We quote each commercial building on its own, from the footprint and the height of each one, with fall protection or a boom or scissor lift on every job. The crew doing the work is ours and scheduled on a fixed calendar, not a roofer's side job between re-roofs. Spring and late fall are the visits most properties book, and every building gets a photo report 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.
Every commercial gutter cleaning service we quote is priced per building from linear footage, height and gutter type, in writing, from a site plan or a satellite measurement, before anyone is dispatched. A quote is not a guess at the door, because a thorough gutter cleaning starts with the numbers.
Four things move the number on our jobs. Height is the first: above three stories the building needs a boom or scissor lift and the fall-protection setup that goes with it. Compacted debris is the second, and any blockage in a downspout adds time, because a system nobody has cleaned in years takes longer to clear than one on a steady schedule. A run that starts to overflow at a blocked elbow also sends water down the siding, and that damage gets checked on the walk. A gutter guard that has to be lifted and reseated before the gutter can be reached slows the job, and oversized or box gutters add more. Roof drains and scuppers on flat roofs get cleared as part of the same visit, which is how we protect your home or business from water damage. The number of buildings on one site changes how the day is run.
Downspout flushing and debris haul-off are included per building and are not billed as extras, so the gutter system is priced once, not piece by piece. Scheduled gutter maintenance on a semi-annual or quarterly basis is priced lower than a one-off call, because the crew already knows the building and the footage is measured.
On a recent office job, the quote came in higher than the owner expected until we walked the roofline with them. The building was three stories with a flat section, and the back run had not been opened in several years. The quote reflected the lift time and the scupper clearing, and the owner approved it in writing the same day. For a property like that, the number is tied to what we actually find on the roof, which is why we ask for the address, the stories, the roof type and the number of buildings before we write anything.
If your property covers more than one building, send the address or a site plan, the stories, the roof type, the number of buildings, and the name of the party the invoice goes to. That is enough for us to write a per-building number you can check against the property.
| 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 Council Bluffs properties we service are on twice a year, spring and late fall, with restaurants, flat roofs with internal drains and buildings under heavy tree cover on quarterly. That is what our cleaning services crew sees on the roofs we clean, not a general rule.
Storm season is the thing we see most after a bad weather event. The post-storm inspections turn up loosened hangers, gutter protection pulled loose, downspout elbows knocked out of line, a clog where an elbow meets the run, and debris packed into runs that were clear a month before. Left in place, that debris is how water damage starts on a commercial roof. Leaves and pollen load the gutters on a predictable calendar, so the spring and fall visits are timed to them. In a cold year, a clogged gutter holds meltwater and freezes, and the result is sagging runs and ice in the downspouts. Those get checked before the first hard freeze.
On flat roofs, parapets, internal drains and scuppers back up without any warning. A blocked drain can cause roof leaks, and the first thing a tenant notices is a stained ceiling tile, a slow leak, or a membrane blister. By then the water has been sitting for a while. That is why the monthly check between cleanings is built into the cleaning process for properties on a short schedule. Cleaning solutions for a membrane roof are chosen on the walk, not before it.
A standard office building on twice a year and a restaurant on quarterly are the two patterns we see most in the Council Bluffs accounts. The restaurant's grease and food debris load the gutters faster than leaves do, so the interval is shorter. The same logic applies to a homeowner with a flat-roof addition. Keeping clean gutters through May, June and August, the wettest months here, matters more than the calendar date. Call (866) 435-6328 or text a photo of your roofline, and we will book a date for the next visit.
| 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.
Our professional gutter cleaning services reach the whole service area: the business districts, corridors and business parks of Council Bluffs, and the surrounding areas where we have serviced properties. We take multi-building portfolios and multi-site accounts on the same terms as a single building. One contact handles every building in the portfolio, and each property is quoted on its own footage.
Scheduling for a home or business runs through one person. We confirm each date in writing, our crew checks in with the on-site contact on arrival, and we time the work around tenant hours where the property asks for it. Lead time depends on the season and the number of buildings. Call (866) 435-6328 or text a photo of the roofline, and we will book a date and confirm the first available one in writing.
We provide gutter cleaning for residential and commercial properties, and we offer gutter cleaning to homeowners and businesses, working with the managers, HOA boards and facilities leads who run them. Whatever your gutter cleaning needs, our gutter cleaners on a schedule start from the last visit's notes. A property that needs gutter cleaning and maintenance on a schedule gets the same crew and the same photo report every visit, so the record stays with the building. Properties with landscape beds and heavy tree cover shed more into the runs, so the schedule follows the site. Each visit ends with a final inspection of every run and drain before the crew leaves.
We quote per building, and the number depends on the linear footage, the height and the gutter type. Managers often ask for a per-foot figure to compare bids against other gutter cleaning companies, and we can show that breakdown, but the total comes in writing for each building before we dispatch anyone.
The lease decides, not us. Read the maintenance clause in the lease and follow the cases described in the section above. This is general information, not legal advice, so ask the attorney who drafted the lease when the wording is unclear.
On the restaurants and flat-roof commercial buildings we service, quarterly is the schedule that keeps the internal drains clear. The grease and debris load builds faster than on a standard building, and the monthly check between visits catches a blocked scupper before it stains a ceiling.
Yes. Above three stories we work from a boom or scissor lift with the fall-protection setup the job requires, and we bring the lift that matches the roofline. The height is confirmed on the quote, so you know the setup before the day.
Yes. We schedule around tenant hours when the property asks, and the gutter cleaning process runs inside the site access rules the on-site contact gives us. Our crew checks in on arrival so the building knows who is on the roof and when they leave.
Both. A thorough cleaning includes the roof drains and scuppers on flat roofs, removing the debris and reseating the strainer domes, all on the same visit. Anything we find that needs repair is photographed and written up, not repaired without authorization.
After a severe storm the post-storm calls usually turn up loosened hangers, knocked-out downspout elbows and debris packed into runs that were clear before the storm. We photograph each finding and send the report with the invoice, so the property has a record of what the storm did.
Yes. As a gutter company that works per building, we invoice each building with the linear footage shown, so a board or an owner can check each line, and we set up a recurring schedule across several properties under one contact. We service commercial and residential properties on the same per-building basis, and residential gutter cleaning on a home in the same portfolio is scheduled the same way. Call (866) 435-6328 or send a photo of the roofline and we will write the schedule for each building.
Footage, height and the address by phone or email. The quote comes in writing, per building.
