We quote commercial gutter and downspout cleaning per building in Seattle, priced from each building's footprint and height. Our crew is ours and scheduled, not a roofer's side job between re-roofs. Every job runs with fall protection or a boom or scissor lift, and every property gets a photo report once the work is done. Most of our Seattle properties book for spring and fall service.
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. Our cleaning services are priced building by building, so a multi-site owner gets a separate figure for each address. Call (866) 435-6328 or send us your building details and we will put the number in writing.
Height is what moves a quote most on our jobs. Above three stories we bring a boom or scissor lift and set up fall protection, and that changes the crew and the equipment on site. A clog packed with compacted debris on a system not cleaned in years takes more time than a light annual visit. A gutter guard, or any other gutter protection, that has to be lifted and reseated adds time, and so do oversized or box gutters, roof drains and scuppers on flat roofs, and the number of buildings on one site. A run that has overflowed onto the siding gets photographed on the walk-through. 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 property.
Our cleaning process starts with a walk of the property before the first run is cleared. We note the gutter system, the downspout outlets and any roof drains, then clear each run and flush each downspout until it runs clear. The final inspection checks flow at every outlet and photographs anything we find that needs attention. The cleaning solutions we use are the same across properties; what changes is the access plan. Property managers who book with us tell us the quote is easy to compare because it lists what is in the price. Other gutter cleaning companies that quote by length land in a similar place per linear foot, and most gutter cleaners price the same factors, so we list ours so you can compare. We can walk through the difference for your specific building.
On the Seattle commercial properties we service, the quote is set by what we need to see: the address or a site plan, the number of stories, the roof type, the number of buildings and who the invoice goes to. We price residential and commercial jobs the same way, per building, and a homeowner with one house gets the same five questions. Whether it is a home or business, when a building is ready to quote we ask for those five things and send the number back in writing. We do not invent a property to show you.
| 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 Seattle properties we service, most are on twice a year, spring and late fall, with restaurants, flat roofs with internal drains and buildings under heavy trees on quarterly. We provide gutter cleaning on fixed dates, so a property manager can budget the visits, and we set the schedule to your gutter cleaning needs. Storm season across Washington is atmospheric rivers and Pacific fronts, and the managers who call us after a storm are usually the ones whose gutters were already running full before the rain started. The calendar works for homeowners and businesses alike, with the visit set by the roof and the trees rather than the building type.
On a flat roof the parapets, internal drains and scuppers back up silently. The first thing a tenant notices is a stained ceiling tile or a membrane blister, and a stained ceiling tile is usually the first sign of water damage, which is why the monthly check between cleanings exists. On the commercial properties with flat roofs we see, the drains look clear from the ground and are packed underneath, so the check is done from the roof, not the parking lot.
Restaurants are the other group on quarterly. What we pull out of a restaurant gutter every second month is grease-bound debris and food-service grit, and it is heavier than what comes off a standard office roof. Buildings with heavy landscape around them run the same way, with needles and grit packing the downspouts between visits, which is why we keep those properties on a tighter calendar. We offer gutter cleaning on a quarterly basis to those buildings, and the crew checks the outlets on each visit.
Professional gutter cleaning on a tighter schedule keeps a property out of a costly repair call, and the monthly check between visits is part of our gutter maintenance, a flow and outlet check, not a repair. If a hanger has pulled or a seam is dripping, we photograph it and put it in the report; what to do about it is your decision. Blockage at a downspout is caught on the monthly check, before it reaches the roof membrane, which is the gutter cleaning and maintenance work the schedule is built around.
| 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 Seattle for commercial properties, and a multi-site portfolio gets one scheduling contact for every building. Seattle is the core of our service area, and we also cover the surrounding areas on the same booking calendar. Our professional gutter cleaning services are booked as one visit per building. A date is confirmed in writing before the crew comes out, and our crew checks in with the on-site contact on arrival, with the work timed around tenant hours where asked. Lead time depends on the season and the building count, so we give you a date rather than promising a same-day visit. Scheduled properties are the ones where a commercial gutter company earns its keep: the crew knows the roofline, the access gate and the downspout outlets before the first truck arrives.
Across Seattle, commercial and residential properties both go on the same booking calendar, and commercial buildings are scheduled on the same visit logic as residential homes. We also do residential gutter cleaning for homeowners across the city, and clearing the runs is how you protect your home from water damage at the eaves. For a property manager with several sites, a clogged gutter on one building can cause roof leaks on the next one if the runs are not checked together, so we book them as one visit. A leak found after the fact costs more than the visit that would have caught it. Our gutter cleaning process is the same on every site: photos of each run before and after, a flow check at each outlet, and debris hauled off the property. We clean gutters on the building, not just on the sections visible from the lot. A thorough cleaning means every run, and the photo report shows each one.
This is one of the frequently asked questions, so here is the short answer: we price per building, and the number depends on linear footage, height and what is in the gutters. Per-linear-foot pricing is how some companies quote, and we can show you how that compares. The figure comes in writing per building before anyone is dispatched.
The lease sets the answer, and state rules for apartments do not apply here. Read the maintenance clause in your lease, and the section above shows how each lease type is usually read. This is general information, not legal advice, so check with the attorney who drafted the lease.
On the restaurants and flat-roof buildings we service in Seattle, quarterly is what keeps the drains running. Grease-bound debris and parapet backup build up faster than on a standard roof, and the monthly check catches them before a tenant sees a stain.
Yes. Above three stories the crew works from a boom or scissor lift with fall protection set up before anyone climbs. We match the lift to the building, so tell us the height when you request the quote.
Yes. We time the work around tenant hours where you ask, and we check in with the on-site contact on arrival. Access rules, gate codes and parking are sorted before the date is confirmed in writing.
Both. Thorough gutter cleaning on a flat roof means the roof drains and scuppers are cleared along with the gutter runs, and the strainer domes get reseated. Anything else we find on the roof is photographed and reported, not repaired without your go-ahead.
After an atmospheric river or a heavy Pacific front, the post-storm call-outs usually turn up full gutters, debris packed at the downspout outlets and water running behind the fascia. A blocked run is the usual cause of overflow in a storm, and we clear the runs, flush each downspout and photograph the results for the file.
Yes. Each building gets its own invoice with the linear footage shown, so an owner or board can check it. One recurring schedule can cover several properties, and we confirm each date in writing before the crew is sent out. Call (866) 435-6328 to set up the recurring schedule.
Footage, height and the address by phone or email. The quote comes in writing, per building.
