For landlords, property managers & HOAs
Your units have to be
mold-free. On paper.
The Healthy Homes Ordinance made a habitability standard a condition of renting property in New Orleans. Carpet is the biggest absorbent surface in the unit and the first thing to hold damp in this climate — so it's the first thing worth having cleaned, documented, and on file.
We do turnovers on a schedule, price per unit instead of per room, and hand you the paperwork that makes the clean provable.
Healthy Homes Ordinance
Mold-free isn't a preference here. It's a registration condition.
New Orleans gets about 60 inches of rain a year in a humid subtropical climate. The ordinance sets the standard; the weather sets the difficulty.
The requirement
New Orleans' Healthy Homes Ordinance, phased in through January 2025, requires registered rental units to be free of interior mold among other habitability standards. It is enforcement-backed: this is a registration condition, not a guideline.
Where carpet comes into it
Carpet is the largest soft, absorbent surface in most units, and in a 60-inch-of-rain climate it is the first thing to hold moisture and go musty. It is also the first thing an inspector or an incoming tenant notices.
What we hand you
Dated before-and-after photos per unit and an invoice describing the rooms cleaned and the process used, so the work is on file before anyone asks. We clean carpet — we are not a mold remediation contractor, and we will tell you plainly when what we see needs one.
Turnovers
Vacancy is the expensive part. We're built around that.
Every day a unit sits empty costs more than the clean does. The job is to get in between tenants, get the carpet genuinely dry, and get out.
Booked as a block, not a queue
Give us the turn dates and we schedule the whole property in sequence instead of making you request each unit. Multi-unit days start early so every unit is finished inside one visit.
Vacant units, no escort needed
Lockbox or code access on empty units. We document condition on arrival and on completion, which protects your deposit position and ours.
Same-day walkable
Hot-water extraction with air movers on every job: carpet is walkable in roughly 2–4 hours and furniture-ready by six. A morning turn can be shown that afternoon — we'll tell you honestly when a timeline doesn't fit rather than promise it.
Volume pricing
Per unit. Written down. Before we start.
Priced per unit, not per room
Retail is $49 a room with a $99 job minimum. Portfolio work isn't quoted that way — you get a flat per-unit price by bedroom count, so a 40-unit property has one number per unit type and no per-job minimum stacking up across the property.
The rate falls as the door count rises
The economics are simple: one address, one setup, one drive. Volume takes cost out of the job and that comes back to you in the per-unit rate. Recurring schedules — common areas, corridors, quarterly refreshes — price lower again than ad-hoc turns.
One invoice or one per unit, your choice
Some managers need a single monthly invoice against a PO; others need one invoice per unit to charge back to an owner or a deposit. We'll bill whichever way your accounting actually works.
For reference, our published consumer rate is $49 per room with a $99 minimum — that's the number a homeowner sees in the quote tool. Portfolio pricing is quoted separately against your unit mix and sits below it.
Documentation
The clean is half of it. The record is the other half.
A clean you can't evidence is worth very little at an inspection, at a deposit dispute, or in front of an owner asking what they paid for. Everything below is standard, not an add-on.
- Itemized invoice per unit — address, date, rooms, process used
- Before and after photos, timestamped, per unit
- W-9 and certificate of insurance on request for vendor onboarding
- Records suitable for rental registration and inspection files
Worth knowing
We're new, and we'd rather you heard it from us.
Leo's Carpet Cleaning is a new business in New Orleans. We don't have a decade of references to wave at you, and we're not going to invent any. What we do have is capacity, an owner who answers his own phone, and a strong reason to make the first portfolio accounts go extremely well.
Practical version: start us on one building or one turnover cycle. If the units come back clean, dry, and documented on time, expand it. If they don't, you've risked one property.