In an industry where most service contracts get re-bid annually and vendor relationships rarely last more than a few years, there's a curious pattern among the most successful property management companies in Des Moines: they keep the same cleaning company for decades.

This isn't loyalty for loyalty's sake. It's not because they're afraid of change or too lazy to explore options. Property managers are some of the most cost-conscious, performance-driven professionals in commercial real estate. They'll switch vendors in a heartbeat if it makes financial sense.

So why do top property management companies maintain long-term relationships with their commercial cleaning providers? And more importantly, what does this tell you about what actually matters when choosing a cleaning company for your properties?

At Rodan Cleaning, many of our clients have been with us for 20+ years. We're not unique because we're the cheapest (we're not). We're not the only family-owned business in Des Moines (there are others). We're successful because we've figured out what property managers actually value—and it's not what most cleaning companies think.

The Hidden Cost of Switching Cleaning Vendors

Let's start with the math most property managers understand intuitively but building owners often miss: switching cleaning companies is expensive, even when the new company charges less.

The True Cost of Vendor Transitions

When you switch cleaning companies, here's what you're actually paying for:

Onboarding Time:

• Site visits and walkthroughs for new vendors (2-4 hours per property)
• Explaining building quirks, access procedures, and tenant expectations
• Key management and security system training
• Introduction to tenants (if required)
• Learning your communication preferences

Performance Uncertainty:

• The first 3-6 months are always inconsistent as new cleaners learn your properties
• Increased complaint volume from tenants during transition
• More time spent managing the vendor until they're established
• Potential tenant dissatisfaction affecting lease renewals

Reputation Risk:

• Tenants evaluate your competence based on building cleanliness
• Service interruptions reflect poorly on your management
• Poor cleaning during showings affects leasing velocity
• Unhappy tenants leave poor reviews that impact future leasing

Administrative Burden:

• Contract negotiations and paperwork
• Insurance certificate updates
• Billing system changes
• New vendor setup in your systems
• Updating all relevant documentation

Now, if switching vendors solved real problems or saved significant money, these costs would be worthwhile. But here's what experienced property managers know: most vendor switches don't actually solve the underlying problems.

What Property Managers Actually Value (Hint: It's Not Just Price)

After 25+ years providing office cleaning and property management cleaning services in Des Moines, we've learned that successful property managers optimize for different metrics than building owners often assume.

1. Predictability Over Perfection

Property managers don't expect perfection. They expect predictability.

They'd rather have a cleaning company that consistently delivers 95% quality than one that alternates between 100% and 70% depending on which crew shows up.

Why? Because unpredictability creates work. Handling tenant complaints takes time. Following up with vendors takes energy. Explaining to building owners why cleanliness varies takes credibility.

The Rodan Approach: Our audit-verified quality system ensures consistency. Every account gets graded monthly by our internal auditor. You know what to expect because we're measuring it, documenting it, and holding ourselves accountable to consistent standards.

When quality is predictable, you can plan around it. When it varies wildly, you're constantly firefighting.

2. Responsive Communication Over Cheap Pricing

Here's a scenario every property manager has experienced:

It's Friday at 4:30 PM. Your largest tenant just called—there's an event Monday morning and their conference room wasn't cleaned last night. You need your cleaning company to fix it this weekend.

You call. Voicemail. You email. Auto-reply. You try again Monday morning. By then, your tenant is furious, and you're explaining to the building owner why their most important tenant is unhappy.

Cheap cleaning companies can't afford responsive communication. When they're operating on razor-thin margins, they can't maintain the support infrastructure needed to respond quickly to property manager needs.

The Rodan Difference: When you work with Rodan Cleaning, you get direct access to ownership. No 1-800 numbers. No "your call is important to us" messages. You have the owner's cell phone number. Problems get solved immediately because you're talking to decision-makers.

3. Staff Consistency Over Staff Quantity

Most property managers would rather have the same three cleaners who know their buildings inside and out than constantly rotating crews who need reminding where supplies are kept.

