We quote each commercial building separately, priced from its footprint and height. Our crew does the work, not a roofer between re-roofs, and every job is done with fall protection or a boom or scissor lift. You get a photo report of each run after we leave. Most of the work we book in Olympia lands in the spring and fall, when debris and seed loads are heaviest.
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 building from linear footage, height and gutter type, in writing, from a site plan or a satellite measurement before anyone is dispatched. Call (866) 435-6328 with the address and we will start from there. Ask any of the gutter cleaners you call for the same kind of written number, and check that it is built from the footage rather than a flat guess. Our gutter cleaning service prices residential and commercial buildings the same way, whether it is a home or business.
Height is the biggest single factor. Above three stories we bring a boom or scissor lift, and the rate reflects the lift time and the fall-protection setup it requires. A clogged gutter full of compacted debris takes longer to clear than a light seasonal load, and one clog at a downspout elbow adds time on its own. A gutter guard that has to be lifted and reseated, oversized or box gutters, and roof drains and scuppers on flat roofs all add to the time on the roof. Water that overshoots a blocked run can stain the siding below, so we check for that before we leave. The number of buildings on one site also changes the quote, because the setup is shared across them.
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. Whether the gutter system needs cleaning solutions or only water and a vacuum depends on the buildup we find, and that goes on the written quote. When you compare gutter cleaning companies, ask whether roof drains and scuppers are in the number. Before the crew leaves, we walk the building for a final inspection and note anything that needs a second look.
Our Olympia properties tell the story better than a rate card. A recent office building with two stories and a flat membrane roof was quoted by footage and roof drains, not by its sticker height, and the crew cleared the internal drains as part of the same visit. To quote your property the same way, send the address or a site plan, the number of stories, the roof type, the number of buildings and who the invoice goes to. That is enough for us to write the number.
| 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 Olympia properties we service, most are on twice a year, spring and late fall, while restaurants, flat roofs with internal drains and buildings under heavy trees are on quarterly. Our cleaning services follow the load on each roof, not a calendar.
Spring visits clear the seed and pollen packed into the downspout elbows, and fall visits clear the wet leaf mat before the rain season sets in. Across Washington, the storm season brings atmospheric rivers and Pacific fronts, and our crew tracks the post-storm call-outs, which regularly turn up downspouts pulled from their brackets and debris jammed at the outlets.
On flat roofs, parapets, internal drains and scuppers back up without a sound. A blockage at an internal drain is where the trouble starts, and the water damage shows up later as a stained ceiling tile or a membrane blister, which is why the monthly check between cleanings exists. A restaurant gutter, in our experience, fills with grease-laden debris faster than a standard run, so the restaurant schedule is set by what we pull out of it every second month.
Industrial sites and buildings with heavy tree cover need the same attention, and the crew adjusts the interval to the load we actually find. Homeowners and businesses on the same block often see different loads, so the interval follows the load, not the street. We provide gutter cleaning on the schedule the building needs, and the cleaning process starts with a walk of the roofline before the lift goes up. On a set interval the crew gets to know the roof by the second visit, and professional gutter cleaning services follow that same rhythm. Gutter cleaning and maintenance on one fixed calendar keeps the crew ahead of the next storm instead of chasing it. Tell us your gutter cleaning needs and the building list, and we will offer gutter cleaning on the interval that fits. Call (866) 435-6328 with the building's address and we will set the interval 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 crew works across Olympia for commercial properties, including the business districts and corridors where we have serviced buildings. For a property manager with several sites, we set up one contact for every building in the portfolio, so the scheduling goes through one person instead of many. Sites with landscape beds and mature trees along the wall drop more debris, so those buildings get a tighter interval.
Each date is confirmed in writing before the crew arrives, and as a gutter company we keep that record for every building. The gutter cleaning process runs the same way on every site: walk, clear, photograph, then invoice. On arrival, our crew checks in with the on-site contact, and work can be timed around tenant hours where that is asked. Lead time depends on the season and the size of the portfolio, so we confirm it when we quote rather than promise a fixed window. Call (866) 435-6328 to book your first date.
We also do professional gutter cleaning for residential customers, and the same crew handles the residential gutter cleaning side of a portfolio when a building sits next to a home. Commercial and residential properties on one account can be scheduled together, and the report comes back as one set of photos per building. Scheduled gutter maintenance keeps a portfolio from drifting into a backlog, and a single schedule makes it easier to track which building needs attention before a leak shows up inside.
A clean gutter system keeps water where it belongs. A blocked run lets water sheet over the fascia, and that is how a gutter problem turns into a roof problem that can cause roof leaks inside the building. Tell us the buildings you manage and we will set up the schedule from there.
We quote per building across Olympia and the surrounding areas, and the figure depends on the linear footage, the height and the gutter type. Some companies price by length, and that lands in a similar place per linear foot. The number comes to you in writing for each building before we are dispatched.
The lease decides, not us. The section above on who pays walks through the lease types, and we invoice whichever party the lease names. This is not legal advice, so read the maintenance clause of your lease or ask the attorney who drafted it.
On the restaurant and flat-roof properties we service, the schedule is quarterly, because the debris and the internal drains fill faster than a standard run. The first visit tells us what your building's load actually is, and we set the interval from there.
Yes. Above three stories we work from a boom or scissor lift with fall protection on every job. A thorough gutter cleaning at that height takes the same care as a ground-level building. The lift is matched to the roofline, and we bring the one the building needs.
Yes. Tell us the hours and the access rules when you book, and the crew works around them. Our crew checks in with the on-site contact on arrival, so access is handled before the lift goes up.
Both. Roof drains and scuppers on flat roofs get a thorough cleaning, with debris cleared and the strainer domes reseated as part of the visit. Where gutter protection sits over a run, the crew lifts it for the clean and reseats it. Anything else we find is photographed and reported, not repaired without authorization.
Post-storm call-outs regularly turn up downspouts pulled from their brackets and debris jammed at the outlets, and a clogged gutter will overflow at the first heavy rain. Clearing the runs after a storm is the simplest way to protect your home or building before the next rain. The crew photographs each run and reports what it finds, so you have a record.
Yes. We invoice per building with the linear footage shown, so an owner or a board can check it, and a recurring schedule keeps every property on one calendar. Our service area is Olympia, and we confirm any property outside the city limits before we book it. A homeowner with a rental next door can put both on one invoice. Call (866) 435-6328 or send the building list and we will set it up.
Footage, height and the address by phone or email. The quote comes in writing, per building.
