Professional hot water steam extraction for property managers across the Gallatin Valley and surrounding mountain communities. Clear pricing, direct owner accountability and documentation that holds up.
Enter your access code to book, see your receipts and download your documents.
You are signed in. Book a turnover, see your receipts or download your documents below. Your access code is unique to your company, so please do not share it outside your team.
Dry in 4 to 8 hours. Professional hot water extraction with rapid airflow, so the unit is ready for the next tenant.
Nobody from your team needs to be on site. Give us a lockbox code, keypad PIN or leasing office instructions. No lockbox yet? We can pick up the keys at a location you choose.
Before-and-after photos come with your receipt or invoice, so security deposit deductions hold up if a tenant disputes them. You get service records, itemized receipts and photos for your turnover files.
Our turnover work is built around what property managers need: tight scheduling, clear documentation for security deposits and results you can stand behind at move-in inspection.
Second, third and fourth floor units, lofts, basements and secured buildings, without dragging long hoses through shared hallways and common areas.
No exterior doors propped open when temperatures fall below 0°F. Your heat stays in and your building stays secure.
Commercial hot water extraction lifts embedded dirt, pet dander, grease and traffic lanes. Our equipment is stored in climate-controlled space, so it runs reliably all winter.
We serve apartments, condos, townhomes, duplexes and single-family rentals, for move-out, move-in, turnover and make-ready cleaning.
We walk the carpeted rooms and photograph the condition before we begin.
A light pass to lift surface soil when needed.
We spray the enzyme, then an orbital machine agitates the fibers to boost its effect and the cleaning power.
High temperature hot water is injected while the vacuum recovers the water and the soil at the same time.
Spots we find, or that you tell us about in advance, are treated.
Professional antimicrobial deodorizer, included on every job.
As needed, a carpet rake or brush aligns the fibers for an even finish.
Air movers are placed to speed drying to 4 to 8 hours.
Final inspection and new photos to show the result before we lock up.
Approved partners sign in with their access code. There is nothing to install and no password to reset.
See open times and book online, including same day when a time starts at least 2 hours from now.
Addresses you book once are remembered, so the next turnover takes seconds.
Itemized receipts with a link to the before-and-after photos, kept for your turnover files.
One statement on the 1st, payment due by the 15th. Download it anytime.
Our certificate of insurance and the Partner Terms, ready to download.
Text or email and Andre replies personally.
Book a turnover, review your receipts and download your documents.
Partner rates below reflect our B2B property management pricing, not retail. Reach-in closets are included with their room, and hard floor areas are neither cleaned nor charged. Pricing is based on carpeted functional zones only, and we confirm the rooms at the walkthrough.
Standardized carpeted zone pricing so there are no estimate surprises across different layouts.
Every job includes the antimicrobial deodorizer, steam extraction and standard spot treatment for food, drink, mud and traffic marks. Everything else is an extra.
| Scope of work | Retail | Partner rate |
|---|---|---|
| 1 carpeted areaStudio, 1 bedroom or 1 living area | $110 | $100 |
| 2 carpeted areas1 bedroom plus living, or 2 bedrooms only | $155 | $140 |
| 3 carpeted areas2 bedrooms plus living, or 3 bedrooms only | $200 | $180 |
| 4 carpeted areas3 bedrooms plus living, or 2 bedrooms plus living plus loft | $245 | $220 |
| 5 carpeted areas3 bedrooms plus living, dining and office | $290 | $260 |
| Each additional area, 6 and upAny additional bedroom, den or loft | Add $45 | Add $40 |
| Carpeted hallwayStandard corridor connecting rooms | $30 | $25 |
| Walk-in closetA closet or small room you can walk into, at least two steps inside. Reach-in closets are included with their room. | $25 | $25 |
| Flight of stairsUp to 14 steps including landing | $65 | $55 |
Priced after inspection, and we tell you before we proceed.
You do not pay for a heavy stain treatment that does not work: if we cannot remove the stain, we remove that treatment fee on request.
Bozeman, Belgrade, Four Corners, Manhattan, Gallatin Gateway, Amsterdam, Churchill
Three Forks, Livingston
Big Sky, Ennis, Townsend, Butte
Other communities: the minimum depends on the distance from Bozeman and is confirmed before booking.
Read the full Partner Terms.
Apply below. We review every application and send your code by email or text, usually within 2 business days.
Lockbox, keypad or leasing office instructions in your booking note. No lockbox yet? We can pick up the keys at a location you choose. There is no fee in Bozeman, in Belgrade or in the same city as the job.
Up to 5 light items per room, such as books, toys, or pushing a chair aside, each up to about 11 lb (5 kg), if there is a place to put them. Please leave the room organized and the floor clear. We do not move larger amounts, items in bags, containers, boxes or stacks, or heavy furniture such as tables, sofas, heavy chairs, desks and cabinets. If items can't be cleared, we clean only the areas we can reach.
Yes. Our equipment plugs into two outlets in different rooms so the breaker does not trip, so please tell us if any outlet is fine. Any faucet works for water. Hot water speeds up the job but is not required. Tell us where to connect in the booking notes.
Enzymatic treatment is $40 per area and heavy stain extraction at $25 for small stains. We inspect first and tell you when a stain is likely permanent, such as bleach or urine that reached the backing, and we document it with photos.
Most units are dry in 4 to 8 hours. Leave a buffer before the next move-in, and text us for urgent turns.
Yes. When the schedule has openings, you can book several units and same-day visits online, as long as the time starts at least 2 hours from now. Cannot find a time? Text us at (406) 600-3321 and we will look at an emergency same-day visit.
Tell us within 48 hours, with a description or photos, and we return to re-clean the affected area at no charge.
Yes. Upholstery and mattress care is 15% off our retail prices.
Headwaters Steam LLC is licensed, bonded and insured, with general liability coverage of $1,000,000 per occurrence and $2,000,000 aggregate, and commercial auto insurance of $500,000 per accident on our service vehicle. Approved partners can download our certificates of insurance in the Documents area.
Certificate holder: yes. After you sign in, open Documents and choose “Request” next to the certificate in your company’s name. Give us your legal company name, mailing address and the wording your agreement requires, and we will request it from our insurer and send it to you. Additional insured status is available when your written agreement requires it, subject to our insurer’s approval; tell us in the request and we will let you know the timing.
Headwaters Steam LLC is owner operated and has no employees at this time, so there is no workers’ compensation policy in place. We will add it when we hire.
After approval, book on this page with your access code. You receive an itemized receipt after every job, then one statement on the 1st with payment due by the 15th, or Net 30 per invoice if you prefer.
Ready to partner with us? Tell us about your portfolio and we will send your access code after approval.
Tell us who the certificate is for. We request it from our insurer and send it to the email below, and it also appears in your Documents when it is ready.
We will request the certificate from our insurer and send it to you. You can follow its status in Documents.
Tell us about your company. We review every application and send your access code within 2 business days.
We received your application and will send your access code by email or text after review, within 2 business days.
Headwaters Steam