We quote commercial gutter maintenance per building in Federal Way, priced from each building's footprint and height. Fall protection or a boom or scissor lift goes on every job, and you get a photo report when we finish.
Our crew does this work on a schedule. We are not a roofer fitting gutters between re-roofs, and the person who quotes the building is the person who climbs it.
Spring and fall are the busy visits for property managers and facilities leads. Call (866) 435-6328 or request a written estimate for your building.
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, and our cleaning services are priced in writing from a site plan or a satellite measurement before anyone is dispatched. Ask for the estimate and the number comes back as a figure for that building.
Several things move the quote on our jobs, starting with the size of the gutter system. A building above three stories needs a boom or scissor lift and the fall-protection setup that goes with it. Compacted debris on a system nobody has cleaned in years takes longer to clear. A gutter guard that has to be lifted and reseated adds time, and so do oversized or box gutters. Roof drains and scuppers on flat roofs are checked and cleared as part of the job. The number of buildings on one site matters too, because a cluster is scheduled as one visit.
Downspout flushing and debris haul-off are included per building in our professional cleaning services, 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.
On our Federal Way jobs, the building quotes that run long are the ones where the site plan was never supplied. Send the address or a site plan, the stories, the roof type, the number of buildings and who the invoice goes to, and the written estimate follows from those. Our gutter cleaners work from the same site plan on the cleaning process and the final inspection, so the estimate and the invoice match.
| 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 Federal Way properties we service, most are on twice a year, in spring and late fall, while restaurants, flat roofs with internal drains and buildings under heavy tree cover are on quarterly. The professional cleaning schedule is set by what the building does to its gutters, not by a calendar, and that logic holds for homeowners and businesses alike.
Spring is when the storm season leaves debris and the post-storm call-outs begin. A thorough cleaning finds the storm-driven leaves and grit packed at the elbows, which a managers' inspection walk often misses from the parking lot. Leaves, pollen and landscape debris load the gutters through the fall and form a clog at the downspout, and that is what the late-fall visit clears before any winter weather.
On flat roofs, a blockage in the parapets, internal drains or scuppers backs up without a sound, and the first sign is often water starting to overflow the edge. Water damage usually shows up first as a stained ceiling tile or a membrane blister, which is why the monthly check between cleanings exists. A thorough cleaning on a restaurant finds grease and seed every second month, which is why those buildings are on quarterly.
Where we have cleaned a comparable commercial property, the schedule followed the same pattern. Call (866) 435-6328 or text a photo of your roofline to book a date for the November to early December 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 provide gutter maintenance across the business districts and corridors of Federal Way where we have serviced commercial properties, and we cover commercial and residential properties across the city. Ask about your building's location when you call, since the crew routes by site, and we will tell you whether the surrounding areas fall inside our service area.
A property manager with several buildings deals with one contact for every building in the portfolio. Each building gets its own written estimate, and gutter maintenance dates are confirmed in writing before the crew arrives. Our crew checks in with the on-site contact when they arrive, and we time the work around tenant hours where asked. Lead time depends on the season and the schedule, so we give the date at the time of the estimate instead of promising a day.
A clogged gutter that goes unchecked can cause roof leaks, and a leak is the failure we see most often on properties that skipped a visit. Our gutter cleaning process is the same across a single building and a portfolio, so the managers who move their sites to us get the same photo report on each one.
We also clean gutters on residential properties for each homeowner, so the same crew serves homeowners and businesses, and residential and commercial jobs get the same written estimate. Our gutter company is set up for commercial buildings first, and that is the work this page covers.
We price per building, using the linear footage, the height and the gutter type, and the number is written before we are dispatched. Some gutter cleaners quote by the linear foot, and that figure is one way to read the quote, but the estimate you get is for the whole building. Tell us your gutter cleaning needs, the stories, the lift needed and whether the guards must be lifted, and the number is set from that.
The lease decides, not state law, so read the maintenance clause and the section above for the lease types we see. We write the invoice to whichever party the lease names, which keeps the property manager out of the middle. This is not legal advice, so check the lease with the attorney who drafted it.
On the restaurants and flat-roof buildings we service, quarterly is what keeps the gutters and internal drains clear. Grease needs different cleaning solutions than dry leaves, and we find grease and seed in restaurant gutters every second month, while flat-roof drains back up without warning. Twice a year is enough for most standard buildings.
Yes. We offer gutter cleaning on buildings over three stories. Above three stories we work from a boom or scissor lift with fall protection, and the lift is matched to the building. Tell us the stories when you request the estimate, because the lift changes the quote. We will confirm the setup in writing before the crew goes up.
Yes. We time the work around tenant hours where asked, and we check in with the on-site contact when the crew arrives. Give us the access rules in writing with the site plan, and the crew follows them. Schedule the visit so the property manager can be on site for the first hour.
Both, and any gutter protection on the roof is lifted and set back on the same visit. On flat roofs we clear roof drains and scuppers along with the gutters and downspouts, and we reseat the strainer domes. Anything we find that needs repair is photographed and reported, not repaired without authorization.
After a severe storm the post-storm call-outs usually turn up storm-driven debris packed at the elbows and downspouts. Our crew clears it, photographs each run so the manager has a record, and clearing it helps protect your home or business from water running down the siding. Call (866) 435-6328 or text a photo of the roofline and we will tell you what the crew can clear.
Yes. We invoice per building, with the linear footage shown, so an owner or a board can check each one. For several properties we set up gutter cleaning and maintenance on a recurring schedule, semi-annual or quarterly, with the dates confirmed in writing. Ask for a written estimate covering the whole portfolio and we will send it.
Footage, height and the address by phone or email. The quote comes in writing, per building.
