For HOA boards & property managers
One vendor, one contact, a scope your board can actually approve
Midlands Exterior Solutions runs recurring exterior maintenance for HOA common areas and managed properties across the Columbia, SC metro — written scope before work starts, itemized invoicing by property, and a crew that shows up on the schedule you approved.
Recurring scheduled maintenance
Crews on a fixed route — weekly, biweekly, or a cadence built around board meetings and tenant expectations. No chasing a callback every cycle.
Itemized multi-property invoicing
One consolidated invoice broken out by property or common area, easy for a board treasurer or management company to approve and pass through.
Licensed & insured, proof on request
Certificate of insurance available for your file. We carry the coverage your management company or board requires before crews step on site.
Single accountable local contact
One name and number for the whole portfolio — not a ticket queue. Issues get answered by the person who routes the work.
Written scope before work starts
We walk the property and put the scope in writing before anything is scheduled, so there's no ambiguity about what's included at renewal.
Properties we serve
From a single HOA entrance to a multi-property management portfolio, the scope and invoicing scale to the work.
- HOA common areas & community entrances
- Multi-family & apartment communities
- Office parks & professional buildings
- Retail centers & storefronts
- Churches, schools & institutions
How bidding works
No verbal-only quotes on portfolio work — every commercial and HOA bid follows the same three steps before a crew is scheduled.
- 1
Site walk
We walk every common area or property in the portfolio with you or your on-site contact, noting access, obstacles, and current condition.
- 2
Written scope & itemized bid
You get a scope broken out by area or property, with pricing your board or management company can review and approve line by line.
- 3
Board approval & schedule
Once approved, we lock in a recurring route and start date. You'll always know which week the crew is coming.
Free download
HOA Grounds Maintenance RFP Template
A ready-to-use, board-facing request-for-proposal packet — scope of services, service frequency tables, insurance and licensing checklist, bid submission requirements, a weighted evaluation matrix, and a bidding timeline. Fill in your community's information and send it to your bidder list.
- Itemized scope covering mowing, beds & mulch, seasonal cleanups, pressure washing, irrigation awareness, and storm debris
- Insurance & licensing checklist your board can hold every bidder to
- Weighted evaluation matrix for an objective, defensible decision
5-page PDF, free to use for your community — no obligation.
Services for HOAs & managed properties
The same crews and standards as our residential work, scoped and scheduled for common areas and portfolio properties.
Lawn Care
Mowing, edging, seasonal treatments, and reliable weekly routes.
Landscaping
Planting, bed design, refresh projects, and long-term curb appeal.
Mulching
Clean installs that suppress weeds and protect roots.
Yard Cleanups
Leaf removal, debris haul-off, and reset visits after storms.
Pressure Washing
Driveways, sidewalks, siding-safe cleaning, and porches.
Exterior Cleaning
Brightwork, soft-wash touch-ups, and exterior detail that completes the picture.
Gutter Cleaning
Clogged gutters cleared, downspouts flushed, debris hauled off.
Documentation your board needs
Certificate of insurance and a written scope on file before work starts — the paperwork property managers ask for.
Local routes across the Midlands
The greater Midlands & Columbia metro, South Carolina — see the full service area list to confirm your community is on route.
Put your portfolio on a schedule your board can rely on
Request a commercial estimate and we'll walk the property, scope it in writing, and quote a price your board or management company can approve.
Typical response same business day for quote requests.
Managing a single commercial property instead of an HOA portfolio? See our commercial exterior services page.
FAQ
HOA & property management FAQs
- Do you handle recurring commercial and HOA contracts?
- Yes. Most HOA and property management clients are on a recurring schedule — weekly or biweekly common-area maintenance, seasonal cleanups, and as-needed pressure washing — with consolidated monthly invoicing. No long-term lock-in; we earn the renewal.
- Can you service HOA common areas and multiple addresses under one contract?
- We do. We'll walk each area or property, build a written scope per location, and put it all on a single, easy-to-approve invoice broken out by property. One point of contact for the whole portfolio.
- Are you licensed and insured for HOA and commercial work?
- Yes — we carry insurance and can provide proof on file for your management company or board, plus a written scope before any work begins.
- How does bidding work for a board or management company?
- Three steps: we walk the site with you, send a written scope with an itemized bid your board can review, and once approved we schedule a recurring route. No verbal-only quotes on portfolio work.
- How is HOA/commercial pricing different from a single residential yard?
- Portfolio properties usually involve multiple areas, tighter scheduling windows, and access or liability considerations specific to shared common spaces, so pricing reflects the full scope. The fastest way to a real number is a site walk — request a commercial estimate and we'll quote it in writing.
- Will the same crew return for our community each visit?
- We aim for route consistency so your board and residents see a familiar crew. If a substitute is needed, the written scope for your property carries forward so nothing gets missed.