We quote commercial gutter and downspout cleaning in Shoreline per building, priced from the footprint and height of each one, with fall protection or a boom or scissor lift on every job and a photo report when we finish. The crew doing the work is ours and scheduled, not a roofer fitting gutters in between re-roofs. We service office, retail and multifamily properties across Washington, and most book us for the spring and fall visits. Call (866) 435-6328 or text a photo of the roofline and we will send a written estimate.
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 per building, in writing, working from linear footage, height and gutter type, plus a site plan or a satellite measurement, before anyone is dispatched. Each building gets its own figure, so a multi-building site sees every line before work starts. Our thorough gutter cleaning service starts at a base price for each class of building, and the final number depends on what the roofline needs.
Height is the largest single factor. Above three stories the job is done from a boom or scissor lift under fall-protection rules, and the lift time shows up in the quote. A clog packed with compacted debris on a system that has not been cleaned in years takes longer to clear than a gutter that is only holding this season's leaves, so the condition of the gutter matters as much as its length. A gutter guard or other gutter protection that has to be lifted and reseated, oversized or box gutters, roof drains and scuppers on flat roofs where a blockage backs water up, the size of the gutter system and the number of buildings on one site all move the number up or down. Downspout flushing and debris haul-off are included per building and are not billed as extras. Water that overflows a clogged run can stain the siding below, so we note any staining in the photo report. A thorough cleaning on a schedule, with semi-annual or quarterly service, is priced lower than a one-off call, because the crew already knows the building.
Shoreline properties we have cleaned, and the buildings in surrounding areas within our service area, give a fair picture of how this works. One office building that came to us with heavy grit in the downspouts and a flat roof with internal drains was quoted per building after we measured the roofline and confirmed the number of drains on the site plan, and the invoice went to the managing company, as the lease required. Send us the address or a site plan, the number of stories, the roof type, the number of buildings and who the invoice goes to, and we will write the quote back on the same day we review it. The number on the phone is the number on the invoice, and the quote we send you is the one we bill against.
| 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.
Our cleaning services for most commercial properties in Shoreline run twice a year, in spring and late fall, while restaurants, flat roofs with internal drains and buildings under heavy tree cover run quarterly. The cleaning process starts with a first visit, and the schedule that fits your building depends on what it collects, not on a rule of thumb. On the Shoreline properties we service, the spring visit clears the seed and pollen from the landscape that packs the elbows, and the fall visit clears the wet leaf mat before the cold sets in, and each visit ends with a final inspection.
The post-storm inspections are where we see the most change. Across Washington, atmospheric rivers and Pacific fronts bring the heavy storms. Managers call us after the storm, and what we pull out of the downspouts is usually the first sign that a run was already holding water. Gutter maintenance on a regular cycle means a gutter system drains properly after a big storm, and the ones that go longer between visits overflow at the joints and at the low points, where water damage starts.
Flat roofs need a closer look than pitched ones. Parapets, internal drains and scuppers back up silently when a blockage forms, and the first thing a tenant notices is a stained ceiling tile or a membrane blister, long after the water has started to pool. That is why the cleaning process on those buildings includes a monthly check between cleanings. A restaurant gutter fills with grease-laden debris much faster than a standard office gutter, so what we pull out of a restaurant gutter every second month is a different load from anything on a residential roof.
On a standard commercial building we clean twice a year, and the spring and fall runs are the most predictable. On a restaurant or a flat roof, the quarterly visits are what keep the internal drains moving. The work is the same crew, the same flush and the same photo report each time on residential and commercial buildings alike, so a manager sees the change from one visit to the next. Among cleaning solutions for gutters, the schedule matters more than the product.
| 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 Shoreline for commercial properties, and the business districts, corridors and business parks we have serviced are the ones where the most scheduling happens. A property manager with several buildings deals with one contact for all of them, which is the simplest way to handle gutter cleaning needs across a portfolio. The gutter cleaning process starts with the crew checking in with the on-site contact, and work is timed around tenant hours where that is asked. Lead time depends on the building count and the season, and we give it in writing when the date is set. Call (866) 435-6328 or text a photo of the building to book a date.
We provide gutter cleaning for commercial properties and also offer gutter cleaning and maintenance to homeowners and businesses across the area, so a single crew can take on a mixed portfolio of commercial and residential properties. For a residential property, we also do residential gutter cleaning for the homeowner, which helps protect your home, and the same flush and photo report apply. Whether the site is a home or business, a multi-building portfolio gets one invoice per building, with the linear footage shown, so the owner or board can check each line.
We price it per building, and the number depends on the linear footage, the height and the gutter type. Each building gets a written quote from a site plan or a satellite measurement before we are dispatched. Ask other gutter cleaning companies for the same written figure before you book, and expect it from us too.
The lease decides, not the building type. Read the maintenance clause of your lease and point it out to us when we quote, so the invoice goes to the right party. This is not legal advice; ask the attorney who drafted the lease if the clause is unclear.
On the restaurants and flat roofs we service in Shoreline, quarterly is what keeps the internal drains and scuppers moving, and a clogged gutter on those roofs fills fast. A flat roof backs up without warning, and a leak usually shows only after the water has pooled, so we also run a monthly check between cleanings on those buildings.
Yes, our professional gutter cleaning services cover buildings over three stories. Above three stories the work is done from a boom or scissor lift, with fall protection on every job, and the lift and the setup are included in the quote for that building.
Yes. We time the work around tenant hours where that is asked, and we check in with the on-site contact on arrival. Tell us the access rules when you book, and we will confirm them in writing.
We clear the roof drains and scuppers as well as the gutters, because a blocked drain on a flat roof can cause roof leaks and ceiling stains. Anything we find that needs repair is photographed and reported, not sold to you.
After a heavy storm the post-storm call-outs usually turn up debris packed in the downspouts and runs that were already holding water before the storm. We clear them, flush each downspout and send photos of the result. Ask gutter cleaners whether they flush each downspout too, and ask for photos of the clean gutters after the job.
Yes. As a gutter company with its own crew, we invoice each building separately with the linear footage shown, and a recurring schedule can cover several properties on one contact. Call (866) 435-6328 or ask for a written estimate, and we will set the dates.
Footage, height and the address by phone or email. The quote comes in writing, per building.
