We quote commercial gutter and downspout cleaning per building, priced from its footprint and height, with fall protection or a boom or scissor lift on every job and a photo report after. The crew is ours and scheduled, not a roofer's side job between re-roofs. Our Royal Oak work is mostly spring and late fall visits on office, retail and multifamily buildings.
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 this work per building from linear footage, height and gutter type, in writing, from a site plan or a satellite measurement, before anyone is dispatched. Height is the largest factor: above three stories the job needs a boom or scissor lift under fall-protection rules, and that changes the crew and the time on the roof. Compacted debris on a system not cleaned in years takes longer. So does a gutter guard that has to be lifted and reseated, along with oversized or box gutters and roof drains and scuppers on flat roofs. Siding close to the gutter line gets covered before the crew starts, and that setup time is part of the quote. The number of buildings on one site also changes the quote, because the crew can work them in one visit.
Downspout flushing and debris haul-off are included per building and are not billed as extras. Our gutter cleaning service is priced per building, and every building inside our service area gets its own quote and invoice, including properties in the surrounding areas. Scheduled semi-annual or quarterly service is priced lower than a one-off call, because the property is already measured and the dates are already booked. Call (866) 435-6328 for a written quote, text a photo of the gutter line, or book a date, and we will reply in writing.
A three-story building with a flat roof and internal drains is priced on its stories, the number of drains and the debris already sitting in the scuppers, and the report records all of it on site. For a Royal Oak property we need the same details: an address or site plan, the number of stories, the roof type, the number of buildings, and who the invoice goes to. Every site gets a thorough cleaning with a final inspection, and the report notes anything that needs attention so you can weigh the cost of a repair against the cost of a clog that causes an overflow or a leak. Those are the properties where a thorough gutter cleaning helps protect your home or business from water damage, and scheduled gutter protection keeps the cleaning on a predictable calendar.
| 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 Royal Oak properties we service, most are on twice a year, spring and late fall, while restaurants, flat roofs with internal drains and buildings under heavy tree cover go on quarterly. Our gutter cleaning process is the same at every interval, but the schedule follows what the building sheds. Restaurants fill their gutters with grease-laden debris faster than any other property type we see, and the managers who call us after a storm usually have a flat roof that backed up overnight.
Freeze risk affects timing in Royal Oak. A gutter system that holds ice from late fall into early spring can pull away from the fascia, which is why the late fall visit matters as much as the spring one. Gutter cleaners and gutter cleaning companies that book only spring miss that window. Across Michigan, severe thunderstorms bring a call-out most years, and the post-storm inspection often turns up hangers pulled loose and seams that need a second look.
On flat roofs, parapets, internal drains and scuppers back up without warning. The first sign at any home or business is a stained ceiling tile or a membrane blister, which is why the monthly check between cleanings is part of our gutter maintenance. The same logic applies to residential and commercial buildings alike, so a homeowner with a flat-roofed addition gets the same interval check. Our crew treats each interval as a cleaning solutions decision for that building, not a standing rule, and we give you a written note on what the next visit should cover.
| 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 work across Royal Oak for commercial properties, and we have serviced buildings in its business districts and along its commercial corridors. Some sites have a wide landscape of parking lots and lawns, and the crew plans ladder and lift placement around it. A single blockage at one downspout can send water down the wall, so every run gets checked. For a property manager with several buildings, the scheduling runs through one contact: one quote per building, one date confirmed in writing, and one crew that checks in with the on-site contact on arrival. Work can be timed around tenant hours when that is asked for, so the cleaning does not interrupt the office or the store.
Our crew also handles multi-site portfolios, so a board or a facilities lead can book every building on one calendar. We also do residential gutter cleaning for homeowners, and the same crew does both, which is useful when a site mixes commercial and residential properties. If a building has a gutter guard, the crew lifts it to clear the channel and reseats it before the photo report. Whether you need a single visit or a standing contract, we offer gutter cleaning on the same terms, and we provide professional gutter cleaning services with the photo report attached to each building. Many sites book gutter cleaning and maintenance together, so the gutter cleaning needs of each building are handled in one visit. Our crew can provide gutter cleaning for homeowners and businesses alike.
As a gutter company, we quote per building, and the number depends on linear footage, height, gutter type and what is in the gutter system. Each quote is written out building by building, so you see exactly what drives the price before you approve it.
The lease decides, not us. Read the maintenance clause in your lease, and see the lease section above for how each lease type is usually read. This is not legal advice.
On our Royal Oak jobs, restaurants and flat roofs with internal drains go on a quarterly schedule, because the debris builds up and backs up faster than on a standard building. A clogged gutter on a flat roof can cause roof leaks, so keeping clean gutters on a quarterly schedule is the first line against a leak.
Yes. Commercial buildings over three stories are worked from a boom or scissor lift with fall protection, and the setup is confirmed when we review the site plan before the visit.
Yes. We time the work around tenant hours when asked, and we check in with the on-site contact on arrival so access rules are followed from the start.
We clear roof drains and scuppers on flat roofs along with the gutters, and the photo report notes what we find in each one.
Storm call-outs usually turn up pulled hangers, separated seams and drains packed with debris, and we photograph each one for the report. Our crew treats the post-storm visit as a priority inspection.
Yes. Each building gets its own invoice, and a recurring schedule can cover several properties under one contact, with dates confirmed in writing for the year. To set one up, call (866) 435-6328, text a photo of the building, or book a date.
Footage, height and the address by phone or email. The quote comes in writing, per building.
