We quote each commercial building in Bellevue separately, priced from its footprint and height. Fall protection or a boom or scissor lift goes on every job, and you get a photo report of each run after. The crew doing the work is ours and scheduled, not a roofer's side job between re-roofs. We service office, retail and multifamily properties across Washington, and most of our Bellevue accounts book 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.
We quote each commercial building from linear footage, height and gutter type, in writing, from a site plan or satellite measurement, before anyone is dispatched. A homeowner with one house gets a one-line price, but a commercial owner with several buildings gets a quote per building, because each one has its own height and footprint. What moves the number on our properties is height. Above three stories we bring a boom or scissor lift, and the setup adds to the quote. Compacted debris on a system not cleaned in years takes longer to clear. A gutter guard that must be lifted and reseated adds time. Oversized or box gutters and roof drains with scuppers on flat roofs both change the scope, and so does the number of buildings on one site.
Downspout flushing and debris haul-off are included per building and are not billed as extras. Our cleaning services are priced lower on a schedule, semi-annual or quarterly, than a one-off call, because the crew already knows the building and the footage is on file. Some gutter cleaners quote by the foot without seeing the roof, so we measure first and put the method in writing, since gutter cleaning companies do not all measure the same way. The cleaning process ends with a final inspection of every run and drain before the crew leaves the site. Call (866) 435-6328 or email us the address and stories, and we will send the quote in writing.
Here is a commercial case that set its quote. We needed the stories, roof type and number of buildings before we could price the job, and the invoice went to the property manager. We use the same three questions for residential and commercial sites alike, so a home or business gets the same method. Cleaning solutions for the gutter system are chosen to suit the roof material, so a metal roof and a built-up flat roof do not get the same treatment.
| Per building | |
|---|---|
| Standard, one to two stories | from $150 |
| Oversized box or industrial gutters | from $340 |
| Three stories and up, with a lift | from $455 |
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 Bellevue properties we service, most are on two cleanings a year, spring and late fall, with restaurants, flat roofs with internal drains and buildings under heavy tree cover on quarterly. Across Washington the mix is the same, but we set the schedule building by building. Storm season leaves a load in the gutters that managers see in post-storm inspections, and that is when our calls spike. Debris from the landscape around each building washes into the runs, and a packed run is an overflow waiting for the next rain.
What we pull out of a restaurant gutter every second month is grease-laden debris that a standard visit misses. On the flat roofs we service, parapets, internal drains and scuppers back up silently, and the first sign a tenant gets is a stained ceiling tile or a membrane blister. That is why the monthly check between cleanings exists, and it is the check that catches a blockage before it becomes water damage. Gutter cleaning and maintenance on these buildings is a schedule, not a single visit. Tell us your gutter cleaning needs building by building, and we offer gutter cleaning on a calendar that fits each one. We provide gutter cleaning for homeowners and businesses on the same scheduling logic, and the professional gutter cleaning services are handled by the same crew. Call (866) 435-6328, text a photo, or book a date, and we will confirm it in writing.
| 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 is the business districts and corridors of Bellevue where we have serviced commercial buildings, and we also cover the surrounding areas across Washington for property portfolios. A property manager with several buildings deals with one contact for all of them. The gutter cleaning process starts with a date we confirm in writing, and the crew checks in with the on-site contact on arrival. Where tenants need quiet hours, we time the work around them.
Lead time depends on the season and the building count, so we give a date when we quote rather than promising a slot. Our commercial clients use us for clogged gutter situations, for a leak that traces back to a full run, and for gutter maintenance on a schedule that keeps clean gutters from turning into an emergency a gutter company gets called to. A backed-up run can cause roof leaks at the edge of the roof, which is why the thorough cleaning goes all the way to the outlet. We also do residential gutter cleaning for homeowners, and the same crew handles commercial and residential properties on the same route. Call (866) 435-6328, text a photo of the roofline, or book a date and we will confirm it in writing.
We quote per building, and the figure depends on linear footage, height and gutter type. The number comes in writing for each building before we are dispatched.
The lease decides, not us. See the lease-type section above for how responsibility usually reads. This is not legal advice, so check the maintenance clause of your lease.
On the restaurants and flat roofs we service, quarterly is the schedule that keeps internal drains and scuppers clear. Grease and standing debris build up faster than on a standard building, and a clog at an internal drain goes unseen until water backs up.
Yes. Above three stories we work from a boom or scissor lift with fall protection tied off, and the lift is included in the quote for that building.
Yes. We time the work around tenant hours and follow the site's access rules, and our crew checks in with the on-site contact when we arrive.
A thorough gutter cleaning on a flat roof includes the roof drains and scuppers along with the gutter runs. Anything else we find is photographed and reported, not repaired.
After severe storms the post-storm call-outs turn up debris packed into runs and downspouts that were clear a few weeks earlier, and that load is what makes a full run overflow onto the siding. Clearing runs before the rains is how you protect your home or business from water damage, and it is the most basic form of gutter protection. Text a photo of the roofline and we will tell you what the job needs.
Yes. Each building is invoiced separately with its footage shown, and a recurring schedule covers all your properties on one calendar. It works the same way for any mix of commercial properties on one account. Call (866) 435-6328 or ask for a written estimate to set it up.
Footage, height and the address by phone or email. The quote comes in writing, per building.
