Tri-Valley & East Bay · Property Managers & HOAs
Window Film for Managed & HOA Properties
One specified film across the whole community: fewer heat and glare complaints, a uniform exterior, and safety film where it matters. Scoped per building, quoted in writing for your board, and installed in phases across Dublin, Pleasanton, San Ramon, Walnut Creek, Concord, Fremont, Oakland and the East Bay.
- Free property walk & glass count
- Per-building written proposals
- Licensed CSLB #1135467 · Bonded · Insured
- Phased scheduling around tenants
Request your free estimate
Tell us the property, roughly how many units or buildings, and the problem you're solving and we'll schedule a walk. Prefer to talk? Call 925-515-2979.
Diamond CertifiedRated highest in quality and helpful expertiseRead company report Licensed CA Contractor
CSLB #1135467
Over 25 Years of Experience
Dublin, CA based
Official Solar Gard Distributor
Backed by Saint-Gobain
Lifetime Warranty
On qualifying window films
IWFA Member
International Window Film Association
What film solves at a managed property
Fewer heat & glare complaints
West and south-facing units run hot and drive repeat maintenance tickets. Solar film cuts the heat and glare at the glass instead of overworking the HVAC.
A uniform exterior look
Residents adding their own film or foil creates a patchwork facade. One specified film across the community keeps every elevation consistent and CC&R-compliant.
Safety, security & graffiti
Safety film holds broken glass in the frame in common areas and stairwells, and clear sacrificial film protects lobby and garage glass from etching and tagging.
Documentation boards accept
Written per-building line-item proposals, film specifications and warranty registration — the paperwork an HOA board or asset manager needs to approve spend.
Solar and safety films from Solar Gard by Saint-Gobain, Huper Optik, Avery Dennison, Madico, Johnson Window Films, Edge Window Films. Decorative and frosted films from SOLYX, 3M FASARA, Avery Dennison, Solar Gard.
Properties we work with
How a multi-unit project runs
Step 1
Property walk
We walk the site with you, identify the problem elevations and units, and count the glass by building.
Step 2
Spec & written proposal
A per-building line-item estimate naming the exact film, so a board or ownership group can review and approve it as a document.
Step 3
Phased scheduling
Multi-unit work runs building by building or floor by floor, with tenant notice windows, so no one loses access for long.
Step 4
Sign-off & warranty
We walk the completed buildings with your manager and register the manufacturer film and labor warranty in the property's name.
Where we work
Based at 6355 Scarlett Ct Ste 8, Dublin, CA 94568, our crews cover managed properties across the Tri-Valley and East Bay:
- Dublin
- Pleasanton
- San Ramon
- Livermore
- Danville
- Walnut Creek
- Concord
- Lafayette
- Castro Valley
- Hayward
- Fremont
- Oakland
- Berkeley
- San Leandro
Who's installing your film
Licensed CA Contractor
CSLB #1135467
Diamond Certified
CHBB Inc. — independently rated
Over 25 Years of Experience
Dublin, CA based
Official Solar Gard Distributor
Backed by Saint-Gobain
Lifetime Warranty
On qualifying window films
IWFA Member
International Window Film Association
Property manager questions, answered
Can you handle a whole apartment community, not just one unit?
Yes. We scope multi-building properties by elevation and unit count, quote them per building, and schedule the work in phases so tenants get notice and the property is never fully disrupted.
How do you handle HOA approval?
We provide a written line-item proposal with the film specification, appearance from the exterior, and warranty terms, which is the documentation most boards need to vote. We can also film a sample unit first so the board can see the finished look.
Will the film look the same on every unit?
That is exactly the point of specifying one film for the community. A single film across all elevations gives a uniform exterior and prevents residents from installing mismatched film or foil on their own.
Do you bill the association or individual residents?
Either. Communities commonly run it as a single association-funded project, but we can also set up an approved-film program where residents order their own units at community pricing against the board-approved specification.
Do tenants need to be home?
We need interior access to each unit being filmed. Property managers usually coordinate access notices with us and we work through units in scheduled blocks to minimize the number of entries.
What does it cost per unit?
It depends on the film, glass square footage, floor access and how many units are in the phase. Larger multi-unit projects price better per opening than one-off jobs. We survey the property and give you a free written proposal with no obligation.
Which areas do you cover?
We are based at 6355 Scarlett Ct Ste 8, Dublin, CA 94568 and serve managed and HOA properties throughout the Tri-Valley and East Bay, including Dublin, Pleasanton, San Ramon, Livermore, Danville, Walnut Creek, Concord, Lafayette, and the wider San Francisco Bay Area.
Get a proposal your board can approve
Free property walks and written per-building proposals for apartment communities, HOAs and managed buildings across the Tri-Valley and East Bay.
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