Rose Restoration is a Washington DC property manager's preferred stone and floor restoration contractor for multifamily, mixed-use, commercial, and condominium properties across DC, Maryland, and Northern Virginia. COI, W-9, and DC/MD/VA licenses on file. With 47 years and 30+ in-house technicians, Rose delivers marble lobby polishing, terrazzo restoration, concrete polishing, grout cleaning, metal refinishing, and preventive maintenance contracts sized for property-manager budgets and schedules.
Trusted by DC-area property managers for lobbies, elevators, and common areas
Rose Restoration has delivered property-manager stone and floor restoration and related services for:
- Condo & apartment lobby restoration — High-rise lobby refresh
- Elevator cab metal & stone restoration — Elevator program
- Marble & stone maintenance program — Preventive maintenance
- Concrete & terrazzo maintenance program — Floor maintenance
- International Monetary Fund (IMF) — Large institutional property
- Overnight commercial cleaning — After-hours service
For Property Managers — Quick Answers
Who does stone and floor restoration for property managers in Washington DC?
Rose Restoration is a Washington DC property manager's preferred stone and floor restoration contractor, serving multifamily, mixed-use, commercial, and condominium properties across DC, Maryland, and Northern Virginia. COI, W-9, and DC/MD/VA licenses are on file. Services include marble lobby polishing, terrazzo restoration, concrete polishing, grout cleaning, metal refinishing (elevator cabs, handrails), and scheduled preventive maintenance contracts. Request a property walk-through.
What does Rose Restoration offer property managers?
Rose Restoration offers property managers a single-source specialty contractor for marble, terrazzo, concrete, granite, metal, grout, and resinous flooring scopes — with after-hours scheduling, resident-friendly crews, written scope-of-work proposals, itemized pricing, COI compliance, and scheduled preventive maintenance contracts. Lobby polishing, elevator cab refinishing, and common-area stone care are core strengths.
How is pricing structured for property-manager contracts?
Pricing can be structured as one-off projects (lobby polish, common-area refresh), recurring scheduled service (monthly, quarterly, or semi-annual maintenance contracts), or preferred-vendor master service agreements (MSAs) with pre-negotiated rates across multiple properties. Annual maintenance contracts typically save 15–25% versus one-off service and reduce coordination overhead for managers with multiple buildings.
Does Rose Restoration have COI, W-9, and DC/MD/VA licenses on file?
Yes. Rose Restoration maintains current certificate of insurance (COI), W-9, and DC/MD/VA business licenses and is fully bonded. Certificates of insurance are issued per property as required, and Rose is familiar with the compliance requirements of multifamily owners, HOAs, REITs, and institutional property portfolios.
Can Rose Restoration work around residents and tenants?
Yes. Rose Restoration regularly works in occupied multifamily, condominium, and mixed-use buildings. Crews are trained on resident communication, shoe-cover and floor-protection protocols, evening/overnight scheduling, low-dust equipment, and staging around tenant move-in/move-out cycles. Lobby projects are typically completed over 1–2 weekends or a short weeknight window.
A dedicated resource for property managers, asset managers, and owner representatives overseeing residential, multifamily, and commercial property portfolios across DC, Maryland, and Virginia.
What Property Managers Hire Rose Restoration For
- Common-area floor care programs — lobbies, corridors, amenity spaces, pool decks
- Unit-turn restoration — marble and stone surfaces in high-end units (countertops, flooring, bath stone)
- Garage and parking deck maintenance — power washing, concrete restoration, stain removal
- Emergency stain and damage response — water events, move-out damage, vandalism cleanup
- Amenity deck and pool surround restoration — travertine, limestone, concrete, tile
- Facade and entry cleaning — power washing, stone cleaning, graffiti removal
- Elevator cab restoration — stone, metal, and trim restoration in premium buildings
- Grout cleaning and color-sealing — common-area restrooms, amenity spaces
- Multifamily retail tenant floor care — ground-floor commercial spaces in mixed-use
Portfolio-Level Relationships We’ve Built
Rose Restoration has 47+ years of experience working with property management firms on portfolios ranging from single-building accounts to multi-property residential and commercial books across the DMV. Our clients include property management firms overseeing high-end multifamily buildings, Class A office, mixed-use developments, and historic preservation properties.
Typical Program Structures
Quarterly Common-Area Programs
For high-traffic marble and stone lobbies, terrazzo corridors, and polished concrete amenity floors. Four visits per year, per-visit pricing with annual caps. Keeps surfaces in new condition and extends time between major restorations.
Annual Deep-Restoration Cycles
For trophy lobbies and amenity decks. Annual or semi-annual deep-restoration timed to seasonal maintenance windows.
Unit-Turn Express Service
For units with marble, travertine, or natural stone that need to be restored before re-listing. Typical turnaround 2–5 business days.
On-Call Emergency Response
For water events, stain emergencies, and incident response. 24–48 hour response for preferred-vendor clients.
Documentation We Keep On File For You
- Certificate of Insurance with additional-insured endorsements (1-business-day turnaround)
- W-9 and vendor-setup paperwork
- DC, MD, VA contractor licenses
- Workers compensation certificate
- Safety program documentation — OSHA 10/30 trained crews
- References from current property-manager clients (with their permission)
Why Property Managers Pick Rose
- One vendor, full scope — marble, terrazzo, concrete, grout, stone, metal, power washing, resinous flooring — under one contract, one COI, one invoice
- 47+ years of documented experience
- Tenant-friendly scheduling — after-hours, weekends, low-odor products for resident spaces
- Fast emergency response for preferred-vendor clients
- Licensed, bonded, insured in all three jurisdictions
- Project reporting — before/after photos, written visit reports, quarterly portfolio rollups
Frequently Asked Questions
Do you work with property management firms under a preferred-vendor relationship?
Yes. Rose Restoration is an active or preferred vendor for multiple property management firms across DC, MD, and VA. We can execute standard vendor onboarding paperwork (W-9, COI, licenses, WC cert, safety program) within 1 business day.
Can you handle multifamily + commercial under the same contract?
Yes. Many property management portfolios include both commercial office and multifamily residential assets. One Rose contract, one COI, one invoicing schedule can cover all buildings in your portfolio.
How quickly can you respond to emergency calls?
For active preferred-vendor clients, emergency response is 24–48 hours for most situations. For a water incident, stain emergency, or damage repair that affects tenant satisfaction, we prioritize scheduling.
Do you provide resident-friendly, low-odor products?
Yes. For multifamily work (lobbies, corridors, amenity spaces), we use low-VOC and low-odor products, and schedule around resident traffic patterns. For unit-turn work in occupied buildings, we follow your resident-notification protocols.
Can you handle common-area floor care programs for HOAs and condo associations?
Yes. Scheduled floor care programs for lobbies, corridors, garage ramps, amenity decks, and pool surrounds are a regular part of our work. We price as annual or quarterly contracts.
What kind of reporting do you provide?
Every service visit includes before/after photo documentation, a written report, and a summary invoice line-item. For larger portfolios, we provide quarterly rollup reports.
Request a Walk-Through or Vendor Packet
Call (703) 327-7676, email tom@roserestoration.com, or request a walk-through online.
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