Commercial & HOA Wildlife Programs - Indianapolis & Central Indiana
Property managers, HOA boards, and commercial property owners do not have residential wildlife problems. They have multi-tenant liability problems, retention-pond engineering problems, and after-hours response problems. The team runs a commercial program built for that.
Residential playbooks do not work on a 60-unit building
A single-family house is one roofline, one entry, one homeowner deciding. A 60-unit apartment building is 14 rooflines, 38 potential entries shared across units, and a property manager who needs documentation for the owner and the insurance carrier. A 200-home HOA with retention ponds and miles of shared common area is something else again.
The commercial program covers the work that does not fit the residential model:
- Multi-tenant buildings. Shared attic spaces, shared soffit runs, shared gable peaks. One bat colony in one gable can affect six units. The work needs to be sequenced so we do not push the colony into the next building down the row.
- Common-area liability. When a coyote takes a resident's dog on HOA common ground, the board needs documentation of the response and the mitigation. We write the report that goes into the board minutes.
- Retention pond beaver and muskrat work. Beavers blocking culverts on an HOA pond are an engineering problem before they are a wildlife problem. We coordinate with the property's civil engineer and the appropriate Indiana DNR contacts.
- Dumpster colonies. A restaurant group with three locations and raccoon families nesting behind dumpster enclosures has a public-health inspection problem. We solve the wildlife side and document it for the health department file.
- Loading dock and roof colonies. Office parks, retail centers, light industrial. Flat-roof bat colonies and urban raccoon families on commercial buildings are not unusual in central Indiana, and they need a different ladder and a different schedule than residential.
How the commercial relationship works
Scheduled inspection rounds
Monthly, quarterly, or seasonal property walks depending on the contract. Photo-documented. The team checks known entry zones, looks for new sign, and flags issues before they become work orders.
Board-ready documentation
Every visit produces a one-page report formatted for HOA board packets or property-management filing. Photos, findings, recommendations, and a cost estimate for any recommended work. Designed to be forwarded to insurance, the engineer, or the board chair without rewriting.
After-hours emergency response
A raccoon in a leasing office at 9 PM, a bat in a residential corridor, an injured coyote in a parking lot. Contracted properties get a defined response window outside business hours. Hourly rate is documented in the contract - no surprise emergency-call premiums.
Vendor-managed COIs and NDAs
We keep your management company on our certificate of insurance list and update it before expiration without prompting. NDA option for properties where confidentiality matters - law firms, medical buildings, executive offices.
Coordinated with your other vendors
We talk to your landscaper about cover reduction near building foundations. We talk to your roofer about which gable cap to use. We talk to your insulation contractor about R-value before we re-blow an attic. None of that needs to be your problem.
One contact, one bill
Month-to-month or annual contract. One monthly invoice covers the program. Project work is quoted and billed separately so the budget line stays predictable.
The four HOA calls we get most often
Retention pond beavers blocking the culvert. A beaver pair builds a dam in the outflow pipe. The pond level rises three feet. The board hears about it from the homeowner whose back yard is now wet. We handle live removal under DNR protocol during the legal season (November through March), coordinate with civil for any culvert modifications, and install discouragement at the inflow to slow re-colonization.
Coyote conflict documentation. A resident reports a coyote following their dog at dusk. The board needs to know whether to send a notice to the neighborhood, whether to escalate, and what mitigation is appropriate. We document den sites in the common area, do a habitat assessment, and write the board notice if you want one. We do not exterminate coyotes - that is not legal or useful at the HOA level - but we will tell you exactly what your residents can and cannot do on their own property.
Raccoon dumpster colonies on shared common areas. The trash enclosures on a townhome cluster become a raccoon nursery. The kids walk past them on the way to the bus stop. We do the removal, the dumpster enclosure modifications, and the food-source assessment.
Shared gables across townhome rooflines. A bat colony in one unit is a colony in five units. The work has to be permitted and sequenced across multiple owners or one shared roof system. We handle the coordination across the affected units so the board does not have to.
What a commercial program costs
Monthly program rates run $250 to $1,500 per month depending on property type, square footage, number of rounds per year, and whether after-hours response is included. Project work - exclusions, remediation, beaver pond engineering - is quoted separately after inspection.
| Property type | Typical program | Monthly range |
|---|---|---|
| Small office park, single building | Quarterly rounds, on-call response | $250 - $450 |
| HOA, 100-300 homes, retention ponds | Quarterly rounds, board reporting, common-area work | $450 - $850 |
| Multi-family, 60-200 units | Monthly rounds, after-hours response | $650 - $1,200 |
| Restaurant group, multi-location | Bi-weekly rounds, health-dept documentation | $550 - $950 |
| Large commercial, multi-building campus | Monthly rounds, dedicated point of contact, NDA | $1,000 - $1,500+ |
The contract is month-to-month or annual at your preference. Annual contracts get a documented per-month discount.
Tell us about the property
The fastest way to a useful first conversation is to send us a short note with the basics. The team will get back to you within one business day with either a flat program quote or a request for a walk-through.
What to include:
- Property type (HOA, multi-family, office park, restaurant, mixed)
- Approximate size (unit count, building count, or acreage)
- What you are seeing right now (bats, raccoons, beaver in pond, coyote sightings, dumpster issues, unknown)
- Who handles the property today (in-house, third-party management, board volunteer)
- Whether you need a board presentation
- Best contact name, role, and email or phone
Send it to info@wildlife-guys.com with subject line Commercial Inquiry - [Property Name], or call (317) 512-3779 during business hours.
Board meeting on the calendar?
The team will come present to your board at no charge. Bring us the agenda slot and we will bring the documentation, the pricing, and the answer to whichever resident question is the loudest right now.
Request Board Presentation → (317) 512-3779