Most Melbourne body corporate buildings end up with the same setup: one contractor for the windows, another for the building wash, a third for the roof, and a fourth for the driveway and common paths. Committees rarely have the time to coordinate four separate trades, and the result is residents getting disrupted across four different days each year, with no single name to call when timing or scope needs to shift. For most strata-titled and owners corporation properties, the smarter option is to consolidate the full exterior under one contractor who can handle every service in coordinated visits.
Mr Sparkle Window Cleaning is the Melbourne team property managers and committees come to for the entire exterior cleaning category under one roof. We do exterior window cleaning across multi-level buildings using a water-fed pole and pure water system, soft-wash building washing that protects render and paint, roof cleaning where the property and condition allow it, and pressure washing for driveways, common paths, concrete, and pavers. Everything runs through clear coordination with the building manager, with residents notified before any service and 24-hour reminders to close windows. We’re built for accessible low-rise and mid-rise body corporate properties, so the property manager gets one point of contact across windows, walls, roofs, and hard surfaces.
Call us today on (03) 7073 2133 to get on the schedule.
There’s no fixed strata or body corporate cleaning package price. Each property is quoted based on the services included and the specifics of the building. To give committees something concrete to plan around, here are the confirmed individual service ranges:
The factors that build the quote across services are straightforward:
A 50% deposit confirms the booking, payable online with no credit card fees. If the committee approves multiple services, the deposit is calculated against the total agreed quote.
Body corporate approvals often involve committees, building managers, or board sign-off cycles, and that approval timeline can stretch out before work can begin. Our quote process is the part the property manager doesn’t have to wait for. Most quotes go out within 30 minutes to one hour of the inquiry, even when multiple services are included, and during business hours our first response usually lands in one to five minutes. Around 90% of quotes are completed remotely using Google Earth, Google Street View, real estate listing photos, or photos sent through by the property manager. If the committee prefers an in-person assessment, on-site quotes are free of charge in our local service area.
For body corporate properties wanting consistently clean windows year-round, especially those near construction zones, busy roads, the bay, or coastal suburbs where windows get dirty quickly, a recurring exterior window cleaning schedule is usually the right call. These schedules apply to exterior window cleaning, and if the committee wants to combine them with other services we’ll structure the quote around it. Two confirmed options:
Quarterly Exterior Window Cleaning:
Biannual Exterior Window Cleaning:
Any other discounts are confirmed at the time of quoting.
We cover the exterior cleaning categories most body corporate and owners corporation properties need across the year. The committee can pick any combination depending on the property’s priorities and budget, with each service quoted on its own merits.
Exterior window cleaning is the most common service body corporate clients book with us, and we do quite a bit of it. We use a water-fed pole and pure water system (water with the minerals removed) so glass dries streak-free without traditional squeegee work on every pane. Multi-level buildings are cleaned top-down: top windows first, middle windows next, ground-level windows last. The team scrubs frames, removes cobwebs, scrubs the glass, and rinses with pure water across every window. Body corporate exterior window cleaning typically lands in the $1,000 – $2,000 range depending on building size and number of windows, with the work taking 4 to 8 hours on most properties.
Building washing covers the exterior walls, eaves, frames, and facade where the surfaces need a refresh. Soft washing runs the same industrial machine configured for high water volume and low pressure, paired with an SH-based detergent that breaks down mould, algae, and cobwebs without forcing water behind cladding or render. Heavily affected render may need two or three soap-dwell-rinse cycles because mould and algae embed deeply into the porous surface. Metal cladding sometimes needs water-fed pole agitation paired with a pure water rinse for an even finish. A typical building washdown takes around one day, with pricing custom-quoted per property because body corporate buildings vary too widely for a published range to be useful.
Roof cleaning is part of our broader service range, with the work scoped honestly to each property. Roof condition, pitch, tile age, and material all affect whether a roof can be cleaned safely. About 80% of Melbourne roofs we work on need pressure cleaning because of heavy lichen on terracotta tiles, and about 20% are suited to soft washing. We only pressure clean roofs that pass our safety assessment for tile condition, pitch, and structural soundness, and if a roof isn’t suitable we’ll explain why on the spot. Roof cleaning typically falls in the $1,800 – $3,000 range depending on roof size, material, condition, and pitch, and most cleans take a full day. The work is backed by a two-year regrowth guarantee, with one realistic note: overhanging trees, dense shade, and constant moisture can speed organic growth back onto a roof, so we flag those conditions during the quote with the timeline clear from the start.