Why? Because consistent staff means:

• Cleaners who notice when something is wrong or unusual
• No need to repeatedly explain building-specific procedures
• Relationships with tenants who appreciate seeing familiar faces
• Accountability (you know who cleaned which space)
• Institutional knowledge about each property's quirks

The cleaning industry has notoriously high turnover—often 200-400% annually. Most companies are constantly hiring, training, and losing staff.

The Rodan Advantage: Our cleaners average 2+ years of tenure. We have multiple team members who've worked six nights a week for over two years without missing a single shift. This happens because we pay above-average wages, treat our team with respect, and create working conditions that make people want to stay.

When your tenants see the same professional cleaners week after week, it creates a sense of stability and quality in your buildings.

4. Proactive Problem-Solving Over Reactive Excuses

Bad cleaning companies wait for you to notice problems and complain. Then they apologize, make excuses, and promise improvement.

Good cleaning companies notice problems before you do—and fix them without needing to be told.

What This Looks Like:

• A lightbulb burns out. The cleaner replaces it (if authorized) or notifies you immediately.
• They notice a leak under a sink. They alert you before water damage occurs.
• Supplies are running low. They let you know before you run out.
• A tenant leaves a note. They handle it appropriately and document the response.

Property managers value cleaning companies that reduce their workload instead of adding to it.

The Rodan Standard: We train our crews through Cleaning University to think like property managers. They're taught to notice issues, communicate proactively, and solve problems rather than just cleaning surfaces.

This mindset shift—from "just cleaning" to "property care"—is what separates maintenance companies from true partners.

5. Audit Trails Over Empty Promises

When a tenant complains about cleanliness, property managers need facts, not opinions.

Was the area actually cleaned? When? By whom? What happened?

Top cleaning companies maintain documentation that protects both parties:

• Cleaning checklists confirming work completed
• Quality audit reports showing measured performance
• Incident logs documenting any issues
• Communication records showing response times

This documentation serves two purposes:

1. Accountability: Clear records of what was done and when
2. Protection: Evidence supporting your response to tenant complaints

The Rodan System: Our monthly audit reports create a documented trail of quality performance. When tenants complain (and sometimes they do, even when cleaning was done properly), you have objective data showing what actually occurred.

This protects your reputation and our relationship because we're both operating from facts, not feelings.

The Mathematics of Long-Term Relationships

Let's run the actual numbers on what long-term cleaning relationships cost versus constant vendor switching:

Scenario A: Vendor Switching Every 2 Years

Property Manager Time Investment:

• Vendor research and bid process: 12 hours every 2 years
• Onboarding new vendor: 8 hours
• Increased management during adjustment period: 20 hours over 6 months
• Handling additional tenant complaints: 10 hours
• Total time investment: 50 hours every 2 years

At a property manager hourly rate of $60/hour, that's $3,000 in management time every time you switch, not counting the cost of tenant dissatisfaction, reputation impact, or service inconsistency during transitions.

Scenario B: Long-Term Relationship (10+ Years)

Property Manager Time Investment:

• Initial vendor selection: 12 hours (one time)
• Onboarding: 8 hours (one time)
• Ongoing management: 2-3 hours per year (quality checks, issue resolution)
• Total time investment: 20 hours initial + 25 hours over 10 years = 45 hours over 10 years

That's $2,700 over a decade versus $15,000+ on switching costs alone.

And this doesn't account for:

• Better pricing from vendors who value long-term relationships
• Reduced tenant complaints from consistent service
• Improved lease renewal rates from tenant satisfaction
• Reputation benefits of smooth building operations

What Breaks Long-Term Cleaning Relationships

If long-term relationships are so valuable, why do property managers ever switch?

After 25 years in business, we've seen what actually causes vendor relationships to end:

1. The Quality Fade

The number one reason property managers fire cleaning companies: quality starts strong, then deteriorates over time.

The cleaning company does great work initially (sometimes even using their best crews to win the account), then gradually shifts to less experienced or less motivated staff. Quality slides slowly enough that it's not dramatic, but consistently enough that tenants notice.

