kind of local continuity changes the relationship.
Our Four Core Values
Four core values the crew carries onto every property. A crew working in a managed community is visible to every homeowner on the street. How they carry themselves on-site, in driveways, and around shared spaces matters as much as the finished glass.
Ready to Put Your Tacoma HOA's Glass on a Maintenance Schedule?
How HOA Window Cleaning Gets Scheduled and Done
Step 1: Reach Out With the Community's Scope
The HOA board member, property manager, or management company representative calls, emails, or submits the form. The crew needs to understand which areas of the community are in scope, how many buildings and stories are involved, the approximate pane count, and any access or scheduling constraints specific to the community. A written quote covering the full agreed scope is produced at no charge before any commitment is made.
Step 2: Coordinating With the Board or Management Company
Once the quote is accepted, the crew confirms the right point of contact. Self-managed HOA boards with a volunteer coordinator and professionally managed communities operate differently, and the scheduling workflow adapts to whichever structure is in place. For common-area facilities, access windows are confirmed with the HOA coordinator before the visit is locked in. For shared building exteriors, any required homeowner-notification process is built into the schedule rather than treated as an afterthought. All scheduling runs during normal business hours. No after-hours or weekend crews.
Step 3: Safety Setup in Shared Community Spaces
Before the crew touches a pane, signage and safety cones are staged in any shared-access area where residents or foot traffic will be present. Walkways, parking areas near ladder work, and common-area entrances are all marked. Ladders go up with stabilizer bars and leg levelers on every placement. A crew working in a lived-in community is visible to every homeowner on the block, and the setup reflects that.
Step 4: Glass Cleaned to the Same Standard Across Every Scope Area
Each pane is hand-tooled with a squeegee and detailed with clean microfibers using Glass Gleam-4 and Dawn solution. Where screen removal is not practical, the building layout calls for it, or the account is on a recurring plan, the crew deploys a water-fed pole with purified water. Individual homeowner windows within the community receive the same pane-by-pane standard as the clubhouse glass.
Step 5: Sign-Off Before the Crew Leaves the Community
The HOA contact or designated site representative confirms completed areas before the crew wraps up. Any issue is addressed on the spot rather than flagged in an email two days later. Pre-existing conditions noted at the quote stage are documented clearly at sign-off so there is a shared record between the crew and the board. Individual homeowner completions follow the same confirmation step.
Our HOA Exterior Cleaning Pricing
Every service for HOA communities, whether contracted by the board for shared areas or booked by individual homeowners for their own homes, is quoted from the same straightforward model. The rate structure is transparent before any work begins.
- HOA Common-Area and Shared-Building Glass is quoted per pane, with HOA volume contracts priced as combined jobs. The quote covers the full board-contracted scope in one number, billed to the HOA or management company.
- Individual Homeowner Glass follows the same per-pane model and is billed directly to the homeowner. Minimum $150; typical residential homes range from $150 to $700 depending on pane count, story height, pane size, and condition.
- Deep Track Cleaning Add-On is $50 per track. Confirmed and quoted separately.
- Screen cleaning add-on pricing is currently in transition. Ask about screen cleaning when you request your estimate.
- Gutter Cleaning averages $225 to $250, billed directly to the homeowner. Exterior gutter face cleaning (mildew and algae removal on the visible gutter trough face) is available as an add-on. Ask about pricing at estimate.
- Roof Cleaning and Moss Removal averages $600 to $800; many jobs exceed $1,000 depending on size, pitch, moss volume, and roof material. Gutter cleaning is always included. Preventative treatment-only visits (zinc sulfate granule applied without the scrub step) run approximately $150 and are recommended one to two times per year as maintenance between full cleans. Billed directly to the homeowner.
- Solar Panel Cleaning is priced per panel, with the total scaling with panel count. Billed directly to the homeowner. Residential roof-mounted panels only.
- Service Plan Discounts apply to individual homeowners. Biannual plan customers receive 10 percent off any other service; quarterly plan customers receive 15 percent off. A homeowner on a biannual window plan who adds a roof cleaning gets the discount applied to the roof job. Ask about recurring plan options when you get your estimate.
Our Commitment to Your Satisfaction
Streak-Free Window Guarantee
If you spot a streak right after we clean, call us. We will come back and touch it up free. Our streak-free guarantee is not fine print, it is a callback we will actually answer. This applies to HOA common-area glass and individual homeowner window cleaning alike. The guarantee covers streaks reported promptly, within the first few days after service. If a concern turns out to be a blown seal or a pre-existing scratch, we will still come out and show you what we are seeing so there is a clear explanation on record.
Four-Week Moss Die-Off Guarantee
After we treat your roof, any low-line moss left behind will die within four weeks, turning yellow, then brown, then black, and withering away. If there is still vibrant green moss after four weeks, call us and we will come back out and re-treat at no charge. This applies to individual homeowners within the community who book the scrub-and-treat roof cleaning service.
