We quote commercial gutter and downspout cleaning per building, priced from the footprint and height of each one. Our crew is ours and scheduled, not a roofer's side job between re-roofs. Every job runs with fall protection or a boom or scissor lift, and you get a photo report of each run when we leave.
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 commercial gutter work per building, from linear footage, height and gutter type, in writing, from a site plan or a satellite measurement, before anyone is dispatched. The gutter cleaning service is priced the same way for residential and commercial buildings alike.
Height is the biggest single factor on our jobs. Above three stories the building needs a boom or scissor lift and the fall-protection setup that goes with it. Compacted debris on a gutter system that has not been cleaned in years takes longer to clear and gets priced accordingly. A clog that has packed a downspout for a season adds time, and overflow that has run down the wall and stained the siding is noted in the photo report. A gutter guard that has to be lifted and reseated, oversized or box gutters, and roof drains and scuppers on flat roofs all add time. The number of buildings on one site changes the setup as well.
Downspout flushing and debris haul-off are included per building and are not billed as extras. Store-bought cleaning solutions rarely clear a packed downspout, so the crew clears it by hand or with a vacuum. 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 measured.
On a property we service, the quote starts with one question: what is the gutter system made of and how high does it run. We ask for the address or a site plan, the stories, the roof type, the number of buildings, and who the invoice goes to. Those five things let us write a quote for a home or business without a site visit, and the number we write is the number on the invoice. A homeowner gets the same five questions and the same written quote. Some gutter cleaning companies quote a flat number without measuring, and gutter cleaners who work that way tend to bill for the rest once the crew is on the roof. Ask any gutter company for the linear footage in writing before you agree to a number. Tell us what your gutters need and the quote follows from that, and the final inspection is the photo report taken before we leave.
| 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 Waukegan properties we service are on twice a year, spring and late fall. Across Illinois the spring visit runs late May to June and the fall visit late October to November. Restaurants, flat roofs with internal drains and buildings under heavy tree cover are on quarterly. Our cleaning services follow that calendar, and we offer gutter cleaning on the same dates each year. Call (866) 435-6328 or text a photo of your roofline, and we will confirm the first date and the gutter cleaning needs of each building in writing.
What we find in the gutters tells us the schedule. Across Illinois, summer derechos and severe thunderstorms put post-storm inspections on our calendar, and the spring visit is when the seed and pollen load has to come out before it packs the downspouts. A thorough gutter cleaning in spring clears that load, and a thorough cleaning in late fall clears the leaves. Freeze risk in Waukegan is real, so a gutter that sagged under ice in winter gets checked before the next freeze. Landscape debris from nearby trees is a common cause of a clogged gutter, and a clogged gutter that overflows is how water damage starts on a wall or a soffit.
On flat roofs the parapets, internal drains and scuppers back up without a sound. A blockage at one drain is easy to miss from the parking lot. The first thing a tenant notices is a stained ceiling tile, a membrane blister or a leak in the ceiling below, which is why the monthly check between cleanings exists. Water that overshoots a blocked gutter runs down the siding, and a stain on the siding is often the first sign that something is backing up.
| 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 provide professional gutter cleaning services in Waukegan, and our service area reaches the surrounding areas. We handle commercial and residential properties from one crew, and a multi-building portfolio is handled as one account. You get one contact for every building, a date confirmed in writing, and a crew that checks in with the on-site contact on arrival. Work at commercial properties can be timed around tenant hours where that is asked for.
Each property gets its own record for gutter cleaning and maintenance, so the next visit starts from what we found last time rather than from zero. We provide gutter cleaning on a fixed calendar for property managers, so the same crew comes back and the gutter cleaning process stays consistent from one visit to the next. Any gutter protection already on a building is lifted and reseated for the clean and noted on that record.
We also do residential gutter cleaning for homeowners and businesses, and the same crew handles both kinds of job. Regular gutter maintenance does a lot to protect your home at the roofline, and on a commercial site it protects every building in the portfolio. A single blocked run can cause roof leaks that show up in a different building than the one it started in. Call (866) 435-6328 or text a photo of the building, and we will book a date and confirm it in writing.
We quote per building, and the price depends on the linear footage, the height and the gutter type. We do not give a figure over the phone without measurements. Ask any gutter company for a written estimate per building, and we will send ours that way.
The lease decides, not us. Read the maintenance clause in your lease, and the section above on who pays by lease type lays out how the three common cases usually read. This is not legal advice, so ask the attorney who drafted the lease if the clause is unclear.
Restaurants and flat roofs with internal drains are on quarterly with us. The grease, the parapets and the scuppers back up faster than a standard building, so the schedule has to match what we pull out of them.
Yes. Above three stories we bring a boom or scissor lift and set up fall protection to match the building. Give us the stories and the roof type and we will confirm the setup in the quote.
Yes. We will time the work around tenant hours and follow the site access rules you give us. Our crew checks in with the on-site contact on arrival, so access is settled before the lift goes up.
Both. Roof drains and scuppers on flat roofs are cleared of debris and the strainer domes reseated. Anything we find that needs repair is photographed and reported, not fixed without your authorization.
After a severe thunderstorm we get post-storm call-outs for downspouts that are packed with debris and gutters that have pulled off their hangers. Tell us the building and we will schedule the crew to inspect and clear it, with photos of each run.
Yes. Each building gets its own invoice showing the linear footage, and several properties can run on one recurring schedule. Text a photo of the roofline or call (866) 435-6328 to set it up.
Footage, height and the address by phone or email. The quote comes in writing, per building.