How We Prevent This: Monthly audit-verified quality prevents the quality fade. We're measuring performance every month, catching declines early, and addressing them before they become problems.

2. Communication Breakdowns

Second most common reason: the cleaning company becomes unresponsive.

Issues don't get addressed. Calls go to voicemail. Emails take days to receive responses. Property managers feel like they're chasing their vendor just to get basic service.

How We Prevent This: Direct access to ownership means you're never stuck waiting for callbacks or wondering if anyone received your message.

3. Price Creep Without Value Justification

Third reason: prices increase significantly without corresponding improvements in service.

Property managers understand that costs increase. Labor gets more expensive. Supplies cost more. Reasonable increases are expected and accepted—as long as they're communicated clearly and service quality remains high.

What breaks relationships is surprise increases, unexplained charges, or prices that rise while quality simultaneously declines.

How We Prevent This: Transparent pricing with no hidden fees. When prices need to adjust, we communicate why and document what's driving the increase. Our clients appreciate honesty and clarity.

4. Staff Turnover Chaos

Fourth reason: constant crew changes make consistency impossible.

When every week brings new faces who don't know the property, need re-training, and make the same mistakes previous crews already made, property managers lose patience.

How We Prevent This: By paying above-average wages and creating good working conditions, we maintain staff who stick around. Lower turnover means consistent crews who know your properties and care about the results.

Questions Property Managers Should Ask When Evaluating Cleaning Companies

If you're a property manager in Des Moines, Urbandale, or Waukee evaluating commercial cleaning services, here are the questions that actually predict long-term relationship success:

Quality and Consistency Questions

• How do you ensure consistent quality across properties? (Look for systematic approaches, not just "we train our people well")
• What is your quality control process? (Specific procedures matter)
• Can you provide documentation of quality audits? (Talk is cheap, data matters)
• What happens when quality issues arise? (You want problem-solving, not excuse-making)

Communication Questions

• Who will be my primary point of contact? (Names and roles matter)
• How quickly do you respond to urgent issues? (Specific timeframes)
• What is your after-hours emergency protocol? (Problems don't just happen 9-5)
• How do you document communication? (Paper trails prevent misunderstandings)

Staff and Reliability Questions

• What is your staff turnover rate? (Industry average is 200-400%; anything under 100% is exceptional)
• How long do your cleaners typically stay? (Tenure indicates culture)
• What happens if my regular cleaner calls in sick? (Backup plans matter)
• How do you ensure consistent staffing? (Systems prevent chaos)

Pricing and Value Questions

• How is pricing structured? (Clarity prevents surprises)
• What's included and what costs extra? (Scope definition matters)
• How do you handle price increases? (Transparency builds trust)
• What value do you provide beyond just cleaning? (Problem-solving, communication, reliability)

Experience Questions

• How long have you been in business? (Longevity suggests stability)
• How long do your property management clients typically stay with you? (Track record reveals satisfaction)
• Can you provide property manager references? (Talk to current clients)
• Do you have experience with Class A/B/C properties? (Different properties have different needs)

Why Rodan Cleaning's Property Management Clients Stay Decades

Many of our property management clients have been with Rodan Cleaning for 20+ years. That's not an accident. It's the result of consistent focus on what property managers actually need:

Predictable Quality: Monthly audit-verified cleaning means you know what to expect

Responsive Communication: Direct access to ownership means problems get solved immediately

Staff Consistency: Our low turnover means your properties get familiar faces who know your buildings

Proactive Problem-Solving: Our crews are trained to notice issues and communicate them before they become expensive

Transparent Pricing: No hidden fees, no surprise charges, no games

Documentation: Quality reports that provide accountability and protect both parties

Des Moines Expertise: 25+ years serving the Des Moines metro means we know local properties, contractors, and expectations

Beyond Basic Property Cleaning: Additional Services That Matter

Property managers often need more than just routine cleaning:

Construction Cleaning: When renovating units or common areas, proper post-construction cleaning makes spaces rent-ready faster

Carpet Cleaning: Deep cleaning for move-outs, common areas, and periodic maintenance

