We quote commercial gutter and downspout cleaning per building, priced from each building's footprint and height, 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 squeezed between re-roofs. We work spring and late fall on the properties we service, and we keep the same crew on a building from one visit to the next.
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 gutter cleaning service per 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 gutter, compacted debris in a clogged gutter nobody has cleaned in years, a clog at a downspout elbow, a gutter guard that has to be lifted before we can reach the channel, oversized or box gutters, roof drains and scuppers on flat roofs, and how many buildings sit on one site. A downspout dumping overflow onto siding gets flagged in the report on every visit.
Downspout flushing and debris haul-off are included per building and are not billed as extras. Some gutter cleaners list downspout flushing as an add-on; ours is included, like the haul-off. Gutter cleaning companies quote in very different ways, so compare the footage and the add-ons on any two quotes. Gutter protection is a separate job and is priced on its own line. Scheduled semi-annual or quarterly service is priced lower than a one-off call, because the crew already knows the building and the footage is already measured. A gutter system that still overflows after cleaning usually has a slope problem, and we say so in the report rather than selling a second cleaning.
We do not put a commercial case in the price, so the numbers you see here are never tied to a single property. What we do need to quote a Bloomington property is the address or a site plan, the stories, the roof type, the number of buildings on the lot, and who the invoice goes to. Send those and you will have a written figure per building, with the cleaning solutions, the flush and the haul-off spelled out line by line before you approve anything. A final inspection of the runs and drains is part of every visit, and the photos go to the same contact. The quote works the same whether the building is a home or business, since residential and commercial jobs are priced from the same measurements.
Call (866) 435-6328 or send the site plan by text and we will have a written estimate back to you.
| 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.
Most Bloomington properties we service are on twice a year, spring and late fall, with restaurants, flat roofs with internal drains and buildings under heavy trees on quarterly. The schedule follows the building, since how often to clean gutters depends on the roof and the trees, not on a calendar we set for everyone. Our crew runs cleaning services on a fixed rotation so the same people know the same runs. We provide the work on that rotation, and the interval for gutter maintenance is set per building. Across Illinois the spring visit falls in late May to June, and the fall visit in Bloomington lands in late October to November, ahead of the first hard freezes.
After the storm season the post-storm inspections turn up the same things: a downspout knocked loose at the elbow, a run that filled with grit and sagged, and sometimes a hanger pulled from the fascia. In the spring we are clearing seed and pollen out of the elbows, and in the fall it is the wet leaf mat that the first hard freezes lock in place. A cleaning process that skips either pass leaves a building with a blockage it did not have the season before.
On flat roofs the parapets, internal drains and scuppers back up without any sound, and the first thing a tenant notices is a stained ceiling tile or a membrane blister. That is why the monthly check between cleanings exists on those roofs. A homeowner with a two-story house can wait a season, but a blocked scupper can cause roof leaks and water damage inside a single wet month. Our crew reports every drain and every scupper, so the property team can see the condition before a leak reaches the ceiling.
Tell us your gutter cleaning needs, the building type and the tree cover, and we will set the gutter cleaning and maintenance interval in writing on the first visit. Call (866) 435-6328 or text a photo of the roofline and we will confirm the schedule back to you.
| 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.
We offer service across Bloomington and the surrounding areas, and professional gutter cleaning services for commercial properties and for residential gutter cleaning where a property manager also looks after a few homes. As one gutter company, we serve homeowners and businesses alike. Our crew covers the business corridors and the office and retail sites in town, and we run the same process on a single storefront as on a three-building office campus. A residential gutter job and a commercial one are scheduled from the same dispatch, so an owner with both gets one contact.
For a property manager with several buildings, scheduling works through one contact. We confirm a date in writing for each building, our crew checks in with the on-site contact on arrival, and work is timed around tenant hours where you ask for it. That lowers the number of calls the property team fields and keeps the photos and invoices in one place. We run commercial and residential properties under the same gutter maintenance process, so a mixed portfolio does not need two vendors.
Multi-site jobs are priced building by building, so a site with four structures gets four line items, each with its own footage and height. Lead time depends on the season and the size of the portfolio, and we give it in writing when we confirm the schedule rather than promising a fixed number of days. A thorough cleaning covers every run and drain, not a quick pass, and debris blown off the roof lands in the landscape beds under the eaves, so the haul-off covers the ground below each run. A blocked scupper can cause roof leaks, so when a visit turns up a clog like that, we photograph it and put it in the report. Call (866) 435-6328 or book a date for each building and we will confirm it in writing.
We price per building, and the figure depends on the footage, the height, the gutter type and the debris load, so the number is written up for each building before we come out. Per-foot pricing is a starting point, but a clogged gutter on a flat roof with internal drains costs more to clear than the same footage on a pitched roof. A thorough cleaning is priced on what is actually in the runs, not just the footage.
Your lease names the party responsible, so read its maintenance clause first. We write the invoice to whichever party the lease names, and this is general information, not legal advice.
On the restaurants and flat roofs we service in Bloomington, quarterly is the schedule that holds, because grease and grit load the runs faster than a standard building.
Yes, we work from a boom or scissor lift on taller buildings, and the lift and fall-protection setup are quoted with the building. Every job is done tied off or from the lift, with no one working off a loose ladder.
Yes. Tell us the hours and the access rules and we will schedule the crew around them, with the on-site contact notified on arrival.
We clear the roof drains and scuppers on flat roofs as part of the visit, and we report anything we cannot reach so you know what is left. We do not repair them. Gutter protection is quoted separately.
After severe storms our post-storm call-outs most often turn up downspouts knocked loose at the elbow and runs that filled with grit, so we check those first. A blocked run makes water overflow, and that is how a leak starts at the fascia, so clearing it before storm season helps protect your home. Storm-season inspections are scheduled on request.
Yes. Each building gets its own invoice and its own line in the schedule, and we run recurring service for several properties under one contact. We also do residential work for homeowners in our service area, which includes Bloomington and the surrounding areas, so a mixed portfolio stays on one invoice cycle. Call (866) 435-6328 to set up the schedule.
Footage, height and the address by phone or email. The quote comes in writing, per building.
