We quote commercial work per building in Independence, priced from the building's footprint and height. Fall protection or a boom or scissor lift goes on every job, and you get a photo report of every run when we finish. We are our own crew on a set schedule, not a roofer's side job between re-roofs. Most of our Independence properties book the spring and fall visits, and we keep the calendar set a season ahead so your building is not waiting on a call back.
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 from linear footage, height and the gutter system, in writing, from a site plan or a satellite measurement, before anyone is dispatched. Some gutter cleaners quote by the foot, which misses the lift and the drains, so our quote spells out what the visit covers and what it does not, whether the building is a home or business. That way there are no surprises on the invoice.
What moves the number is what we run into on the property. Buildings above three stories need a boom or scissor lift and the fall-protection setup that goes with it. Compacted debris and a clog at the downspout elbow on a system nobody has cleaned in years take longer to clear than a maintained run. A gutter guard has to be lifted and reseated before we can reach the channel, oversized or box gutters carry more debris per foot, and roof drains and scuppers on a flat roof add their own clearing work. The number of buildings on one site also changes the setup, because we move the lift once for the whole property instead of once per building.
Downspout flushing and debris haul-off are included per building and are not billed as extras, unlike the add-ons some gutter cleaning companies charge. Cleaning solutions for siding or windows are not part of the quote. A scheduled gutter cleaning service is priced lower than a one-off call, because the crew already knows the building and the footage is measured.
On our Independence jobs, a multi-building office site with three stories on the tallest building was quoted per building, with the lift time scheduled once for the whole property. The quote was written from the site plan and the footage on each building, and the invoice was split by building so the property manager could check each line. See the case for the full breakdown.
To get a quote for your gutter cleaning needs, send the address or a site plan, the number of stories, the roof type, the number of buildings and who the invoice goes to. For a commercial property, the invoice goes to whoever the lease names, so we ask that up front.
| 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 Independence 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 quarterly. The Missouri storm season runs through the summer with large hail and downbursts, and the homeowners and businesses who call us after a storm are usually the ones who skipped the spring visit.
A clogged gutter on a restaurant is usually grease-laden debris, seed husks and wet leaf mat packed into the downspout elbows. On the buildings under heavy tree cover or next to a planted landscape bed, the cleaning services we provide have to come more often, because the grit and needles pack downspouts between visits. The gutter cleaning process on those buildings is the same as on a standard building, but the interval is shorter.
On a flat roof, parapets, internal drains and scuppers back up silently, and the first thing the tenant notices is a stained ceiling tile or a membrane blister. That is why the monthly check between cleanings exists on those roofs. We look at the drains and the scupper outlets, and every visit ends with a final inspection of them before the crew leaves, so a blockage is caught before it becomes a leak, water runs down the siding, or water damage shows up inside the building.
Across the properties we service, gutter maintenance comes down to one rule: if the gutters fill before the next visit, the interval is too long for that building.
| 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 service residential and commercial properties throughout Independence and the surrounding areas. We offer gutter cleaning on a schedule and professional gutter cleaning services from one-off calls to multi-site portfolios, and we provide gutter cleaning for each building we take on. Our crew also does residential gutter cleaning for a homeowner in the area, so a property manager with a mixed portfolio can work with one company for both.
For a multi-site portfolio of commercial and residential properties, you get one gutter company and one contact for all of the buildings. A date is confirmed in writing, and our crew checks in with the on-site contact on arrival so access, gates and tenant hours are clear before the first ladder goes up. Where tenants need quiet hours or the lot has to stay open, we time the work around those requests.
Lead time depends on the season and the size of the portfolio, and we give the exact date when we confirm the quote. Each building on the schedule gets its own invoice and its own photo set, which keeps the records clean for the owner or the board. Our gutter cleaning and maintenance schedule is set building by building, so one site can run on a different cycle from the next.
We keep the crew focused on gutter work, because clean gutters are what protect your home or business from water. A gutter that starts to overflow onto a wall or a walkway is a common way to cause roof leaks, and that is the failure a scheduled visit prevents. We do not handle roof repair, gutter installation or gutter protection.
To set up a schedule for your service area, call (866) 435-6328 or book a date, and we will confirm it in writing.
We quote per building, and the figure depends on the linear footage, the height and the gutter system. Each building gets its own number in writing, and that number covers a thorough gutter cleaning of every run, so you can see exactly what you are approving before it starts.
It depends on the lease, not on us. The invoice goes to whichever party the lease names, and we confirm that with you before the first visit. For the exact answer, check the upkeep terms of your lease with the attorney who drafted it.
Quarterly is what we see working on restaurants and flat roofs with internal drains. Grease, debris and blocked scuppers build up faster on those roofs, and a monthly check between cleanings catches a blockage early.
Yes. We use a boom or scissor lift with fall protection for those buildings, and the lift is matched to the building's height and roofline. The quote includes the lift setup, so there is no separate charge for reaching a higher gutter.
Yes. We schedule around tenant hours and access rules, and our crew checks in with the on-site contact on arrival. If the lot has to stay open or the work must be done after hours, tell us when you book.
We clear the roof drains and scuppers on flat roofs as part of a thorough cleaning, along with the gutters and downspouts on the same visit, so the roof is done in one trip.
After a severe storm we see gutters pulled from fascia, debris packed into the downspouts and water running behind the gutters. Those are the calls we take most often after a Missouri storm, and they are scheduled as soon as the crew can reach the building.
Yes. We invoice each building separately and set up a recurring schedule across a portfolio, with one contact for all of the properties. Call (866) 435-6328 or book a date and we will set up the schedule in writing.
Footage, height and the address by phone or email. The quote comes in writing, per building.
