We quote commercial gutter and downspout cleaning per building in Kirkland, priced from the building's footprint and height, with fall protection or a boom or scissor lift on every job and a photo report when we finish. Our crew is ours and scheduled, not a roofer's side job between re-roofs. We work through the spring and fall, and most of our Kirkland work is office, retail and multifamily buildings that book ahead of the leaf and storm months.
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 commercial gutter work per building from linear footage, height and gutter type, in writing, from a site plan or a satellite measurement, before anyone is dispatched. We measure residential and commercial buildings the same way, so a homeowner and a building manager both get a per-building number in writing. Our cleaning services are priced from that measurement. The cleaning process starts only once the number is agreed, and the gutter cleaning process runs the same way on every building.
Height is the biggest single factor. Above three stories the job is done from a boom or scissor lift under fall-protection rules, and that equipment is part of the quote, not an add-on. Compacted debris on a system that has not been cleaned in years takes longer to clear, and any gutter guard that has to be lifted and reseated adds time per run. Oversized or box gutters, the age and slope of the gutter system, roof drains and scuppers on flat roofs, and the number of buildings on one site all move the number. A property with several buildings on one site is quoted as one visit, with each building itemized on the invoice.
Downspout flushing and debris haul-off are included per building and are not billed as extras. Cleaning solutions are rarely the fix for a clogged run, since the work is mostly clearing debris by hand or vacuum. 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, and each home or business on a plan gets its own line on the invoice.
On a Kirkland property the first thing we need is the address or a site plan, the number of stories, the roof type, the number of buildings and who the invoice goes to. We do not invent a property to explain a quote. Every quote we write is checked against the site before we put a date on it, and the final inspection is done with the property manager on site so the invoice matches what was cleaned. The number we quote in writing is the number that goes on the invoice.
| 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 Kirkland properties we service, most are on twice a year, spring and late fall, with restaurants, flat roofs with internal drains and buildings under heavy tree cover on quarterly. Every building has its own gutter cleaning needs, and our gutter cleaning and maintenance schedule is set from the trees and landscape around it, the roof type and how hard the winter hits. A professional visit is booked from one calendar, and the next date can be set by calling (866) 435-6328, texting a photo of the worst run, or booking a date.
Across Washington, atmospheric rivers and Pacific fronts bring the winter storm season, and post-storm inspections turn up the most. Water damage starts in a run that holds water, so the spring visit clears the seed and pollen load that packs the elbows, and a blockage at the bottom of a downspout is one reason a run overflows. What we pull out of a gutter in the fall is leaf mat and wet grit, and a run that skipped the fall visit tends to sag under the weight by the next season.
Flat roofs are the ones that surprise managers. Parapets, internal drains and scuppers back up silently, and the first thing a tenant notices is a stained ceiling tile or a membrane blister. A blockage at a scupper or internal drain can back up onto the roof membrane and cause roof leaks, so a building with internal drains belongs on the quarterly schedule.
| 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 work across the commercial core of Kirkland, the business corridors and the office and retail buildings along them, and we handle multi-building portfolios and multi-site accounts as one schedule. We offer gutter cleaning for commercial and residential properties alike, and our professional gutter cleaning services run on one calendar for a whole portfolio. We provide gutter cleaning per building, with the same crew on every visit. Each building gets its own measurement and its own line on the invoice, but a property manager deals with one contact for all of them.
Before a date is booked we confirm the building is inside our service area, and if it sits in surrounding areas we don't cover, we say so up front. As a gutter company that runs its own crew, we keep gutter maintenance on a portfolio to one schedule, and a clogged gutter found on one building gets logged with the rest. Scheduling works like this: we confirm a date in writing, our crew checks in with the on-site contact when they arrive, and we time the work around tenant hours where that is asked. We do not promise a same-day or next-day slot; the date is confirmed when the building is on the schedule.
We also do residential gutter cleaning, because homeowners and businesses both book through the same crew, but the commercial jobs are scheduled and quoted per building as described here. Call (866) 435-6328, text a photo of the building, or book a date, and we will confirm the first visit in writing.
We price per building from linear footage, height and gutter type, and a thorough cleaning per building is quoted in writing before anyone is dispatched. When you compare gutter cleaners or gutter cleaning companies, ask each one for its per-building number in writing.
The lease decides, not us. The lease type sets who carries exterior maintenance, so check the maintenance clause in yours; the section above on who pays covers the three common lease types. This is general information, not legal advice.
On our commercial properties in Kirkland, restaurants and flat roofs with internal drains are on quarterly. The grease and debris load and the way parapets and scuppers back up mean the twice-a-year schedule is too long for them.
Yes. Above three stories we work from a boom or scissor lift under fall-protection rules, and the lift is set up for the building before the crew starts. Send the height and we will tell you what setup it needs.
Yes. We time the work around tenant hours and sign in with the on-site contact on arrival. Tell us the access rules when you book so the crew arrives ready.
Yes, a thorough gutter cleaning on a flat roof includes the roof drains and scuppers, which we clear along with the gutters and reseat the strainer domes, and any repair we find is photographed and reported, not sold.
After a storm the calls we get are about overflow, sagging runs and a clog in the downspouts. Overflow that runs down the wall soaks the siding, so we inspect and clear each affected run and send photos of every one. Clearing runs before the next storm is the simplest way to protect your home or building. Storm inspections are priced per building like any other visit.
Yes. Each building is invoiced on its own line, and a recurring schedule covers all of them on one calendar. Call (866) 435-6328 or send us your property list and we will set it up.
Footage, height and the address by phone or email. The quote comes in writing, per building.
