We quote commercial gutter work per building, from the footprint and height of each one, with fall protection or a boom or scissor lift on every job and a photo report when we finish. Our crew is ours and scheduled, not a roofer's side job between re-roofs. Across Illinois, the properties we service book in spring and late fall, before the seeds and the leaf drop block the runs.
Quoted per building from footage, height and gutter type, in writing, before anyone is dispatched. Scheduled service costs less than a call-out.
We quote each commercial building from linear footage, height and gutter type, in writing, from a site plan or a satellite measurement, before anyone is dispatched. What moves the number on our jobs is height above three stories and the boom or scissor lift it takes to reach the run, compacted debris or a clog on a system nobody has cleaned in years, gutter protection that has to be lifted to reach the channel, oversized or box gutters, and roof drains and scuppers on flat roofs. The number of buildings on one site matters too, because a campus of four buildings is scheduled as one trip, and any debris that lands in the surrounding areas is part of that same visit. Downspout flushing and debris haul-off are included per building and are not billed as extras, and a thorough gutter cleaning also checks where an overflow from a blocked run has wet the fascia or siding, because that is where water damage starts. A regular gutter cleaning service on a fixed calendar costs less per visit than a one-off call, since the crew already knows the building and the footage is measured. To quote your property we need the address or a site plan, the number of stories, the roof type, the number of buildings and who the invoice goes to. Call (866) 435-6328 or text a photo of the roofline, and we will send the written estimate.
| Per building | |
|---|---|
| Standard, one to two stories | from $150 |
| Oversized box or industrial gutters | from $295 |
| Three stories and up, with a lift | from $395 |
Your lease decides, not state law. Here is how the three common cases usually read.
On a commercial lease, responsibility for gutter and downspout cleaning is set by the lease itself, not by the habitability rules that apply to apartments.
Triple net (NNN). The tenant usually carries building maintenance and exterior upkeep, in full or as a pro-rata share, and that normally includes gutters and downspouts.
Gross lease. The landlord usually keeps the roof system and exterior upkeep, gutters included, inside the base rent.
Lease silent. When the lease says nothing, the obligation generally falls to the landlord, because gutters are treated as part of the building's roof and structure.
Whoever the lease names, tell us and the invoice goes to that party, so the property manager is not stuck in the middle.
This is general information, not legal advice. Read the maintenance clause of your lease or ask the attorney who drafted it.
At least twice a year for a standard building. Restaurants, flat roofs and anything under trees, quarterly.
On the Arlington Heights properties we service, most get two cleanings a year, spring and late fall, with restaurants, flat roofs with internal drains and buildings under heavy trees on quarterly, and any building with a gutter guard is checked at the quarterly interval too, since debris collects on top of the guard. The cleaning process we run is only as good as the interval between visits, and the interval depends on what the building drops into its gutter system. Storm season across Illinois brings summer derechos and severe thunderstorms, and the managers who call us after a storm are usually the ones whose spring cleaning was skipped. Spring brings seed and pollen paste into the downspout elbows, where it sets into a blockage, and late fall brings the wet leaf mat that sags runs under ice. Flat roofs are a different problem: parapets, internal drains and scuppers back up silently, and the first thing a tenant notices is a stained ceiling tile, a membrane blister or a leak, because a backed-up drain can cause roof leaks. That is why the monthly check between cleanings exists on flat-roof accounts. We also do residential gutter cleaning, and homeowners and businesses get the same written quote, but this page is about the commercial schedule. Our crew writes the interval into the site file after the first visit, so the next gutter cleaning and maintenance date comes from what we found, not from a calendar. A restaurant on the quarterly schedule and a standard office on the twice-yearly one both end with a final inspection of every run, written up the same way with photos, because cleaning solutions do not clear packed debris from a channel.
| Property type | Baseline | Why |
|---|---|---|
| Standard office, retail, multifamily | Twice a year, spring and late fall | Seasonal debris before heavy rain and freeze |
| Restaurant and food service | Every two months | Grease and exhaust residue speed up clogs |
| Industrial and manufacturing | Quarterly to semi-annual | Airborne dust and soot |
| Heavy tree cover over the roof | Three to four times a year | Leaf and needle load |
| Flat roof with parapets and internal drains | Quarterly, monthly checks | Drains back up silently; membrane damage |
Tied off or working from a lift, never free-standing on a ladder against a parapet.
