Janitorial Services for Miami HOAs, Condos & Property Managers
Commercial janitorial cleaning built for the operational reality of multi-unit residential properties. Common-area, lobby, and amenity service for condo associations, HOA boards, and property management firms across Miami-Dade and Broward.
Why Boards & Property Managers Switch to White Square
Most janitorial companies are built for offices and one-off jobs. We are built for the operational reality of multi-unit residential properties.
One Vendor Across Your Portfolio
Manage three buildings or thirty under a single agreement. Consolidated invoicing, one account manager, and consistent service standards across every property in your portfolio.
Built for Board Approval
Detailed scope-of-work documents, transparent line-item pricing, and standardized service agreements that survive board review. We make it easy for treasurers and property managers to defend the contract internally.
Common-Area Expertise
Lobbies, corridors, elevators, mailrooms, package rooms, gyms, pool decks, and parking structures. We have spent years learning what actually wears down in shared residential spaces and how to keep it presentable.
Resident-Aware Cleaning
Our teams understand that residents live where we work. Quiet hours, scent preferences, pet-safe products, and respectful interactions with owners and tenants are part of every visit.
Insurance Documentation in 24 Hours
Certificates of insurance naming the HOA or management company as additional insured, available within 24 hours of contract signing. We meet institutional vendor compliance standards.
Transition Support
Switching from another cleaning vendor mid-contract? We coordinate the handoff to ensure continuity of service, including communication with your outgoing provider and your residents.
What's Covered in Recurring Janitorial Service
Standard recurring janitorial scope for HOAs, condo associations, and managed properties. Customizable per building.
Add-on services available: window cleaning, carpet shampooing, garage pressure cleaning, and post-event cleanup. Quoted per request or built into your annual contract.
Property Types We Service
From walk-up condos in Hollywood to high-rise towers in Brickell, we service multi-unit residential properties across South Florida.
Built for Property Management Companies
White Square is structured around how property management firms actually buy janitorial services. We sign master service agreements that can cover multiple properties, support single corporate invoicing across your portfolio, and assign one account manager who knows your buildings, your residents, and your reporting cadence. Whether you oversee a five-building portfolio or a larger group of properties across South Florida, the operational overhead of managing us stays low.
For property managers, the work of janitorial cleaning is rarely about cleaning. It is about responsive vendors, timely COIs, photo documentation for board meetings, and a single phone number that answers when a resident complains about the gym at 7am. Many of our property management relationships are built for long-term service, not one-time cleaning jobs, and we treat every account like a partnership designed to grow as your portfolio grows.
If you are running a vendor RFP, conducting a portfolio cleaning review, or transitioning from a national franchise to a local cleaning contractor company, we are equipped to participate. We provide detailed proposals, references from active multi-unit clients, certificates of insurance, sample monthly reports, and live walkthroughs of buildings we currently service. Walkthrough quotes are returned within 48 hours.
Service Frequency Options
Most HOAs and managed properties land on weekly or bi-weekly service. Higher-traffic buildings move to daily.
Daily Service
Recommended for luxury high-rises, buildings with 100+ units, staffed condominium properties, and amenity-heavy residential communities. Same dedicated team Monday through Saturday, with reduced Sunday or holiday coverage. Volume pricing applies.
Weekly or Bi-Weekly Service
The default choice for most Miami condo associations and HOAs. Predictable cadence, consistent quality, and pricing that works inside typical association budgets. Ideal for buildings with 20-100 units.
Monthly Deep Service
Best for smaller HOAs, townhouse communities, and buildings where residents handle most day-to-day common-area upkeep. Each visit is a thorough deep clean rather than a routine pass.
Every recurring contract includes a dedicated team that learns your building's quirks, residents' preferences, and your property manager's communication style.
Where We Service HOAs & Buildings
White Square services condos, HOA properties, and managed buildings across both Miami-Dade and Broward counties, with strong coverage of the high-rise corridors of Brickell, Aventura, Sunny Isles, and Fort Lauderdale Beach. We also service mid-rise communities, garden-style complexes, and townhouse associations from Coral Gables and Doral down through Hollywood and Hallandale Beach.
Multi-property contracts and annual agreements receive preferred pricing. Ask about portfolio rates during your walkthrough.
Beyond Standard Recurring Cleaning
Recurring common-area cleaning is the core of what we do, but most of our HOA clients eventually expand the scope. Pool deck cleaning, garage and parking structure pressure cleaning, post-storm cleanup, lobby refresh projects, and pre-inspection deep cleans are all available as add-ons or as scheduled annual events. We coordinate with on-site building staff, security, and management offices to schedule this work around resident traffic.
Emergency and after-hours response is also part of how we serve property management firms. Water intrusion, vandalism, post-event mess in amenity spaces, and unexpected maintenance issues that require professional cleanup are handled by the same team that services your building under contract, not a stranger sent by a third party. For property managers, this consolidation matters: one vendor accountable for the cleanliness of the building, end to end.
For HOAs and condo associations going through a change in management, a renovation project, or a major board transition, White Square has supported clients through all three. We are flexible on contract terms during transition periods and can mobilize quickly when an outgoing cleaning company terminates abruptly. The cleaning contractor company you partner with should reduce stress during volatile periods, not add to it.