We quote commercial gutter and downspout cleaning per building in Missoula, priced from each building's footprint and height. 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 a photo report of each run comes back to you after the work. Our gutter cleaning service covers commercial buildings, and a thorough cleaning keeps water from backing up and causing water damage inside.
Quoted per building from footage, height and gutter type, in writing, before anyone is dispatched. Scheduled service costs less than a call-out.
Our gutter cleaning service is quoted per building from linear footage, height and gutter type, in writing, from a site plan or a satellite measurement, before anyone is dispatched. The number on the quote is the number on the invoice. If you compare gutter cleaners, put the same measurement in front of each one and compare on that footage and height, not on the lowest number.
Height is the biggest single factor on our commercial jobs. Above three stories the building needs a boom or scissor lift and fall-protection setup, and that changes the crew and the time on site. Compacted debris is the next factor: a clog in a gutter system that has not been cleaned in years takes longer to clear, and the grit packed in the downspouts gets flushed until it runs clear. Every run gets a thorough gutter cleaning, not a quick pass from the ground. A gutter guard has to be lifted and reseated before the run can be cleared, and oversized box or industrial gutters take more hands and more time than standard profile. Roof drains and scuppers on flat roofs get cleared as part of the same visit, and the number of buildings on one site sets how the day is run.
Downspout flushing and debris haul-off are included per building and are not billed as extras. Clearing them is how we protect your home or business from overflow that runs down the siding and into the landscape beds. 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 on file.
On a recent commercial job in Missoula, the quote came down to a three-story office building with a flat roof, one parapet run and internal drains. What we found was a blockage at two internal drains that had been backing water onto the membrane for a season, the kind of buildup that can cause roof leaks and water damage before anyone sees a stain. The building was quoted per building with the lift included, and the report listed each drain with a photo. You can find that job here: Missoula office flat roof.
To quote a Missoula property we need the address or a site plan, the number of stories, the roof type, the number of buildings and who the invoice goes to. Call (866) 435-6328 with those, or send them by email, and we will write the quote for each building.
| 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 Missoula properties we service are on twice a year, spring and late fall, with restaurants, flat roofs with internal drains and buildings under heavy trees on quarterly. The cleaning services we run on those schedules follow the same gutter cleaning process on every building, so the frequency is set by what the building collects, not by the building type alone. Restaurants and flat roofs also get cleaning solutions for grease and debris where the building needs them, and that is written into the schedule.
Across Montana the storm season brings thunderstorms with hail, worst around Billings and the east, and the post-storm inspections are where we see the damage from it. Our crew checks every run after a storm and reports what came off or came loose. The wettest months in Missoula are April, May and June. Across Montana the spring visit runs late June to July, so the crew clears the runs after the heaviest rain has already come through.
Flat roofs are where a missed cleaning costs the most. 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 gutter maintenance check between cleanings exists, and why we ask property managers on flat roofs to book quarterly.
We run the same gutter system on residential and commercial properties alike, and the schedule goes on the building's file so the next visit is booked before the last one is closed. Clean gutters on a set calendar are easier to plan a year out than a call made after the first leak.
| 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 serve commercial properties across the business districts and corridors of Missoula that we have already serviced, and we provide gutter cleaning to each one with the same professional crew. As a gutter company with its own crew, we keep the same people on your buildings from one visit to the next. Our service area takes in the surrounding areas for properties on the same routes, so a property manager with buildings across the valley deals with one company. A property manager comparing gutter cleaning companies gets the same per-building quote from us as a single-site owner. We do residential gutter cleaning for the homeowner as well, and we work for homeowners and businesses alike. We offer gutter cleaning on the same schedule for commercial buildings, and a single contract can cover buildings in both categories.
For a multi-building portfolio, you get one contact for every building. Each site gets a date confirmed in writing, and our crew checks in with the on-site contact when they arrive. Buildings with gutter protection in place get the guards lifted, cleared and reseated on the same visit. Each site ends with a final inspection before the crew leaves, and the invoice is set up per building so accounting can match it to each property. Work can be timed around tenant hours if you ask.
Gutter cleaning and maintenance on a schedule is simpler for a property manager than a string of one-off calls, and the gutter cleaning needs of a multi-building site are easier to plan a year out. Lead time depends on the season and is confirmed when you book.
Commercial gutter cleaning is priced per building, and the number depends on the stories, the linear footage and the gutter type. Ask any gutter cleaners or gutter cleaning companies you are comparing for the figure in writing for each building before any crew is dispatched.
Who pays depends on the lease. The lease decides, and the lease type is set out in the section above, so check the gutter maintenance clause in yours. This is not legal advice.
Restaurants and flat-roof buildings are usually on quarterly, because grease and debris build up faster and the internal drains back up without warning. Most of the restaurants and flat roofs we service are booked quarterly for that reason, unless the building shows us otherwise on the first visit. Where a restaurant needs cleaning solutions for grease, the quote names them and the cost before the crew arrives.
Yes. We work on commercial buildings over three stories with a boom or scissor lift and fall-protection setup on every job. Tell us the height when you request a quote.
Yes. The crew works outside, does not come inside, and keeps to the access rules and tenant hours you set. As a gutter company, we bring the lift and the fall-protection gear ourselves. Give us the access rules when you book.
We clear roof drains and scuppers on flat roofs as part of the same visit, not only the gutters, and the strainer domes get reseated when the drain is clear.
After a severe storm, our post-storm call-outs most often turn up hanging downspouts, gutter sections pulled from their brackets, and leaves and grit packed into the drains. A clogged gutter that has pulled loose is the usual start of a leak, so we photograph every run and report what we find before any repair is discussed.
Yes. We invoice per building and set up a recurring schedule for several properties, with one contact and one invoice per building. Call (866) 435-6328 or text a photo of the roofline to book the first visit.
Footage, height and the address by phone or email. The quote comes in writing, per building.