Federal OSHA requires fall protection for construction-type work at six feet and above (29 CFR 1926.501) and for general industry at four feet (29 CFR 1910.28). Commercial gutter lines sit well above both. Our crew works tied off or from an aerial lift, never free-standing on a ladder against a parapet. Above three stories the job is done from a boom or scissor lift, which is why height is the biggest single factor in a commercial quote. The lift is matched to the building: we bring whatever boom or scissor lift the roofline needs. Where a state runs its own OSHA plan with stricter triggers, the crew follows the stricter rule.
Gutters, downspouts, drains and scuppers, hauled debris, and a photo report per building. Nothing on this list is an extra.
Per building. Every gutter run cleared by hand or vacuum, not just the sections visible from the parking lot. Every downspout flushed until it runs clear; a blocked downspout cleared from above where reachable. Below-grade drain lines are cleared on request and quoted separately. Roof drains and scuppers on flat roofs cleared of debris and the strainer domes reseated. Debris bagged and removed from site, including from parking areas and walkways under the work. Downspout outlets and splash blocks checked.
Report. Before-and-after photos of each run and each drain, per building, with anything found (a pulled hanger, a separated seam, standing water that points to slope, a cracked scupper) noted and photographed, not repaired without authorization. Invoice per building with the linear footage shown, so a board or an owner can check it.
Not included. Gutter repair or replacement, guard installation, roof repair, pressure washing of the building. Where a problem is found, you get the photo and a plain description; what to do about it is your call.
The same crew on a fixed calendar, a lower per-visit rate, and a storm call-out when you need one.
A one-off cleaning is priced as a one-off: dispatch, setup, lift if needed. Put the property on a schedule and the plan is priced for that building, because the crew knows it, the footage is already measured and the dates are booked a season ahead. Semi-annual (spring and late fall) suits most standard buildings; quarterly suits restaurants, flat roofs with internal drains and anything under heavy trees. Plans and their pricing are set building by building: call or email us to set one up.
A scheduled property also gets one contact for every building in the portfolio, across city lines where we cover the neighboring towns.
One contact for every building, a date in writing, and the crew checks in with your on-site person before a lift goes up.
At the business districts and corridors of Arlington Heights where we have serviced commercial properties, the crew works the same way on every site, and the scheduling is handled through one contact for all buildings in a portfolio. A property manager gets a date confirmed in writing, and our crew checks in with the on-site contact on arrival. Where the building has tenant hours, access rules or heavy landscape along the walkways, we time the work around them. Professional gutter cleaning services on a multi-building account come as a single scheduled visit for the whole portfolio, with one invoice per building. We also provide gutter cleaning for residential and commercial buildings across the same area, so a property manager who also looks after a house can book both on one contact. The crew covers the service area for commercial work, and we offer gutter cleaning on a fixed calendar, since most gutter maintenance in this market comes down to a schedule that does not depend on a storm. Tell us your gutter cleaning needs and the property list, and we will tell you the lead time for each site. Choosing a gutter company or any of the gutter cleaning companies in the area comes down to who shows up with the lift and the paperwork, and gutter cleaners who only reach the low runs leave the rest of the building uncleared.
We price per building, and the number depends on the linear footage, the height and the gutter type. A thorough cleaning is quoted before we are dispatched, so you get the figure in writing per building, not off the phone.
The lease decides. Read the maintenance clause in your lease, and the section above on who pays shows how each lease type usually reads. This is not legal advice, so ask the attorney who drafted the lease if the clause is unclear.
On the restaurants and flat-roof buildings we service, quarterly is the schedule that holds. Grease and internal drains back up faster than a standard gutter, and the monthly check between visits catches it before a tenant sees a stain.
Yes. Above three stories we work from a boom or scissor lift under fall-protection rules, and the lift is matched to the building. Height is the largest single factor in the quote.
Yes. Our gutter cleaning process fits around tenant hours where asked, and we check in with the on-site contact when we arrive. Send us the access rules with the site plan and we will plan the visit around them.
Both. We clear roof drains and scuppers on flat roofs as part of the per-building visit, and we photograph anything we find, such as a cracked scupper or standing water that points to slope, without repairing it unless you authorize the work.
After a severe storm the post-storm call-outs turn up the same things every time: a clogged gutter packed with debris at the downspout elbows, runs pulled loose from their hangers, and scuppers blocked by branches. We clear what is there and photograph what needs a repair decision from you, which is how you keep clean gutters and protect your home before the next rain.
Yes. Each building gets its own invoice, whether the account is a home or business or a set of commercial and residential properties, and a recurring schedule for several properties is set up under one contact. Call (866) 435-6328 or send your property list, and we will put the dates in writing.
Footage, height and the address by phone or email. The quote comes in writing, per building.