Clear-and-Free-Flowing Gutter Guarantee
We guarantee your gutters are clear and free-flowing when we leave. If a clogged downspout shows up within a few days of our visit, that is on us. We will come back and clear it free. This covers the initial clean. Clogs caused by storms or new debris loading after service fall outside it.
Stand-Behind Commitment
If you are not satisfied with our work, we will make it right. We deliver more value than we charge, and we mean it.
Heard From HOA Boards and Homeowners
Lin S.
Window Cleaning in Tacoma
I called Ninja Window and Gutters service for window cleaning late Friday on a holiday weekend. Gabrielle was so wonderful to work with answering questions and setting up an appt after the holiday. As promised for day of service Isaiah arrived at 8 am. He was so thorough in cleaning both inside and outside. The double pane windows I thought had gas leaks were just needing a real professional cleaning. Even the windows that had leaks he did amazing and they all look amazing. Both Isaiah and Gabrielle were so professional and friendly both on intake and providing service as promised. We will never need to look for another window cleaning service. Will be calling Ninja for any roof and gutter cleaning as well. We have had other window cleaning services in past and the windows were never as clean as today after Isaiah finished cleaning. Thank you Ninja Team!!!! Lin
Thomas J.
Window Cleaning in Tacoma, WA
Jason, a window cleaning ninja, did a super job in cleaning our windows, inside & out. He arrived when he said he would. He is friendly, professional and a perfectionist in getting the job done right. Highly recommend. Will be using the Ninjas again.
Frequently Asked Questions
Do you work directly with the HOA board, or does it need to go through a property management company?
Either works. Self-managed HOAs with a volunteer board and HOA communities run by a professional management company are both served. For self-managed boards, the crew coordinates directly with the board member handling maintenance. For managed communities, the property management company is the point of contact. The quote and scheduling process is the same either way.
Can individual homeowners within an HOA community book their own window cleaning separately?
Yes. Homeowners within the community can book and pay for their own home’s window cleaning directly, separate from any HOA contract. The per-pane model is the same as the community-wide rate, and the invoice goes to the homeowner, not the HOA. Homeowners call or email directly without needing board involvement.
Can the HOA's common-area glass and individual homeowners' windows be done in the same visit?
Yes, if the scope and scheduling allow. Common-area facilities and individual homeowner homes can be sequenced in the same visit or spread across separate visits depending on what the HOA coordinator and homeowners need. Combined visits are quoted as a single job with the sequence agreed upfront. Scheduling is confirmed with the HOA contact before the visit is locked in so there are no access conflicts on the day.
Do you pressure wash HOA common areas, pathways, or building siding?
No. Our HOA work covers windows, gutters, roofs, and solar panels. We do not pressure wash common areas, do not soft wash siding, and do not clean pathways or hardscape surfaces. That work belongs to a different trade, and we refer it to trusted partners.
Does the HOA pay for everything, or can homeowners pay separately for their own services?
Both paths run independently. The HOA pays for common-area and shared-building glass under the HOA contract. Individual homeowners within the community pay separately for their own homes under a direct booking, whether that is windows, gutters, roof cleaning, or solar panels. The two billing relationships do not need to be linked. An HOA can contract for common areas without covering individual homes, and homeowners can book regardless of whether the HOA has an active contract. The written quote makes the scope and billing path clear before any work starts.
Can a homeowner bundle gutter cleaning and window cleaning on the same visit?
Yes. Gutter cleaning and window cleaning can be scheduled together on the same visit for a homeowner within the community. Homeowners on a biannual window or gutter cleaning plan get 10 percent off any other service; quarterly plan customers get 15 percent off.
What types of roofs do you clean on homes within the HOA community?
Composition shingle (three-tab, architectural comp, and presidential comp) is the standard and covers the vast majority of homes in the Tacoma area. The crew runs a full scrub-and-treat with zinc sulfate granule treatment on comp roofs. Tile and slate roofs are cleaned on a case-by-case basis. We do not scrub cedar shake. By the time most shake roofs need moss work, the shingles are too weathered to scrub safely, so we blow them off and treat them instead. Metal roofs we blow off in dry conditions only. We do not scrub or treat metal because it is a different surface and a different job. If the roof deck is unsafe to walk, the crew stops, refunds the deposit, and tells the homeowner straight that the roof needs replacement, not cleaning.
Is gutter cleaning included when you do roof moss removal on a homeowner's house?
Yes. Gutter cleaning is always included with every roof cleaning job at no extra charge. The crew blows the roof debris down, then clears the gutters as part of the same visit. Downspouts are confirmed free-flowing before the crew leaves.
Let's Talk About Window Cleaning for Your Tacoma HOA
Clean common areas do not happen by accident. They happen when the board puts a reliable crew on a recurring schedule and holds them to a standard. If your Tacoma HOA community is ready to get its shared glass, individual homeowner windows, gutters, or roofs on a maintenance plan, call (253) 820-3573 or send us an email. We will scope the community and put a written quote in your hands.
