Essex Property Trust Introduction · May 2026

For the ARLO Mountain View team · Essex Property Trust

A local facilities partner introducing ourselves to ARLO Mountain View.

UFG Works is a Santa Clara-based, family-owned facilities partner. We would welcome a complimentary 60-minute walkthrough of the common areas, garage, amenities, and landscape at ARLO — followed by a written set of observations the ARLO team can use however is most helpful.

  • 164-unit Mountain View community
  • $101.1M Essex acquisition, May 2024
  • Class-A podium with ground-floor retail
  • 80+ Essex Bay Area communities
Amy Alfaro Business Relations · UFG Works
Letty Miranda President
United Facilities Group Family-owned, MBE, Santa Clara-based facilities partner since 1998
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02 · Introduction

Hello from a local team that has cared for Bay Area properties since 1998.

United Facilities Group is a Santa Clara-based, family-owned facilities partner. For more than 25 years our team has supported Bay Area healthcare, technology, education, manufacturing, and corporate clients with consistent local crews and the documentation procurement teams expect.

We would welcome the chance to introduce ourselves to the ARLO Mountain View team. A short on-site walkthrough is a respectful way for us to learn the property and offer a written set of observations — useful regardless of whether a future engagement makes sense.

1998
Year founded
26+
Years operating
Santa Clara
UFG headquarters
Bay Area
Dense service footprint
UFG Works · ARLO Mountain View · 02 / 15
ARLO Mountain View courtyard from Essex Q2 2024 earnings package
ARLO Mountain View · Essex Q2 2024 earnings package

03 · About ARLO

A beautifully designed community we would be proud to support.

Essex's Q2 2024 earnings package describes ARLO Mountain View as a 164-unit community acquired for $101.1 million, with 10,725 square feet of fully leased ground-floor retail. It is a resident-experience asset and a public-facing mixed-use address in the heart of Mountain View.

Source: Essex Property Trust Q2 2024 Earnings Release and Supplemental Data.

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Essex Property Trust

04 · Operating alignment

We want to support the operating priorities Essex has set publicly.

Essex's published commitments around procurement consistency, controllable expense discipline, and resident experience shape how we would propose to work alongside the ARLO operations team. A thoughtful local partner can echo that discipline at the site level.

"The same crew on site every week. That continuity is the product." Letty Miranda · President, UFG Works
"Clean documentation, predictable cadence, and a single point of contact." UFG operating standard
Controllable expensePredictable scopes, cadence, and cost.
Procurement fitOne local partner, clean reporting, scalable scope.
Local accountabilitySame crew, same supervisor, same standards.
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05 · Resident touchpoints

Where a steady operating routine makes the biggest difference.

ARLO's amenity stack is the full Class-A mix: lobby, mailroom, corridors, fitness center, clubhouse kitchen, business center, courtyards, BBQ areas, gardens, retail-facing hardscape, pet zones, and the gated garage.

Garage
Daily resident pathwayLighting attention, access flow, pressure washing cadence, odor control, and visual order.
Amenities
High-traffic spacesFitness center, clubhouse, kitchen, BBQ, and courtyard care.
Trash
Back-of-house careTrash rooms, deodorization, chute routines, and tidy service paths.
Turns
Move-in / move-outMake-ready cleans that smooth resident move-outs and move-ins.
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06 · Our approach

Four principles that guide how our team shows up.

These principles shape how we plan scopes, how we report, and how we make sure the property team always has full visibility into the work.

01

Controllable expense

Predictable scopes across porter, garage, amenity, landscape, and turn routines, with clear cost and clear cadence.

02

Resident-visible quality

Prioritize the everyday spaces residents notice and remember — lobbies, corridors, amenities, and outdoor areas.

03

ESG-aligned documentation

Cleaning, waste, water, and landscape documentation that rolls up cleanly into Essex's sustainability reporting.

04

Local accountability

One Santa Clara-based team, one point of contact, and the same standards across every Bay Area visit.

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07 · What we do

Services that map cleanly to ARLO's day-to-day.

We can start with a focused common-area scope and extend only where the ARLO team finds the work genuinely useful.

UFG facilities team completing floor care UFG operations
Common areas

Common-area porter and amenity care

Lobby, corridors, mailroom, elevators, fitness center, clubhouse kitchen, business center, restrooms, and high-touch surface routines.

Detailed UFG restroom cleaning work Detail cleaning
Specialty work

Garage, trash rooms, landscape, and turns

Pressure washing, garage scrubs, deodorization, pet-area sanitation, drought-aware landscape routines, and make-ready cleaning for unit turnover.

  • Janitorial Common areas and amenities Visible quality, schedule discipline, and high-touch protocols.
  • Exterior Hardscape and landscape Retail-facing sidewalks, courtyards, BBQ zones, gardens, and water-aware care.
  • Staffing Gap coverage and project crews Trusted local support for short-term coverage or one-off projects.
  • Reporting Audit-ready documentation Monthly scorecards, photo evidence, corrective actions, and escalation paths.
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08 · How we'd start

A 60-minute walkthrough and a written set of observations.

The ARLO team is welcome to a complimentary 60-minute on-site walkthrough with Amy. Afterward we share a written summary: what we saw, what looks routine, what looks more involved, and where we believe a 90-day engagement could add value. No obligation either way.

ARLO operating dashboard Sample monthly view
Garage findings closedTBD
Amenity checks completedTBD
Trash room follow-upsTBD
Landscape exceptionsTBD
Lobby, mailroom, elevator
Fitness and clubhouse
Garage and access paths
Courtyard, BBQ, gardens
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09 · ESG and operating alignment

Vendor-level documentation that supports Essex's 2030 goals.