Pressure washing covers the hard surfaces that frame a body corporate property: shared driveways, common paths, sidewalks, courtyards, paved entertaining areas, concrete flatwork, and exposed aggregate. We use an industrial pressure cleaner with a surface cleaner attachment for an even, streak-free finish, paired with a chemical pre-treatment and post-treatment process that lifts mould and algae out of porous concrete and pavers. Hard-surface and driveway cleaning typically falls in the $475 – $1,000 range per surface, with most surfaces taking around an hour and very large or long driveways taking 2 to 3 hours. Pricing scales with surface size. A few honest scope notes: concrete needs to be at least three years old before we pressure clean it (etching risk), drainage on site has to safely carry runoff away from the property, and oil stains can be faded with degreasers though full removal isn’t always possible.
Within pressure washing, we handle the specific paver and concrete materials common across body corporate properties: plain concrete, paver-style driveways and courtyards, exposed aggregate, brick and clay pavers, and natural stone such as bluestone, travertine, and limestone on entry pads or pool surrounds where applicable. The process is the same across these materials, with technique adjusted to suit the surface. The honest framing on paver joints: stable joints come through cleaning unaffected, while joints that are already cracked or breaking apart can shift further during the wash, and the cleaning process itself doesn’t restore work that’s already failing. We focus on cleaning, with sealing, sanding, jointing, and restoration handled by other trades.
Fence cleaning is included as part of a building wash rather than booked as a separate service. Same soft-wash method, same plant protection, same finish. For body corporate properties where the perimeter fencing or boundary walls share the same render or paint as the building, this means the property looks consistently refreshed across the whole exterior. Fence staining, sealing, painting, and restoration sit outside our scope; cleaning is what we deliver here.
Deck cleaning sits within the pressure washing category for body corporate properties with shared deck areas. Composite decks are cleaned similarly to concrete or paving and respond well to the same process. Wooden decks are cleaned as the first stage of a restoration sequence, with another contractor handling sanding and staining afterwards. Cleaning prepares the timber for that next stage, and full restoration of a weathered timber deck depends on the work that follows. Deck staining and sealing sit outside our scope.
We’re plain about service boundaries upfront so the property manager can qualify us properly before going through committee approval:
If your building needs services we don’t offer, we appreciate the inquiry and we’d rather say so upfront than at quote stage.
Working with one contractor across the full exterior gives the property manager a single accountable name across windows, walls, roof, and hard surfaces. That’s the practical difference between us and a single-service contractor: one quote, one schedule, one invoice, and one phone number when the committee needs an answer.
During business hours, replies usually go out within one to five minutes of an inquiry landing in our inbox, often within one minute. For property managers juggling tenant requests and contractor coordination, that means the conversation is moving before the next meeting starts, with answers in hand instead of one more open thread to chase.
Multi-service quotes come back as one consolidated proposal covering each service line: windows, building wash, roof, and hard surfaces, with individual ranges and a combined total. Around 90% of these are built remotely from Google Earth, Street View, listing photos, and any photos the property manager sends through, so the committee has a complete document to review without waiting on four separate contractor visits before they can vote.
For body corporate and owners corporation work, the building manager is our primary point of contact, not the residents directly. We agree on service dates with them, confirm what they’ll communicate to the unit holders, and bring the structure to coordinate access without the property manager having to project-manage our crew on the day.
We match the method to the surface rather than running one configuration across everything. Soft washing on render and painted exteriors so paint stays intact; pure water on multi-level glass for streak-free drying; chemical pre-treatment and post-treatment on driveways and concrete to lift growth out of porous surfaces. Our solution is SH (sodium hypochlorite, also known as bleach), the industry-standard agent for breaking down organic growth on exterior surfaces, applied at the right concentration for each surface and condition.
On-site, our setup keeps residents safe and unbothered: cones, tape, and crew direction in areas where unit holders pass through, sensitive electricals covered before any wash starts, and vegetation rinsed before, during, and after each section so the planting that frames the building stays intact. Three rinse passes per work area, every job. Body corporate landscaping is a separate maintenance line item, and we treat the gardens like part of the same property we’re cleaning, because they are.
We’re one of the most-reviewed and highly rated exterior cleaning companies in our area, with a consistent five-star rating. That reputation is earned across both residential and body corporate work. The same service standard applies whether we’re cleaning a single home or a multi-unit complex.
