Exterior Window Cleaning at 100 Arvida Parkway: Three Stories of Glass on 485 Feet of Waterfront

The exterior window cleaning at 100 Arvida Parkway in Gables Estates was one of the most challenging window projects in our company’s history. This CMA Design Studio estate spans 22,369 total square feet across three levels, sits on 1.24 acres, and has 485 feet of waterfront on Biscayne Bay. That’s nearly a tenth of a mile of shoreline, which means the salt air exposure is relentless and the glass coverage facing the water is enormous.

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Our team cleaned every exterior window on all three stories using water-fed poles and tall ladders, cleaned every louver on the property, and delivered the crystal-clear views that a waterfront estate of this caliber deserves.

Understanding the Scope: 485 Feet of Waterfront Glass

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When an architect designs a waterfront home, the primary objective is maximizing the view. At 100 Arvida Parkway, that means the entire water-facing facade of the three-story home is dominated by glass. Floor-to-ceiling windows, sliding glass doors, and fixed panels create an expansive wall of glass that frames 485 feet of Biscayne Bay shoreline.

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That glass looks spectacular when it’s clean. When it’s not, every smudge, streak, water spot, and salt deposit is visible from inside the home, directly interfering with the multimillion-dollar view the home was designed to showcase. Salt air deposits a fine film on exterior glass that builds gradually. You might not notice it day to day, but after cleaning, the difference is dramatic. Colors are sharper. The water looks closer. Natural light comes through without the milky filter that dirty glass creates.

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At 485 feet of waterfront, the linear footage of glass is substantial. Multiply that by three stories, and the total surface area of exterior glass on this property exceeds what most commercial buildings have. This isn’t a weekend window cleaning project. It’s a professional engagement requiring specialized equipment, experienced technicians, and significant time.

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Three Stories: How We Clean at Height

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Cleaning the exterior windows on a three-story estate requires two primary tools: water-fed poles and tall ladders.

Water-fed poles are telescoping poles that pump purified water through an integrated brush head. The purified water, produced by deionization, dissolves dirt, salt deposits, and mineral buildup on contact. Because the water is mineral-free, it dries streak-free without the need for squeegeeing. This is critical at height, where traditional squeegee techniques become impractical or impossible.

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For the upper stories of 100 Arvida, our water-fed poles extended to reach windows at 25 to 35 feet above ground level. The operator works from the ground, guiding the brush head across the glass while water flows continuously. It’s methodical work that requires steady hands and systematic coverage to ensure no panel is missed.

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For windows that the poles couldn’t reach optimally, particularly those in recessed areas, under overhangs, or in architectural features that obstruct pole access, we positioned tall ladders on the property’s terraces and surrounding hardscape. Working at height on ladders requires strict safety protocols and experienced technicians who are comfortable at elevation.

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Between the two methods, every exterior window on all three stories was cleaned thoroughly. The process took a significant portion of our total engagement time at the property.

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Salt Air and Hard Water: The Waterfront Double Challenge

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At 100 Arvida, the exterior windows face two simultaneous challenges. Salt air from Biscayne Bay continuously deposits sodium chloride crystals on the glass. These crystals are microscopic but accumulative, creating the film that dulls the view over weeks and months. In Miami’s humid climate, the salt absorbs moisture from the air, creating a slightly corrosive environment on the glass surface that, over time, can etch the glass if not cleaned regularly.

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Hard water from the property’s irrigation system presents the second challenge. When sprinklers hit the lower windows or their overspray contacts the glass, the mineral-heavy water leaves calcium and magnesium deposits. These appear as white spots or a cloudy film that’s more stubborn to remove than salt deposits.

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Our purified water system addresses both simultaneously. The deionized water dissolves salt crystals and mineral deposits without leaving residues of its own. For heavier buildup on the lower windows where irrigation contact was more frequent, our team used vinegar-based solutions to break down the mineral deposits before the water-fed pole rinse.

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Louver Cleaning Across the Estate

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Beyond the windows, 100 Arvida has louvers throughout the property that needed individual attention. Louvers are the adjustable slat features common on luxury South Florida homes, providing ventilation, privacy, and storm protection. Each slat must be wiped on both sides, and the louver frames and tracks need cleaning as well.

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On a property of this size, the louver count is substantial. Each one accumulates the same salt air and environmental debris as the windows, and they’re harder to clean because of their geometry. A flat window is straightforward. A louver with dozens of angled slats, each requiring individual attention, is painstaking work that multiplies across every window and door that has them.

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Our team cleaned every louver on the property as part of the engagement. This work happened alongside the window cleaning, with team members assigned to louvers working systematically through the estate while others handled the water-fed pole and ladder work.

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This Estate in the Context of Our CMA Portfolio

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100 Arvida was the largest of our CMA Design Studio properties by total square footage at 22,369 square feet and the most challenging for exterior window work due to its three-story design and 485 feet of waterfront. Combined with 20 Casuarina Concourse, 145 Leucadendra Drive, and 9360 Gallardo Street, our CMA portfolio represents over 56,000 square feet of luxury estate cleaning experience.

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Each property taught us something different. The mega-mansion scale of 20 Casuarina. The refined elegance of 145 Leucadendra. The waterfront intimacy of 9360 Gallardo. And the vertical and lateral challenges of 100 Arvida’s three stories and 485 feet of shoreline. Together, they’ve made The Prime Cleaner one of the most experienced luxury estate cleaning companies in South Florida.

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Frequently Asked Questions About Luxury Window Cleaning

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How often should waterfront homes have exterior windows cleaned? We recommend quarterly for homes on the water. Salt air buildup is continuous, and quarterly cleaning prevents the accumulation that leads to etching or permanent hazing.

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Can salt air damage glass permanently? Yes. Over time, salt deposits can etch glass surfaces, particularly in humid environments where the salt absorbs moisture and becomes mildly corrosive. Regular cleaning prevents this damage.

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How much does exterior window cleaning cost for large homes? Exterior window cleaning at The Prime Cleaner starts at $420 and scales based on the number of windows, stories, and accessibility. Estates like 100 Arvida are quoted on a project basis after assessment.

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Do you clean interior windows as well? Yes. Our scope typically includes both interior and exterior windows. Interior cleaning covers glass, frames, sills, and tracks.

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Book Exterior Window Cleaning With The Prime Cleaner

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If you own a waterfront home in Gables Estates, Coral Gables, Miami Beach, or anywhere in South Florida, The Prime Cleaner has the experience and equipment to keep your views crystal clear. From single-story homes to three-story estates with 485 feet of waterfront, we handle it all. Call us at (305) 575 - 2776 or book online at theprimecleaner.com.