We quote commercial gutter cleaning in Sammamish per building, priced from the footprint and height of each one. Fall protection or a boom or scissor lift goes on every job, and you get a photo report of every run when we finish. We are our own crew on a scheduled calendar, not one of the gutter cleaning companies that fit the job in between re-roofs. Our Sammamish work runs through the spring and fall visits, and the rest of the year is for the leaf and storm calls. Regular service helps protect your home or business from water damage across our service area, and we offer gutter cleaning on the same schedule for either one. Call (866) 435-6328 or text a photo of the roofline, and we will book a date for the next open slot.
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 cleaning per building from linear footage, height and gutter type, in writing, from a site plan or a satellite measurement, before anyone is dispatched. A building that is clean on the outside and full inside is still a building we price from the gutter system itself, not from the facade.
Height is the first thing that moves the number. Past three stories the crew works from a boom or scissor lift, and that changes both the setup time and the fall-protection plan. Compacted debris is the second, and a blockage at the bottom of a downspout is the one that stretches a visit. A system nobody has opened in years takes longer to clear than one cleaned on a regular schedule, and we say so before we start, not after. Gutter guard that has to be lifted and reseated, oversized or box gutters, roof drains and scuppers on flat roofs, and the number of buildings on one site all add time. 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 already measured.
On a Sammamish property with a gutter cleaning process that a previous contractor already ran once, the first visit is usually the slowest, and we price it that way so the second one is cheaper. The final inspection happens before the truck leaves: every run walked, every downspout confirmed to flow, and the photos sent to whoever signs the invoice. The cleaning solutions are matched to the roof material and noted in the report. Cleaning services for multi-building sites are quoted as one number per building with the total on one invoice, so a manager can check each line against the building it covers. A homeowner who wants a quote for a single building gets the same method as one with twelve, and the form is the same for residential and commercial buildings. Our Sammamish experience is scoped to what we can show, so for any Sammamish property we quote from the same list: the address or site plan, stories, roof type, number of buildings, and who the invoice goes to. That is enough to write the number. We do not quote blind, and we do not quote from a photo of the front door alone.
| 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 Sammamish properties we service, most are on twice a year, spring and late fall, while restaurants, flat roofs with internal drains and buildings under heavy tree cover run on quarterly visits. Choosing the interval is part of our professional gutter cleaning services, and we set it building by building.
What we find on these properties depends on the season and the building. Spring brings the pollen and seed load into the downspouts, and fall brings the wet leaf mat that sits in the trough through the first hard rain, and a clog at the outlet makes it worse. The storm season across Washington is when the post-storm call-outs come in, and the managers who call us after a storm are usually looking at a downspout that has backed water behind the fascia, which is where water damage starts. When a trough does overflow, the water runs down the siding and the stain shows up on the fascia first, often after a leak at a seam has been running for a while. Freeze risk is part of the late fall visit, because a run that is still full when the ice sets up is the one that sags.
A residential gutter on a pitched roof is the easier case, but flat roofs behave differently. Parapets, internal drains and scuppers back up without a sound, and the first thing a tenant notices is a stained ceiling tile or a membrane blister, which is why gutter maintenance on these roofs includes the monthly check between cleanings. A quarterly visit catches what a semi-annual one misses on these roofs.
The buildings under heavy tree cover are the same story in a slower way. Grit and landscape debris pack the outlets between visits, and by the time the trough overflows the damage is already on the fascia. Most gutter cleaners only get the call once that stain is visible, and we would rather see a building twice as often than explain a stain that a cleaning would have prevented.
| 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 commercial crews provide gutter cleaning across the business districts, corridors and business parks of Sammamish where we have serviced properties, and we bring the same crew and the same method to each one. A property manager with several buildings deals with one contact for all of them, and a date for each building is confirmed in writing before the crew arrives. Our crew checks in with the on-site contact on arrival, so no one walks into a tenant lobby without knowing who is there, and work is timed around tenant hours where asked.
Scheduling with us is a short call to (866) 435-6328 or a text with the building list. Lead time is set by the calendar, so tell us your gutter cleaning needs building by building and we will give you the next open slot for each one rather than promise a date we cannot keep. For a portfolio that spans several sites, we keep a single list of buildings and their last visit, so a manager sees all of them at once, and the list works the same for homeowners and businesses.
A clogged gutter that gets missed on one visit can cause roof leaks by the next storm, and a run nobody cleared is the usual reason we are called out to look at one. We keep the gutter cleaning process the same on every building so the comparison from one visit to the next is fair. Commercial and residential properties are both on the books, residential gutter cleaning is quoted on the same form, and a property manager who wants gutter cleaning and maintenance on one schedule gets one invoice format for each. Our gutter company leaves clean gutters on every building, and it is the same crew whether the job is one storefront or a three-building office park.
We quote per building for commercial properties, and a thorough gutter cleaning depends on the linear footage, the height and the gutter type. The price is in writing before we are dispatched, and it does not change once we start unless the building turns out to be different from the site plan.
The lease decides, not us. The lease type set out above shows which party usually carries the cost, and what we see on the invoices we write is that the party named in the maintenance clause is the one who gets the bill. This is not legal advice; check the lease or ask the attorney who drafted it.
On our Sammamish work, quarterly. A restaurant puts grease and food debris into the trough, and a flat roof backs up through its internal drains without warning.
Yes. We work from a boom or scissor lift, with fall protection on every job, and the lift is matched to the building.
Yes. Call (866) 435-6328 with the hours and access rules when you book, and the crew will schedule around them and check in with the on-site contact when they arrive.
Both. Roof drains and scuppers are cleared of debris and the strainer domes are reseated, and we photograph each one in the report. Gutter protection installs are a separate job, and we will tell you what the photos show.
The post-storm call-outs in Sammamish and the surrounding areas most often turn up a downspout that has backed water behind the fascia, or a run that pulled a hanger. We photograph what we find and report it, and what to do about it is your call.
Yes. Each building gets its own invoice line, and a recurring schedule covers the whole portfolio with one contact, with the same thorough cleaning on every visit.
Footage, height and the address by phone or email. The quote comes in writing, per building.