Fogging Services: Advanced disinfection for common areas during flu season or after contamination concerns

Emergency Response: Rapid-response cleaning for urgent tenant needs or showing preparations

Specialized Facility Cleaning: If your portfolio includes medical offices, financial institutions, or educational facilities, we have the specialized expertise for those environments

The ROI of Reliable Property Cleaning

Let's talk about the actual return on investment for quality property cleaning:

Tenant Retention Impact

The Math:

• Average tenant improvement cost for new tenant: $30-50 per square foot
• Broker commissions: 3-6% of lease value
• Downtime during vacancy: Lost rent averaging 3-6 months
• Marketing and showing costs: Additional expenses

Now consider: cleanliness is one of the top factors tenants cite in lease renewal decisions.

A tenant in a well-maintained, professionally cleaned building is more likely to renew. Even a 5-10% improvement in retention rate can save tens of thousands in turnover costs annually.

Showing Success Rate

Clean properties lease faster. It's that simple.

When prospective tenants walk through a spotless building with fresh-smelling common areas, clean restrooms, and well-maintained lobbies, they can envision their business thriving there. When they see dusty corners, dirty floors, or questionable restrooms, they move on to the next option.

The difference between leasing a space in 30 days versus 90 days can be worth thousands or tens of thousands in lost rent—far exceeding any savings from cheap cleaning services.

Property Value Impact

When it comes time to sell, well-maintained properties command premium prices. Cleanliness signals to potential buyers that the property has been properly maintained across the board.

Buildings with documented, consistent cleaning programs demonstrate systematic property management—something sophisticated buyers value highly.

Reputation and Portfolio Growth

Property management is a relationship business. Your reputation determines your ability to win new management contracts.

Buildings with happy tenants, high retention rates, and smooth operations become your best marketing tools. Your existing clients refer you to building owners. Your satisfied tenants recommend you to colleagues looking for space.

Reliable cleaning is one of the foundations that makes all of this possible.

What Makes Rodan Different for Property Managers

Since 1998, property managers throughout Des Moines have trusted Rodan Cleaning because we understand what your job actually requires:

We Reduce Your Workload, Not Add To It

Bad vendors create work. You're constantly following up, addressing complaints, and managing issues.

Good vendors reduce your workload by handling cleaning proactively, communicating clearly, and solving problems before they reach you.

Our goal is to make cleaning one less thing you have to worry about.

We Understand Property Management Economics

We know you're balancing:

• Owner expectations for cost control
• Tenant expectations for quality
• Your own need for reliable service partners
• Competitive pressure from other management companies

We price our services to deliver value within realistic property management budgets while maintaining the quality and consistency that protects your reputation.

We've Seen What Works Over 25+ Years

After more than two decades serving property managers in Des Moines, Urbandale, and Waukee, we've learned what actually works in commercial properties:

• How to balance cost and quality
• What tenants actually care about
• How to communicate effectively with property managers
• What documentation protects everyone
• How to maintain consistency across properties

This institutional knowledge benefits every client we serve.

We're Family-Owned and Committed to Des Moines

Rodan Cleaning was founded in 1998 by Dan Helmuth. Today, we're still family-owned and operated, still headquartered in the Des Moines metro, and still committed to serving our community with excellence.

We're not a national chain with rotating regional managers. We're your neighbors. We're invested in this community. Your success is our success.

Common Property Management Cleaning Challenges We Solve

Challenge #1: Multi-Property Consistency

The Problem: When you manage multiple properties, ensuring consistent quality across all buildings becomes nearly impossible with most cleaning companies.

The Rodan Solution: Our audit-verified quality system measures every property monthly against the same standards. You can compare performance across your portfolio and identify issues before they become problems.

Challenge #2: Tenant Turnover Cleaning

The Problem: Between tenants, spaces need deep cleaning quickly to minimize vacancy time. Coordinating this with your regular cleaning company often creates delays.

The Rodan Solution: We schedule turnover cleaning promptly, understanding that every day of vacancy costs you money. Our construction cleaning expertise also helps with renovation scenarios.

