We quote commercial gutter work per building in Redmond, priced from the footprint and height of each property. Fall protection or a boom or scissor lift goes on every job, and you get a photo report of every run after.
Our crew is ours and scheduled. We are not a roofer's side job between re-roofs, so the person who quotes the building is the person who cleans it.
Across Washington we see the same pattern each spring and fall: leaves, seed and grit packed into the downspout elbows where no one looks. We book those visits around your tenant hours.
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 a satellite measurement, before anyone is dispatched. Our gutter cleaning service sets that number before a crew is scheduled, and it is the number you pay.
Height is the biggest driver on our jobs. Anything above three stories needs a boom or scissor lift and fall protection, and that changes the crew size and the time on site. Compacted debris on a gutter system not cleaned in years takes longer to clear than a seasonal load, and a clog at a downspout elbow adds time too. A gutter guard or other gutter protection that must be lifted and reseated, oversized or box gutters, roof drains and scuppers on flat roofs, and the number of buildings on one site all move the quote. Downspout flushing and debris haul-off are included per building and are not billed as extras. A thorough gutter cleaning is quoted as the full building, not a sample of runs. Scheduled semi-annual or quarterly service is priced lower than a one-off call, because the crew already knows the building.
Our experience with commercial properties is the basis for these quotes. Give us the address or site plan, the stories, the roof type, the number of buildings and who the invoice goes to, and we will send a written estimate that matches what we find on site. The number covers a thorough cleaning of each building, not a spot check, and clean gutters are how you protect your home or business from water damage. Call (866) 435-6328 with the details and we will send the estimate in writing, checked against our service area first.
| 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.
Most residential and commercial properties we service in Redmond are on twice a year, spring and late fall, while restaurants, flat roofs with internal drains and buildings under heavy trees go on a quarterly schedule. Redmond gets about 43.9 inches of rain a year, and the process is the same for every building, only the interval changes.
Our crew sees the seasonal load clearly. Spring brings seed and pollen paste into the elbows, and late fall brings the wet leaf mat that sags runs under winter rain. Debris from landscape beds along the building feeds the downspout elbows, and a clogged gutter is far easier to clear before a storm than after one. Across Washington, storm season is driven by atmospheric rivers and Pacific fronts, and the post-storm call-outs turn up loose hangers and downspouts blocked at the bottom, which is why it is a common reason managers call us outside the normal schedule. A blocked run will overflow in the first heavy rain, and the water runs down the siding and the wall below, so a stain there is usually the first sign.
On flat roofs the parapets, internal drains and scuppers back up without warning. The first thing a tenant notices is a stained ceiling tile or a membrane blister, which is why the monthly check between cleanings exists. A backed-up drain can start a leak well before the next scheduled visit. When you compare gutter cleaning companies and cleaning services, ask how many visits a year they plan for your building. Ask us about the gutter cleaning process for your property type, and we will tell you which schedule matches the building.
| 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 cleaning for commercial properties across Redmond, and our professional gutter cleaning services cover office buildings, retail strips and multifamily sites. For a property manager with several buildings, we set one point of contact for every building in the portfolio, and each date is confirmed in writing before the crew arrives. Every building is checked against our service area first, and properties in the surrounding areas get the same written quote.
Our crew checks in with the on-site contact on arrival and times the work around tenant hours where asked. Water damage from a blockage is the outcome we are trying to prevent, so the scheduling is built around the properties that have had it before. We offer gutter maintenance on a recurring basis, and we handle gutter cleaning needs for any home or business, including mixed-use buildings. The same quote process covers commercial and residential properties. We also do residential gutter cleaning for a homeowner, but the commercial schedule is what we run most. Ask which cleaning solutions we use for your roof material before you book.
Call (866) 435-6328 and tell us the building count and the address, and we will set the first date.
We quote per building, and the figure depends on linear footage, height, gutter type and what is in the gutters. You get the number in writing before the crew is dispatched, so there are no surprises at the invoice. When you compare gutter cleaners, ask for that number per building in writing, and be wary of any gutter company that will not give one.
The lease decides, not state law, so read the maintenance clause of your lease. The section above on who pays covers each lease type. This is not legal advice.
On the restaurants and flat-roof buildings we service, we clean every three months, because grease, grit and internal drain backup build up faster than on a standard building. Backed-up internal drains can cause roof leaks, so the quarterly visit is there to prevent that.
Yes. On commercial buildings over 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 and roof type when you request the quote.
Yes. We schedule around tenant hours where asked and check in with the on-site contact on arrival, so access rules are settled before the first ladder goes up.
We clear roof drains and scuppers on flat roofs as part of the building quote, and each job ends with a final inspection. We also photograph anything else we find, such as a cracked scupper or a pulled hanger.
After a severe storm we get call-outs for blocked downspouts and loose hangers, and we book those visits as soon as the schedule allows. A quick inspection after storm season often catches what would otherwise cause water damage.
Yes. We invoice per building with linear footage shown, and a recurring schedule covers every property on one contract, so a portfolio manager gets one invoice per site and one set of dates. The setup works the same for commercial and residential properties.
Footage, height and the address by phone or email. The quote comes in writing, per building.
