We quote commercial gutter and downspout cleaning per building, from its footprint and height, with fall protection or a boom or scissor lift on every job. Our crew does the work itself and is scheduled around your property, not squeezed in between roofing jobs. Across North Carolina we clean gutters for office, retail and multifamily buildings, and property managers usually book us in spring and late fall.
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 book 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. Ask for the estimate by call at (866) 435-6328 or by text with a photo of the roofline, and the number we write is the number we invoice.
Height is the largest single factor on our jobs. Above three stories we bring the boom or scissor lift the roofline needs, and fall protection is set up before the first gutter is touched. Buildup across a gutter system not touched in years takes longer than a light load, a gutter guard that must be lifted and reseated adds time, and oversized box gutters and roof drains or scuppers on flat roofs each change the plan. A site with several buildings is quoted building by building so you can see where the cost sits.
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 building and the footage is measured. A thorough gutter cleaning covers a clog or a backed-up run, and a gutter that still overflows after cleaning usually points to slope, which we will say plainly in the report rather than sell you a second visit. Overflow that runs down the siding or pools at the foundation is how water damage starts, so clearing it is how you protect your home.
On a recent Asheville office site the quote turned on the number of buildings, a flat roof with internal drains, and a third-story run that needed the lift. We wrote one estimate per building and the invoice followed the same split. To quote your property we need the address or site plan, the number of stories, the roof type, the number of 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.
Most commercial properties that book our cleaning services in Asheville are on twice a year, spring and late fall, with restaurants, flat roofs with internal drains and buildings under heavy trees moved to quarterly. The schedule you need depends on the use of the building and the trees around it, and most gutter cleaning companies skip that question, so we set it building by building after the first visit.
What we find between cycles follows the calendar. After a storm, or a hurricane-season wind event across North Carolina, the post-storm check is where most of the loose hangers and wind-blown debris show up. Pollen, leaves and landscape debris load the gutters in the spring and fall, and Asheville's wettest months are April, July and August, so a clogged run shows up fastest then. Where a freeze is a real risk we time the late-fall visit before the first hard cold, so the downspouts are clear before the water has nowhere to go. A gutter guard keeps out the big debris, but it does not stop the fine buildup underneath, so guarded runs still get the check.
Flat roofs behave differently. Parapets, internal drains and scuppers back up silently, and blocked internal drains can cause roof leaks long before anyone sees water. The first thing a tenant usually notices is a stained ceiling tile or a small leak, long after the water started. That is why the monthly check between cleanings exists on those buildings, even when the gutters look clean. Our cleaning process on flat roofs ends with a check of each drain before the crew leaves.
Between cleanings, gutter maintenance is mostly a matter of watching the runs, and a check after each storm is the simplest way to keep clean gutters. Among our cleaning solutions, water does most of the work on downspouts, and a gutter protection product only helps if the run under it is clear. A thorough cleaning at the scheduled visit is what keeps that check short. Call (866) 435-6328 or text a photo of the roofline, and we will book a date for 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.
We cover commercial properties across Asheville and the surrounding areas, and our service area takes in a multi-building portfolio under one contact. You get one scheduling contact for every building, a date confirmed in writing, and a crew that checks in with the on-site contact when it arrives. Work can be timed around tenant hours where that is asked for, and access rules are agreed before the first visit. Quotes from any gutter company differ in how they bill, so we put the full scope in the written confirmation. Our gutter cleaning process runs from the quote to the photo report, and lead time depends on the season and the building count, so we give you the date in writing rather than promise a day.
We also provide gutter cleaning for residential and commercial work, and our professional gutter cleaning services cover residential gutter cleaning too. We offer gutter cleaning for homeowners and businesses alike. One account can cover commercial and residential properties, so a homeowner with a rental house and a shop can book both together. For any home or business in the service area, the booking runs the same way. For the blockage that most often needs a second look, such as a run that backs up after the first clean, the report notes it with photos so the next step is clear. The crew does a final inspection before leaving, walking every run on the work order. Our crew works through the full gutter cleaning and maintenance cycle a building needs, and we set that up around your gutter cleaning needs for the year.
We price commercial buildings one at a time, from the linear footage, height and gutter type, and you get the number in writing before any work is scheduled. When you compare gutter cleaners or any gutter company, ask each one for the number in writing and check what it covers. Call (866) 435-6328 with the address or a site plan.
The lease decides, not us, so read the maintenance clause in your lease or ask the attorney who drafted it. Whoever the lease names is the party we invoice, and this is not legal advice. The lease cases are set out in the section above.
On the restaurants and flat-roof buildings we service, quarterly holds up because grease, grit and internal drains load the system faster than a standard building. A clogged gutter on those buildings often shows first as overflow at the low corner, so a monthly check between cleanings catches it before a tenant finds a ceiling stain.
Yes. Above three stories we work from a boom or scissor lift with fall protection in place before the first gutter is touched. Send the building height and roof type with your request so we bring the right lift on the first visit.
Yes. We time the work around tenant hours where asked and agree access rules before the first visit. Our crew checks in with the on-site contact on arrival so the building manager knows where we are at all times.
We clear roof drains and scuppers on flat roofs of debris and reseat the strainer domes as part of the visit. Anything we find that needs repair is photographed and written up in the report, not repaired without your authorization.
After a storm we get calls from managers about loose hangers, wind-blown debris and downspouts that came off the wall. Our post-storm check turns up those problems first, and the report lists each one with a photo so the right fix can be scheduled.
Yes. We invoice each building separately with the footage shown, so a board or an owner can check it, and we set up a recurring semi-annual or quarterly schedule across several properties under one account. Call (866) 435-6328 or book a date and we will confirm it in writing.
Footage, height and the address by phone or email. The quote comes in writing, per building.