Challenge #3: Special Event Preparation

The Problem: When tenants host important events or building tours are scheduled for prospective tenants, you need guaranteed spotless conditions—not hoping your regular cleaning happened to be thorough that week.

The Rodan Solution: Special event cleaning with confirmed scheduling and documented completion. You can confidently schedule showings knowing the property will be presentation-ready.

Challenge #4: Varying Property Requirements

The Problem: A Class A office building requires different cleaning approaches than a Class B property, which differs from a mixed-use building or specialized facility.

The Rodan Solution: Customized cleaning plans for each property type. We serve offices, medical facilities, financial institutions, and more—each with appropriate protocols.

Challenge #5: After-Hours Access and Security

The Problem: Cleaning crews need building access outside business hours, creating security concerns and coordination challenges.

The Rodan Solution: Trained staff who understand security protocols, documented key management systems, and accountability measures that give you confidence in after-hours access.

Making the Switch: How to Transition to Rodan Cleaning

If you're a property manager frustrated with your current cleaning situation, here's how we make the transition smooth:

Step 1: Portfolio Assessment

We start with a comprehensive review of your properties:

• Walk each building to understand layout, traffic patterns, and specific needs
• Review current cleaning scope and identify gaps or opportunities
• Understand your communication preferences and reporting needs
• Clarify expectations and success metrics

Step 2: Customized Proposal

We create property-specific proposals that include:

• Clear scope of work for each location
• Frequency and scheduling recommendations
• Transparent pricing with no hidden fees
• Audit standards and quality metrics
• Communication protocols

Step 3: Seamless Transition

We manage the transition process:

• Coordinated start dates that minimize disruption
• Complete building orientations for our crews
• Documentation of property-specific procedures
• Initial performance audits to establish baseline
• Open communication during adjustment period

Step 4: Ongoing Partnership

Once we're established, we maintain the relationship through:

• Monthly quality audits with shared reports
• Regular communication and check-ins
• Proactive problem-solving
• Continuous improvement based on feedback
• Long-term consistency you can depend on

The Question Every Property Manager Should Ask

Here's the question that reveals whether your cleaning company is actually serving you well:

"Does my cleaning company reduce my workload or add to it?"

If you're constantly following up, handling complaints, wondering if cleaning was done, or explaining to tenants why service is inconsistent—your cleaning company is adding to your workload.

If cleaning is something you rarely think about because it consistently happens without you needing to intervene—your cleaning company is reducing your workload.

Property managers have enough to manage. Your cleaning company shouldn't be one of them.

Ready for a Cleaning Partnership That Actually Works?

If you're managing properties in Des Moines, Urbandale, Waukee, or anywhere in the Des Moines metro area, and you're tired of cleaning being a constant source of problems rather than a solved problem, let's talk.

At Rodan Cleaning, we've built our reputation over 25+ years by understanding what property managers actually need: predictable quality, responsive communication, and reliable service that reduces your workload.

Schedule your free portfolio assessment by calling 515-276-1618 or contacting us online.

During your assessment, we'll:

• Walk your properties and understand your specific challenges
• Review current cleaning scope and identify improvement opportunities
• Create customized cleaning plans for each property
• Provide transparent pricing with clear value proposition
• Show you what long-term partnership with The Rodan Standard looks like

We also serve specialized facilities including medical offices, financial institutions, schools and universities, and construction sites throughout the Des Moines metropolitan area.

The Bottom Line

Top property management companies don't switch cleaning vendors every year because they've learned what matters: consistent quality, responsive communication, reliable service, and long-term partnership.

These things are more valuable than simply finding the cheapest bid—and smart property managers know it.

The question isn't "Can I find cheaper cleaning?" The question is "What is reliable, consistent, professional cleaning actually worth to my business?"

When you calculate the real costs—tenant retention, leasing velocity, your time investment, reputation impact—quality cleaning isn't an expense. It's an investment that pays returns every month through smoother operations, happier tenants, and less work for you.

That's why property managers stay with Rodan Cleaning for decades. Not because we're the cheapest option, but because we're the smartest investment.