Condominium associations and HOAs
Scenting for condominium associations and HOAs.
A lobby that smells like a good hotel. Corridors, elevators and trash rooms that stop generating complaints. Sized to your building, billed as one small operating line, and month to month.
Why boards call us
Residents notice the smell before they notice the renovation.
A building can spend six figures on a lobby and still greet people with stale air, last night's cooking in the corridor and a trash room nobody wants to open. Owners notice. So do buyers walking through on a showing.
Most associations try a commercial air freshener first: plug-ins, aerosol dispensers, a janitorial product from the supply closet. They run dry, nobody owns them, and they never match from one floor to the next.
We scent the common areas as one building, on one schedule, and we keep it running.
The lobby gets the signature, the hallways and elevators carry it, and the problem rooms get handled room by room. In Palm Beach, Broward and Martin County we do all of it for you. Everywhere else, we ship the equipment and the oil, free anywhere in the US.
Where we scent
Every common area, on one schedule.
One scent for the whole building, or a lighter one for the gym and the pool bath. Intensity is set room by room.
Lobby and entrance
The first ten seconds of every visit. This is where the signature lives.
Corridors
Cooking, smoke and humidity drift here. What boards can do.
Elevator lobbies
A small space every resident passes through twice a day.
Trash rooms and chutes
The room residents complain about most. How to fix it.
Gym and fitness room
Scheduled to the hours the room is open.
Pool and clubhouse restrooms
Handled room by room at a dollar a day.
Library, card and game rooms
The amenity spaces that sit closed most of the week.
Management office
Where prospective buyers and new owners sit down.
Two ways to buy
Scent the whole property, or start room by room.
Most buildings do both: one system for the open areas, a small wall unit in each room the ductwork does not reach.
Whole-property scenting
Lobby, corridors and amenity floors
One system on the HVAC, or standalone in the lobby, carries the scent through the common areas. Sized by air volume, so ceiling height matters as much as floor area.
- NL5000 Dual/HVAC, up to 180,000 ft³
- NL2500 Single, up to 90,000 ft³, HVAC or standalone
- N250 Wall Mount, up to 42,500 ft³, no ducts needed
Room-by-Room Scenting
$1 per room, per day
A small NL360 Wall Unit in each trash room, elevator lobby, gym or restroom. We install it, refill it and change the batteries. Two rooms minimum.
- No equipment to buy
- Concierge refills and battery changes
- Up to 400 ft² per unit
How it works for your building
Local, we do it for you. Anywhere else, we ship it.
The equipment is the same. What changes is who looks after it.
Palm Beach, Broward and Martin County
- We survey the building in person and size it to the air volume
- We install and program it, coordinated with your engineer
- Concierge refills and battery changes, so staff never touch it
- One monthly figure, month to month
- A free 14-day trial for new associations: we install it, oil included, at no charge
Everywhere else in the US
- Buy the system outright, with free shipping anywhere in the US
- 43 fragrances in 100, 250 and 500 ml
- Setup help by phone. Oil auto-refill is coming soon; ask us
Local pages: Palm Beach County, Broward County and Martin County.
Budget
Small enough for the operating budget.
Florida boards are under real pressure. Milestone inspections and fully funded structural reserves have pushed up fees and special assessments across the state, and every new line gets questioned. We built the condo offer around that.
Scenting is an operating expense, usually common-area maintenance or amenities. It is not a reserve item. Service is month to month, so the board is never locked into a long contract. In Palm Beach, Broward and Martin County it can start with a free 14-day trial, oil included.
Florida law asks associations to get competitive bids when a contract exceeds 5 percent of the total annual budget, including reserves (Section 718.3026, Florida Statutes). A month-to-month scenting service sits well below that line in most buildings. Your manager or association attorney can confirm it for yours. This is general information, not legal advice.
For managers who need to take this to a vote, the board proposal lays out scope, monthly figure, term and suggested motion wording on one page.
Before the board asks
Residents and paperwork.
The questions that come up at every board meeting, answered before the meeting.
Residents and sensitivity
Planned in from the start
- Adjustable intensity and schedules on every unit
- Scent chosen after sampling it in your building
- Lower output near residential doors
- SDS and IFRA documentation available on request
- Units built in an ISO 9001, 14001 and 45001 certified facility
The vendor packet
Ready to send to your manager
- W-9
- SDS and IFRA documentation on request
- A one-page board proposal
- One point of contact: (561) 351-2248
Start with the problem
Guides for boards and managers.
Practical pages you can forward to the board, written for buildings like yours.
Trash room and chute odor
Clean first, then scent. What works in Florida heat, and what it costs per floor.
Read more
Hallway and elevator odor
Cooking, smoke and humidity. What scent fixes and what it does not.
Read more
For property managers
Portfolio pricing, the vendor packet and how a proposal reaches the board.
Read more
The board proposal
One page for the board packet, with suggested motion wording.
Get the PDFLocal service
Palm Beach, Broward and Martin County.
We survey, install and look after the scent in person across all three counties.
Palm Beach County
Jupiter to Boca Raton
Oceanfront towers, island co-ops, 55+ communities and gated HOAs.
Broward County
Fort Lauderdale to Hollywood
High-rise beachfront towers and suburban HOA clubhouses.
Martin County
Stuart, Hutchinson Island, Hobe Sound
Riverfront and beachfront condos, and golf and club communities.
Questions
What boards ask first.
Does scent just cover up the trash room smell?
On its own, yes, and we will say so. A trash room or chute that smells needs cleaning first. Scent keeps it pleasant between cleanings. Our trash room guide covers the order that works.
Some residents have allergies or are sensitive to fragrance. Is that a problem?
It is the first thing we plan around. Every unit has adjustable intensity and schedules, you choose the scent after sampling it in the building, and we keep output low near residential doors. SDS and IFRA documentation is available on request.
Who touches our HVAC?
Nobody without your building engineer's sign-off. We survey first and coordinate any duct connection with your engineer. If the board would rather not connect to the HVAC at all, a standalone NL2500 or an N250 Wall Mount does the job without it.
Do we need a board vote?
Usually, yes. Local boards in Palm Beach, Broward and Martin County often approve our free 14-day trial first, then month-to-month service. Our one-page board proposal is written to drop straight into the board packet.
Can we try it before we commit?
If your association is in Palm Beach, Broward or Martin County, yes. We install it for 14 days with oil included, at no charge, so the board can judge the scent in the building and not on paper. The trial is for new local associations; outside those three counties you buy the equipment and run it yourself.
We are outside Palm Beach, Broward and Martin County. Can we still do this?
Yes. Buy the system and the oil and run it yourself, with setup help by phone. Shipping is free anywhere in the US. Start with the sizing tool or the systems.
What does it cost?
Room-by-Room Scenting is $1 per room per day, two rooms minimum. Whole-property service is quoted as one monthly figure after a survey, because it depends on your air volume. If you would rather own the equipment, the units are listed on the systems page from $110 to $1,999, and oil is $35, $65 or $99 for 100, 250 or 500 ml.
Start here
Get a building survey.
Tell us the building, the floors and the rooms that worry you. In Palm Beach, Broward and Martin County we come and look. Everywhere else we size it with you by phone.
Book a consultation