KentBusiness park · Via property manager
Wedge awning recovers across a commerce center
New fabric on the wedge awnings at a business park, arranged through its property management company.
Request a property walk
Kent
Bellevue
Tacoma
Tell us about the property.
One vendor, every building
Recovers, repairs and new awnings across your whole portfolio
Quotes from photos
Many recovers and repairs can be priced before we ever come out
Board-ready proposals
Drawings and line-item pricing for owners, boards and HOA review
Vendor paperwork, handled
COI and W-9 on request, PO billing and net terms for approved accounts
Why managers call us
Awnings are a small line item until they aren't.
A faded or torn awning is often the first thing a tenant, resident or prospective buyer notices. A loose valance or a leak at the wall turns into a work order, then a complaint, then a bigger repair.
We work with property managers, HOA boards and facilities teams across the Puget Sound to keep awnings looking right and working the way they should. That means recovers when the frame is sound, repairs when the damage is limited, and replacement only when it's actually the better call.
We'll work on awnings we didn't build, and we'll tell you plainly what each one needs.
What we handle
Everything an awning needs over the life of a building.
Most work orders fall into one of these. If yours doesn't, send a photo anyway.
Most common
Recovers on existing frames
New fabric on a sound frame for faded, stained or torn awnings. Match the current color or update it for a refresh or rebrand.
Awning recover & repair →Repairs
Valances, frames and leaks at the wall
Replacement valances, frame repair after an impact, re-lacing or re-stapling, and resealing where the awning meets the building.
Signs it's time →Tenant turnover
New tenant, new graphics
Updated logos, addresses and building names on existing awnings. When graphics count as signage, we check that during permitting.
Ongoing
Seasonal installs, removals and service
Winter vestibules and seasonal covers installed in fall and removed in spring, shade sail take-downs, and service calls.
Seasonal & service work →Capital projects
Replacements and new awnings
When a frame is past saving, or a building needs new cover: fabric, metal and glass awnings and entry canopies, designed, engineered and permitted.
Commercial awnings & canopies →Beyond awnings
Screens, shutters and amenity shade
Security roll shutters for leasing offices and storefronts, motorized screens, and shade for pool decks, rooftops and courtyards.
Security roll shutters →How it works
Built around how managers actually work.
You have owners to report to, residents and tenants to keep happy, and more than one building. Our process fits that.
01
Send photos and addresses
One building or twenty. Photos of each awning, the addresses and a site contact are enough to get started.
02
Inspection where it's needed
We look at the frames, attachments and fabric, and tell you which awnings need a recover, a repair or replacement, and which can wait.
03
A proposal you can take upstairs
Line-item pricing by building or awning, with fabric samples and drawings for owners, boards and HOA architectural review.
04
Permits and approvals
When the work needs a permit, such as new awnings or graphics that count as signage, we prepare the drawings and pull it.
05
Scheduled around your people
We coordinate access with your site contact and plan the work around tenants, residents and business hours.
06
One vendor going forward
Repairs, seasonal work and the next recover cycle, from the same company that knows your buildings.
Vendor setup
Easy to set up as an approved vendor.
We know approved-vendor lists, insurance requirements and accounts payable have their own rules. We'll work within them.
Insurance and tax forms
Certificate of insurance and W-9 on request, with your company or association added as additional insured when required.
PO billing and net terms
Purchase orders and net terms for approved commercial accounts, invoiced the way your accounting team needs it.
Licensed and registered
Registered Washington contractor (RAINIS*770JK), with our own installation crews.
Public and institutional properties
Prevailing-wage projects with certified payroll for public agencies, schools and housing authorities.
Properties we work on
From one condo entry to a whole commerce center.
Condominiums & HOAs
Entry awnings, building-name graphics, balcony awnings and recovers approved by the board.
Apartment communities
Entry canopies, leasing-office awnings, amenity-deck shade, cabanas and pool covers.
Retail & shopping centers
Storefront awnings across a center, tenant changeovers and consistent fabric from unit to unit.
Office & business parks
Wedge and entry awning recovers, covered walkways and building entrances.
Mixed-use buildings
Ground-floor retail awnings and residential entries on the same building.
Medical & institutional
Covered entrances, front-desk security shutters and screens for clinics, schools and agencies.
Work for property managers
Recent projects arranged through management.
KentBellevueCondominium · Via property manager
Recovers, new graphics and the permit
New fabric and building-name graphics on the entry awning of a Bellevue condominium, including the permit, arranged through the association's property manager.
TacomaCommercial property · Via property manager
Storefront wedge awning recovers
New striped fabric on storefront wedge awnings, arranged through a commercial real estate manager.
Common questions
What property managers ask us first.
Often, yes. Send a straight-on photo and a close-up of each awning, the address and rough dimensions if you have them. Many recovers and repairs can be priced that way. If we need to see the frame or measure, we'll schedule a visit with your site contact.
Yes. Much of our recover and repair work is on awnings we didn't build. We inspect the frame first, then recommend a recover, a repair or replacement based on its condition.
Yes. We can price a portfolio together, break the proposal out by property for each owner, and schedule the work so it makes sense across locations.
Yes, on request, and we'll add your company or association as additional insured when required. We also work with purchase orders and offer net terms for approved commercial accounts.
Yes. We provide line-item pricing, fabric samples, and drawings showing the awning and any graphics, so the board, owner or architectural review committee can make a decision.
A like-for-like recover often doesn't, but new awnings, structural changes, and graphics that count as signage often do. Requirements vary by city. We check during the proposal and pull the permit when one is needed.
It depends on fabric availability, graphics and whether a permit is needed. We'll give you a schedule with the proposal, and the on-site work itself is usually quick, since the fabric is patterned and sewn in our shop before we arrive.
Have a list of awnings that need attention? Send it over.
Email your list & photos →Request a property walk
Tell us about the property.
We'll take it from there.
Fill out the form, or email what you have, and we'll follow up within one business day.
Helpful to include
- Property name and address, or a list if there are several
- Photos of each awning, straight on and close up
- What's wrong: faded, torn, leaking, damaged, or new graphics
- Any HOA, owner or budget deadlines
- A site contact for access
- Seattle's oldest shade company, established 1896
- COI and W-9 on request; PO billing and net terms
- Fabric patterned and sewn in our Tukwila shop
- Registered Washington contractor (RAINIS*770JK)
Tell us about your property
We'll follow up with next steps
Planning a renovation with a contractor?
We work directly with general contractors on tenant improvements and capital projects, from shop drawings through installation.