We carry public liability insurance up to $20 million, which is the level commercial body corporate insurance brokers expect from approved contractors, and a certificate of currency is available on request. Our team holds certification to work safely at heights through WorkSafe Victoria for roof and elevated exterior work. Every job ends with a walkthrough sign-off (or a video walkthrough where the property manager isn’t on-site), free return visits if anything is spotted afterwards, and a money-back position if something genuinely can’t be brought up to standard.
Our process is built around three things: clear coordination with the building manager before we arrive, controlled section-by-section work on the day, and proper sign-off afterwards. Here’s how each step runs.
For body corporate work, the first reply usually lands within minutes during business hours. The discovery list is fuller than for residential because the scope often crosses multiple services: which services are wanted (windows, building washing, roof, hard surfaces, fences, decks), building footprint and levels, surface types, current condition, accessibility constraints, and any timing preferences (business hours, after-hours, or around AGM dates). We then review the property remotely through Google Earth, Google Street View, and any listing photos available.
Most quotes go out within 30 minutes to one hour of the inquiry. Where multiple services are included, the committee receives one consolidated proposal covering each service line clearly: windows, building wash, roof, and hard surfaces, with individual ranges and the combined total. Committee approval can take longer when meetings or board sign-off are involved, and we hold scheduling open until the committee is ready to proceed.
Once the property manager or committee approves the quote, we lock in scheduling and take a 50% deposit online with no credit card fees. Booking confirmation is sent immediately. This is the step where we coordinate with the building manager: we agree on what they’ll communicate to residents, confirm access arrangements, and identify any sensitive timber or seal issues we should know about before the day.
The building manager notifies residents of the service date in advance, typically through email, body corporate notice boards, or resident messaging groups. Residents are asked to keep windows closed during the service. We send a 24-hour reminder to the property manager so they have a final opportunity to remind residents and confirm any last-minute access arrangements.
We arrive on time, meet the building manager or designated contact, walk the perimeter to plan the most efficient sequence across the agreed services, and confirm scope. Setup follows: we park for direct access, connect hoses to the on-site water supply (our machine puts out around 30 litres per minute, more than our 200-litre truck tank can sustain on its own across a body corporate job), cover sensitive exterior electricals with plastic and tape, and set up cones, tape, and crew direction in areas with pedestrian traffic.
When multiple services are included in one visit, the work flows in a deliberate order. Building washing typically goes first, working two sides at a time so chemical never dries on the surface, with vegetation rinsed before, during, and after each section. Roof cleaning runs on its own day where included, because it’s typically a full day’s work and creates debris that needs cleaning up around the property. Hard-surface pressure washing on driveways, paths, and concrete uses a 10-minute pre-treatment dwell and 20-minute post-treatment dwell with a surface cleaner attachment. Window cleaning usually finishes the visit so any rinse residue from earlier services is cleared off the glass.
For buildings with exterior window cleaning included, we work top-down using the water-fed pole and pure water system: top windows first, middle windows next, ground-level windows last. The team scrubs frames, removes cobwebs, scrubs the glass, and rinses with pure water across every window. Working in this order means upper-level rinse water falls onto windows we haven’t cleaned yet, not onto windows we’d otherwise have to redo.
Before we hand the property back, our team runs a final consistency check across every cleaned surface, double-passes any spot that needs additional dwell time, and tidies runoff areas. For roof cleaning, this is also where we clean up moss, lichen, and debris that fell onto driveways, fences, backyards, or neighbouring properties. We then walk the property manager through. If they aren’t on-site, we record a video walkthrough so the committee can review the result. If anything is spotted afterwards, we come back and address it free of charge. The week after, our office team makes a happy call to confirm satisfaction, gather feedback, and request a Google review where appropriate.
We don’t leave a job until the property manager (or their video walkthrough) confirms the result. If something needs touching up before we go, we touch it up on the spot. The property manager has something concrete to report back to the committee from the moment we leave site, with the result confirmed in person or on video before our crew packs up.
For property managers covering multiple buildings, or committee members who can’t be on-site for completion, we record a video walkthrough showing the finished work across each service completed. They get a clear visual record without scheduling another visit, and the committee can review it before signing off on the invoice.
If something is identified after we’ve left, whether it’s a section of render that needs another pass, a corner of glass the committee wants double-checked, or an area of the driveway that wasn’t fully cleared, we come back free of charge. There’s no callout fee, no argument, no contract clause buried somewhere.