Green cleaning and landscape care work best when they produce auditable data — useful for sustainability reporting and equally useful for the property team's day-to-day decisions.

Essex 2030 targets Published Essex sustainability commitments

35% GHG, 10% water, 50% waste.

We can align green cleaning protocols, dilution control, microfiber programs, waste-room discipline, and drought-aware landscape routines so they produce measurable inputs into Essex's sustainability reporting.

  • 35%Scope 1 and 2 GHG reduction target
  • 10%Whole-building water reduction target
  • 50%Waste reduction target
NMSDC certified Minority Business Enterprise badge
Supplier fit Local, family-owned, NMSDC MBE

Procurement-ready, locally accountable.

ARLO would have a Santa Clara-based NorCal partner with the insurance, documentation, escalation, and KPI cadence procurement teams expect.

UFG site documentation example
Site documentation example · UFG operations
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10 · Local presence

A dense Bay Area service footprint, close to Essex's NorCal communities.

Essex's recent NorCal additions sit conveniently for a local partner. ARLO Mountain View, ROEN Menlo Park, The Plaza, and One Hundred Grand are within a short Peninsula radius, and our crews are already on the road in that geography every week.

80+
Essex Bay Area communities
$1B
Approx. Essex NorCal acquisition activity since 2024
25 mi
Approx. Peninsula service radius
Peninsula service coverage
ARLOMountain View
ROENMenlo Park
The PlazaFoster City
One Hundred GrandFoster City
Mountain ViewMenlo ParkFoster CitySunnyvaleSan JoseEast Bay
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Letty Miranda, President of UFG Works

Our job is to make the operating routine visible, measurable, and easy to evaluate.

Letty Miranda President · UFG Works

11 · A note from Letty

Useful specificity, not broad promises.

The ARLO team deserves a local partner who can walk the property, name what we see, document a clean baseline, and fit into the ARLO and Essex operating model without making anyone's day harder.

A first meeting can stay practical — walkthrough, observations, scope options, reporting cadence, and a clear, honest decision on whether another conversation is worthwhile.

  • We respect the ARLO team's authority, timing, and existing relationships.
  • We share clear scope, cadence, and cost up front.
  • We start narrow enough to evaluate quickly and fairly.
  • We expand only when the property team invites us to.
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12 · Common questions

A few questions the ARLO and Essex teams might have.

What does a walkthrough involve?

Amy and a UFG operating lead walk the common areas, garage, amenities, and landscape with your team. We share a written set of observations afterward. There is no obligation.

Can UFG support more than one property?

Yes. UFG is Santa Clara-based with crews active across the Bay Area, South Bay, East Bay, Sacramento, Monterey Coast, and Central Valley.

Would this disrupt current staff?

No. We can supplement existing routines — porter support, garage detail, amenity care, landscape exceptions, or make-ready support — alongside whoever is on site today.

How would performance be visible?

Monthly dashboards, photo evidence, red-yellow-green findings, closure tracking, and a single accountable UFG contact.

What documentation can you share?

Insurance, bonding, pricing, staffing plans, and supporting documentation are available on request once scope is defined.

How do you work alongside existing vendors?

We are comfortable as a specialty local complement — overflow, garage detail, landscape, or make-ready — wherever it is useful to the property team.

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13 · Next step

A 60-minute walkthrough at the ARLO team's convenience.

Amy would welcome the chance to schedule a collaborative walkthrough of the common areas, garage, amenities, trash rooms, and landscape — followed by a written set of observations. Useful regardless of whether ARLO chooses to engage further.

Amy Alfaro, Business Relations at UFG Works
Business Relations Amy Alfaro amy@ufgworks.net 408-380-2287

Suggested agenda

  1. Walk the resident-visible zones together.
  2. Note observations on cadence, condition, and care.
  3. Separate routine items from more involved work.
  4. Decide together whether further conversation makes sense.
Email Amy

Pick whichever window is easiest for the ARLO team. Amy will coordinate the details, and Letty is glad to join where executive context is useful.

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14 · Leadership and continuity

Amy coordinates. Letty leads. Al anchors the company.

Amy Alfaro
Business Relations

Amy Alfaro

Amy is the day-to-day contact for the ARLO team — coordinating the walkthrough, gathering context, and keeping follow-up simple.

amy@ufgworks.net 408-380-2287
Letty Miranda
President

Letty Miranda

Letty joins wherever executive accountability, procurement posture, and long-term operating commitments are useful.

Al Cuevas
Founder and CEO

Al Cuevas

Al brings founder-level continuity and the long-horizon stewardship behind UFG's family-owned operating model.

"A practical ARLO walkthrough, a thoughtful set of observations, and a respectful conversation about whether we can be helpful." UFG Works
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15 · Available documentation

Documentation and discussion notes.

Property and operating references

  • Essex Q2 2024 Earnings Release and Supplemental Data for ARLO acquisition details.
  • Essex public property and amenities pages for ARLO Mountain View.
  • Essex 2030 sustainability commitments: 35% GHG, 10% water, 50% waste.
  • Essex NorCal community pages for regional coverage context.

About UFG

  • Service lines: janitorial, landscape, facilities management, building maintenance, and staffing.
  • 26+ years of Bay Area operating history; family-owned since 1998.
  • NMSDC-certified Minority Business Enterprise; Santa Clara headquarters.
  • Crews active across the Bay Area, South Bay, East Bay, Sacramento, Monterey Coast, and Central Valley.

What we can share next

  • Insurance, bonding, and certificate documentation on request.
  • Sample monthly dashboards and reporting templates.
  • Green cleaning protocols and product specifications.
  • References from current Bay Area accounts.

Our goal is a simple, useful first conversation. We are grateful for the chance to introduce ourselves to the ARLO Mountain View team.