We quote each commercial building in Ann Arbor on its own, priced from its footprint and height. Our crew is ours and scheduled, not a roofer's side job between re-roofs. Fall protection or a lift goes on every job, and you get a photo report of every run afterward. Spring and fall are our busiest seasons for properties across Michigan.
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 building separately, from linear footage, height and gutter type, in writing, from a site plan or a satellite measurement before anyone is dispatched. Height is the first thing that moves the number on our jobs: above three stories we bring a boom or scissor lift and set up fall protection, and that changes the crew and the time. Compacted debris on a system nobody has cleaned in years takes longer to clear. Gutter protection that has to be lifted and reseated, oversized or box gutters, and roof drains and scuppers on flat roofs all add time. A clog at one downspout can make a run overflow onto the siding, and that run takes longer to clear. The number of buildings on one site matters too, because a campus is quoted as one scheduled visit with a single invoice per building.
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 property and the footage is already measured. Our gutter cleaning service is quoted in writing before dispatch, and nothing is added after the truck arrives. Our Ann Arbor commercial work covers a thorough cleaning of every run and a thorough gutter cleaning of every downspout, and we flush each one until it runs clear. That is the job the number on the quote pays for, and the number we quote is the number on the invoice. When you talk to gutter cleaners, ask whether downspouts are flushed, because the quote should say so in writing. To start a quote, text a photo of the roofline or call (866) 435-6328 and we will tell you what we need from the site.
For a property manager the first request usually comes with a site plan, a stories count and a roof type, and that is enough. Our most recent Ann Arbor commercial job set its quote by the number of buildings, the stories and a flat roof with internal drains, and the notes from that visit are in the case record. For any new property we need the address or site plan, the number of stories, the roof type, how many buildings, and who the invoice goes to.
| 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 Ann Arbor properties we service, most are on twice a year, spring and late fall, while restaurants, flat roofs with internal drains and buildings under heavy trees go on a quarterly plan. Across Michigan the storm season is when managers call us most, since severe thunderstorms push leaves and grit into the downspouts and the post-storm inspections often turn up a sagged run. The months leaves and pollen load a gutter are the real timing signal, more than the calendar. May, June and July are the wettest months here, so a gutter still full of spring debris can overflow in the first heavy rain. Freeze risk shapes the late-fall visit, because a gutter left packed with wet leaves is what fails under ice. A clog caught at the late-fall visit is quick to clear, while the same clog left until spring is how a leak starts.
Flat roofs behave differently from pitched ones. Parapets, internal drains and scuppers back up silently, 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 a flat-roof plan. A restaurant gutter is a different job again: what we pull out of a restaurant gutter every second month is grease-bound debris that a twice-a-year schedule would never keep up with. Which cleaning solutions suit that grease is decided on the site, and the crew tells you before the first visit. Our crew follows the gutter cleaning process we set for each property, and the final inspection is the photo set we send before the truck leaves.
We clean commercial and residential properties with the same crew approach, and a managed portfolio of mixed buildings can run on one schedule. Gutter protection installation and gutter system repair are outside our scope, so when a guard is the cause we photograph it and report it instead. For a home or business in Ann Arbor the cadence is set by the property, and we confirm it in writing after the first 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 service area in Ann Arbor takes in the commercial corridors and business parks, and we have serviced properties in each of the districts recorded in our data for the city. For a property manager, scheduling runs through one contact for all buildings, with each date confirmed in writing and the crew checking in with the on-site contact on arrival. Work can be timed around tenant hours when that is asked, which matters on multifamily sites and occupied retail. Lead time depends on the season and the size of the portfolio, and we give it in writing when we quote.
We provide gutter cleaning for commercial and residential buildings, and the crew serves homeowners and businesses alike, so a homeowner gets the same written quote as a business. A multi-site portfolio is handled as one account: one invoice per building, one schedule, and one place to send a photo when a downspout backs up between visits. Our professional gutter cleaning services cover the offices, retail and multifamily properties we see most, and the blockage that builds up on those roofs is usually the same debris we already know how to clear. Ask us for the gutter cleaning and maintenance plan that fits the number of buildings you manage, and note that the gutter maintenance schedule is set building by building. Tell us your gutter cleaning needs when you call (866) 435-6328 or text a photo of the roofline.
Water damage is the outcome we are clearing gutters to prevent, and landscape around a building is often the first place it shows, with soil washed out where a downspout discharges. Clearing gutters is how you protect your home or your business from that. We offer gutter cleaning on a one-off basis or on a schedule, and we will quote either from the site plan. Properties in the surrounding areas get the same written quote from the site plan.
We quote per building, and the number depends on the linear footage, the height and the gutter type. Each building gets its own number in writing, from a site plan or a satellite measurement, before anyone is dispatched. Commercial buildings on one site are quoted building by building, and when you compare gutter cleaning companies, ask for that per-building number in writing.
The lease decides, and the section above on who pays by lease type points you to the clause that applies. This is not legal advice, so read the maintenance clause of your lease or ask the attorney who drafted it.
On the restaurant and flat-roof properties we service, quarterly is what keeps the internal drains clear, with a monthly check between cleanings on flat roofs. A clogged internal drain left for a season can cause roof leaks on a flat roof. Ask us to look at the site and we will set the cadence in writing.
Yes. Above three stories we work from a boom or scissor lift with fall protection, and the lift is matched to the roofline. Send the stories count with your request so we bring the right equipment.
Yes. Tell us the access rules and the tenant hours you need us to respect, and we schedule and confirm the visit in writing with your on-site contact.
We clear roof drains and scuppers on flat roofs as part of the job and report anything else we find, such as a cracked scupper, without repairing it.
After severe thunderstorms we get calls to check gutters for storm debris and sagged runs, and the inspection photos show what came down and what held. A clogged gutter after a storm is the first thing we check, since a backed-up run is where a leak usually starts. Send us a photo of the roofline and we will tell you whether the gutters need a visit.
Yes. Each building gets its own invoice, and several properties can run on one recurring schedule with one contact, so the portfolio is managed as one account. Call (866) 435-6328 to set it up, or ask for a written estimate for the whole portfolio. If another gutter company quotes the whole portfolio as one lump sum, ask for the per-building breakdown.
Footage, height and the address by phone or email. The quote comes in writing, per building.