If the result genuinely doesn’t meet the agreed standard and a return visit can’t bring it back, we refund the work. Our position is straightforward: we back the work, and we’d rather make it right than make it complicated. For a commercial contract this matters because it gives the property manager a clear answer to bring back to the committee even in the rare case something needs to be made good.
Public liability insurance up to $20 million sits behind every job, with a certificate of currency available the moment a property manager or insurance broker asks. Our team’s WorkSafe Victoria heights certification covers roof and elevated exterior work specifically. Insurance and certification are the backstop; careful preparation, clear communication, and the right method on each surface are what keep claims from being needed in the first place.
Where the scope includes roof cleaning, we back the work with a two-year regrowth guarantee. If visible regrowth appears within two years, we come back and address it. Regrowth is influenced by environmental conditions like overhanging trees, dense shade, and constant moisture, and we flag those during the quote with the timeline written into the proposal so the committee has a clear picture before any work starts. The guarantee applies to roof cleaning only, with other services backed by their own scope and outcomes.
Where the scope includes roof cleaning, we back the work with a two-year regrowth guarantee. If visible regrowth appears within two years, we come back and address it. Regrowth is influenced by environmental conditions like overhanging trees, dense shade, and constant moisture, and we flag those during the quote with the timeline written into the proposal so the committee has a clear picture before any work starts. The guarantee applies to roof cleaning only, with other services backed by their own scope and outcomes.
We cover the full exterior cleaning category for body corporate and owners corporation properties: exterior window cleaning, building washing, roof cleaning where the property and condition allow, pressure washing for driveways and common hard surfaces, concrete and paver cleaning, fence cleaning within a building wash, and deck cleaning. Committees can choose any combination, and we quote each service line clearly within one consolidated proposal.
No. In Australia, the correct terms are body corporate, owner corporation, owners corporation, or strata. We don’t use “HOA” anywhere in our communication or documentation because it’s not the language Australian property managers and committees use locally.
Each service is quoted individually rather than as a bundled strata package. Body corporate exterior window cleaning typically falls in the $1,000 to $2,000 range; roof cleaning typically falls in the $1,800 to $3,000 range; hard-surface and driveway cleaning typically falls in the $475 to $1,000 range per surface. Building washdowns are custom-quoted per property.
Timing depends on the services included. Body corporate exterior window cleaning typically takes 4 to 8 hours; building washdowns take around one day; roof cleaning typically takes a full day; hard-surface and driveway cleaning typically takes 1 to 3 hours per surface.
No. High-rise window or building cleaning is outside our service scope, and we don’t use rope access or aerial-platform methods. Our service is built for accessible low-rise and mid-rise body corporate buildings, owner corporation properties, and multi-unit residential complexes.
We coordinate directly with the building manager, who notifies residents of the service date in advance and reminds them to keep windows closed during the service. We send a 24-hour reminder so the property manager has a final opportunity to remind residents and confirm any last-minute access arrangements.
Yes. The committee receives one consolidated proposal covering each service line clearly, with individual pricing and a total. This means committees review one document rather than approving four separate contractor quotes from four separate trades. Most consolidated quotes go out within 30 minutes to an hour of the initial inquiry.
Yes. We carry public liability insurance up to $20 million, which is the level of cover commercial body corporate insurance brokers expect from approved contractors. Certificate of currency is available on request. Our team also holds certification to work safely at heights through WorkSafe Victoria for roof and elevated exterior work.
For building washing and pressure washing, we use SH (sodium hypochlorite, also known as bleach), which is the industry-standard agent for breaking down mould, algae, and cobwebs on exterior surfaces. For exterior windows, we use pure water (water with the minerals removed), which dries streak-free without traditional squeegee work. We don’t make eco-friendly claims about our chemistry; we use what works for the surface and condition.
We record a video walkthrough showing the finished work across each service completed, so the property manager can review the result and share it with the committee or board. This is common for managers covering multiple buildings, who get a clear visual record without scheduling another visit.
Whether you’re scoping out one exterior cleaning service before an AGM, evaluating contractors for an owners corporation property going to tender, or planning a coordinated multi-service refresh across the year, we can have a consolidated quote in your inbox within the hour. Most quotes are completed remotely without a site visit, so the committee gets a proposal to review without waiting on contractor scheduling.
Call us today on (03) 7073 2133 to get on the schedule, or send an inquiry through our website and we’ll be in touch within minutes during business hours.
