Tier 1: Basic (Annual + Reactive)
One annual deep clean covering building exterior, sidewalks, dumpster pad, common areas. Plus 1-2 reactive emergency calls per year (graffiti, vehicle accident cleanup, storm damage). Cost: $1,800-$3,200 annually for a 24-unit Marshall complex. Suitable for budget-tight properties or those in lower-traffic areas. Downside: visible buildup between visits.
Tier 2: Standard Quarterly
Four scheduled visits per year. Spring deep-clean + summer mid-cycle + fall pre-holiday refresh + winter dumpster + entry maintenance. Cost: $2,800-$4,400 annually for the same property. Best total value for most Marshall multi-family. Tenants notice the consistency, complaints drop measurably, lease renewals tick up. The 50-60% upcharge over Basic typically pays back in reduced tenant turnover alone.
Tier 3: Premium Monthly Touch-Ups
Twelve visits per year, smaller scope per visit. Sidewalks bi-weekly, dumpster pad monthly, building exterior quarterly, parking lot semi-annually. Cost: $5,400-$8,800 annually. Best for high-end properties (Class A apartments, luxury condos, gated communities) where visible cleanliness is part of the rent justification. Most Marshall-area properties don’t need this; properties in Conway, Bryant, or premium Little Rock submarkets sometimes do.
What Drives Tier Selection
Three factors determine the right tier: (1) tenant rent profile — higher rents justify higher cleaning spend; (2) building age — older buildings show buildup faster, benefit from more frequent cleaning; (3) tree cover — properties with heavy tree canopy collect leaf debris and pollen, need more frequent attention. Most Marshall apartment properties land in Standard quarterly because the cost-benefit math works there.
Customizing Within Tiers
Each tier is a starting point. Property managers commonly add: parking-lot stripe wash annually (improves perceived cleanliness more than any single intervention), dumpster pad sanitize at higher frequency for properties with smell complaints, building-side softwash extra cycles for north-facing walls that mildew faster. We build the actual scope around the property, not a generic checklist.
Frequently Asked Questions
How do I know which tier is right for my property?
We do a free site walkthrough and recommend the tier that matches your rent profile, building condition, and tenant complaint history. Most Marshall multi-family properties land in Standard quarterly. (318) 401-2772.
Can I switch tiers mid-year?
Yes. Most property managers test Standard for 12 months, then either upgrade to Premium (if rent profile justifies) or stay at Standard. Downgrades to Basic typically only happen for properties with significant tenant turnover where higher cleaning spend isn’t paying back.
What about emergency calls between scheduled visits?
Maintenance contract customers get priority scheduling for between-visit emergencies (graffiti, accident cleanup, etc.) at the contract rate — no rush surcharge. Same-day or next-day response typical.
Do you provide before/after photos for property records?
Yes. Standard procedure for all maintenance contract visits. Useful for property management documentation, owner reports, and tenant communications.
Do you serve Little Rock metro multi-family properties?
Our 60-mile service area from Marshall, TX covers Caddo Parish (Shreveport, Bossier City) but does not extend to Little Rock metro. For Little Rock area, contact a local Pulaski County provider.
Pick the Right Maintenance Tier
Free on-site estimate. Honest pricing, professional crew.