Common areas residents and the board can be proud of.
Homeowner associations and residential buildings depend on clean, well-maintained common areas to protect property values and resident satisfaction. Lobbies, hallways, fitness centers, parking garages, and outdoor areas all require consistent attention.
Seven service lines, one contract.
LPJ Services partners with HOAs and property managers to deliver reliable service with full visibility into every job.
What boards and property managers care about.
What residents see first
The lobby, mailroom and elevators are what residents and their guests see. They are on every visit.
Reporting to the board
A board wants to know the work was done. Every visit is on the record in the client portal, with its photos, for the manager to show the board.
Amenity spaces
Fitness rooms, party rooms and pool areas are cleaned on the schedule the association sets.
Garages, walks and the season
Garages, walks and entries can go on a power washing schedule, and the same contract can carry snow removal for walks and drives.
One vendor for the property
Cleaning, floor care, windows, painting and snow can sit on one contract with one account manager and one invoice.
How a common area program runs.
| Cadence | On the days the association sets; floors, windows and power washing on their own schedules; snow for the season. |
|---|---|
| Time of day | Days or evenings, set around resident traffic. |
| Crew | A dedicated team residents come to recognize, with trained backup. |
The checklist.
- Lobby, mailroom and entrances
- Elevators and corridors
- Amenity rooms
- Trash rooms and chutes
- Common area restrooms
Equipment, supplies and the record.
Equipment
Commercial-grade floor equipment and water-fed poles for lobby and common area glass.
Supplies
Every cleaning chemical, tool and supply is included in the service agreement. Restroom consumables (paper, soap, liners) can be included in the program or stocked by you, whichever your purchasing prefers.
Documentation
Every visit is on the record in your client portal, with its photos. Safety data sheets and product documentation for anything we use are available on request, and so are certificates of insurance.
The schedules we quote.
| Commercial cleaning | Daily, multiple times a week, weekly, bi-weekly, monthly, or a one-time deep clean |
|---|---|
| Janitorial | Day shift, evening shift or overnight |
| Day porter | On site during business hours, restroom checks every 1 to 2 hours |
| Floor care | Strip and wax, buff and burnish, tile and grout, after close |
| Window washing | Monthly, quarterly, semi-annually, annually or one-time |
| Snow removal | Every storm that reaches your trigger depth, for the season |
| Power washing | One-time, monthly, quarterly, semi-annually or annually |
What we plan around, and how.
What a HOA property needs
- Resident expectations for clean lobbies, hallways, and amenities
- Seasonal needs including snow removal and exterior upkeep
- Board reporting requirements for service accountability
- Budget constraints balanced against high service standards
How LPJ meets it
- Comprehensive common area cleaning programs
- Day porter services for lobby and amenity upkeep
- Snow removal and seasonal exterior maintenance
- Every visit on the record in your client portal, with its photos, to show your board
- Transparent, predictable pricing for budget planning
What HOA property owners ask.
How quickly can you start service on a new property?
For most properties, we can begin within 5-7 business days of signing an agreement. We use that time to conduct building-specific training and coordinate access credentials with your management office.
What is the difference between janitorial and commercial cleaning?
Janitorial service is daily, ongoing facility maintenance. Trash removal, restroom service, surface disinfection, general upkeep. Commercial cleaning is periodic or project-based work. Deep cleans, floor restoration, construction cleanup. Most properties need both, and we bundle them under a single agreement.
Is a day porter the same as a janitor?
No. A janitor performs scheduled cleaning tasks, usually after hours. A day porter is a real-time facility responder stationed in your building during business hours. They handle incidents, maintain common areas, and provide visible, on-demand support throughout the day.
How often should VCT floors be stripped and waxed?
It depends on traffic volume. High-traffic areas like main lobbies and corridors typically need a full strip-and-wax 3-4 times per year. Lower-traffic areas may only need it 1-2 times. We recommend interim buff-and-recoat service between full strip cycles to maintain appearance.
Tell us about the property.
Most quotes are delivered within 24 hours.