We quote commercial gutter clearing per building in Tinley Park, priced from each building's footprint and height, with fall protection or a boom or scissor lift on every job and a photo report after. Our crew is ours and scheduled, not a roofer's side job between re-roofs. We work across Illinois, and the managers who book us tend to do it in spring and late fall, before storm season and before the leaves come down.
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. Our gutter cleaning service starts with that measurement, so the number on paper is the number on the invoice. We quote residential and commercial jobs the same way, and the gutter system is measured as a whole rather than run by run. Ask any of the gutter cleaners you compare with whether the lift is in their number, and ask us the same question. Some gutter cleaning companies leave the lift out of the total, and we do not.
What moves the quote on our properties is mostly height and access. A building above three stories needs a boom or scissor lift and fall protection set up before the first run is touched. Compacted debris on a system not cleaned in years takes longer than a light seasonal load. Gutter guards have to be lifted and reseated before the gutters underneath can be cleared, and oversized or box gutters carry more material per foot. Roof drains and scuppers on flat roofs add a separate pass, and the number of buildings on one site changes how the crew is staged. Where a gutter guard is already on the building, the crew lifts it first and reseats it, and that takes its own time. A clogged gutter on a short run is a quick job, while a gutter system that has been ignored for years is not. The crew also protects siding and fascia when they set up ladders or lifts.
Downspout flushing and debris haul-off are included per building and are not billed as extras. 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 clog that repeats between visits is a slope or drain problem, and we say so in the report rather than selling a second cleaning. Cleaning solutions for greasy runs are included in the quote. Every job ends with a final inspection of the downspouts at the storm line, and the result goes into the photo report.
On a recent office property with two stories and a shared flat roof, the quote was set by roof drains and the number of downspouts that had to be flushed to the storm line; the full case is linked from the portfolio page. To quote a Tinley Park building 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. The same numbers are needed for a home or business, so nothing is guessed.
| 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 commercial properties we service in Tinley Park are on twice a year, spring and late fall, with restaurants, flat roofs with internal drains and buildings under heavy tree cover on quarterly. Our crews keep the cleaning services on a fixed calendar so the property manager is not chasing a date each season. Across Illinois the spring visit usually falls late May to June, and in Tinley Park the fall visit usually lands late October to November. Our professional gutter cleaning services scale from a single home to a full portfolio, and our crews provide gutter cleaning on whatever schedule the property needs. We offer gutter cleaning for homeowners and businesses alike, and that is the core of our gutter cleaning and maintenance work.
What we find after storm season is the main reason the spring visit is booked early. Storms push leaf litter and grit into the outlets, and the post-storm check often turns up a pulled hanger or a downspout discharging onto a walkway. The cleaning process on those visits is the same as any other, but the photo report is longer. Across Illinois, storm season means summer derechos and severe thunderstorms, and the water damage they leave behind is what the spring visit catches. Every building has its own gutter cleaning needs, and the spring visit is set to match them.
On flat roofs, parapets, internal drains and scuppers back up silently. The first thing a tenant notices is a stained ceiling tile or a membrane blister, which is why the monthly check between cleanings exists. Restaurants fill their gutters with grease-laden debris faster than most buildings, so their schedule runs closer together. A clogged gutter is the first sign of trouble. Left alone, the blockage sends water over the edge as overflow, and a slow leak at a joint can turn into water damage on the fascia. Call (866) 435-6328 or text a photo of the gutters and we will book a date.
| 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 serve commercial properties across Tinley Park, including the business districts and corridors where our crews have serviced buildings before. A multi-building portfolio gets one contact for every site, a date confirmed in writing, and a crew that checks in with the on-site contact on arrival. Our service area is Tinley Park and the surrounding areas, and a gutter company you call once should keep the record of every visit.
Work can be timed around tenant hours or loading schedules when asked, and we will set the site up so the property manager sees one invoice per building. Our crews also handle residential gutter cleaning for homeowners, and we work with a mix of commercial and residential properties, so a single schedule can cover both. Scheduling is confirmed once the site plan is in hand, and a restaurant or multifamily site with quarterly visits is set up the same way as a one-off building. A homeowner with a rental or a mixed-use building can book one contact for both, and a clean gutter helps protect your home from the roof down. The gutter cleaning process is the same for each: measure, clear, photograph. Heavy landscape beds around a building drop extra leaves and seed into the gutters, so the visit is planned around them.
Maintenance between visits is part of the same relationship. A clean gutter run is the goal of every visit, and a short written note after each one tells the manager what was cleared and what needs a second look. That is the difference between a building that stays clean and a roof that is slowly failing from the inside. Our crews aim to leave clean gutters on every run, including the awkward corners. Gutter maintenance between visits is a short check, and clogged gutters on a commercial building or a residential property can cause roof leaks. Tinley Park gets about 41.5 inches of precipitation a year, wettest from May through July, and about 28.2 inches of snow, mostly from December through March, so a cleaning goes on the calendar before the wet months.
Call (866) 435-6328 to book a site walk, or text a photo of the building and we will book a date.
We quote per building, and the number depends on linear footage, height, gutter type and the number of downspouts that need flushing. Per linear foot is the way we measure, but the final figure is written per building so the manager sees one number for each site. Nothing is added after the quote unless the scope changes in writing first. A thorough gutter cleaning is what that number covers, from the first run to the last downspout.
The lease decides, not us. The maintenance clause sets who gets the invoice, and the lease types are laid out in the section above. We write the invoice to whichever party the lease names, and this is not legal advice, so read the clause or ask the attorney who drafted it.
On the restaurants and flat-roof buildings we service in Tinley Park, quarterly is the schedule that keeps the outlets clear. Grease and grit build up faster on those roofs, and parapets and internal drains back up without warning. The monthly check between cleanings is the early warning. A clogged gutter left alone can start a leak, so the check is worth the visit.
Yes. Above three stories we set up a boom or scissor lift with fall protection before the first run is touched. The setup is confirmed for each building when we quote it, so the manager knows the access plan before the crew arrives. The lift is set up for a thorough cleaning of every run, including the high ones.
Yes. We schedule around tenant hours, loading windows and gate codes when they are given to us in advance. The on-site contact is checked in with on arrival, and the crew follows the building's access rules as written.
We clear roof drains and scuppers on flat roofs as a separate pass, and the report shows each outlet. We do not repair the drain or the membrane, but a blocked drain or a scupper that is cracked is photographed and described in the report.
Storm season in Illinois is summer, with derechos and severe thunderstorms, and the post-storm call-outs usually turn up pulled hangers, grit packed into outlets and downspouts that have come loose. We photograph each finding and clear what is blocking the flow. Anything structural goes into the report for the owner to decide on. Where gutter protection is already on the building, it is lifted for the clear and reseated afterward. Clearing the gutters after storm season helps protect your home from water getting behind the fascia.
Yes. We invoice per building for commercial properties, with the linear footage shown, and a recurring schedule can cover several properties under one contact. Each site keeps its own dates and photo report, so the manager can check any building without calling the office. Sites in the surrounding areas are quoted the same way, and the service area is confirmed when you call. Call (866) 435-6328 or text a photo of the building and we will book a date.
Footage, height and the address by phone or email. The quote comes in writing, per building.
