We quote commercial gutter and downspout cleaning per building in Spokane Valley, priced from each building's footprint and height. Every job gets fall protection or a boom or scissor lift, and every run is photographed before we leave. The crew is ours and scheduled on a fixed calendar, not a roofer's side job between re-roofs. We work on office, retail and multifamily buildings, and most property managers book us for the spring and fall visits.
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. Professional gutter cleaning services are quoted per building, so a board or owner can see exactly what is being billed. The job starts with the site plan, not a truck. Call (866) 435-6328 or text a photo of the roofline and we will return a written estimate.
Height is the biggest single factor on our jobs. Above three stories the work moves to a boom or scissor lift, and the setup time changes the quote. A single clog at an elbow can hold up a whole run, and a gutter guard that has to be lifted and reseated adds time to every run. Compacted debris on a system that has not been cleaned in years takes longer to clear. Oversized or box gutters, roof drains and scuppers on flat roofs, 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. Gutter protection, meaning guards installed on the building, is quoted separately from the cleaning. 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.
On a multi-building site, one contact handles every building and the invoice is split by building if you ask. Our service area covers Spokane Valley and the surrounding areas, and buildings that share a property manager can be booked on one visit. A thorough cleaning on a large roofline runs longer than a single-family job, and thorough gutter cleaning is quoted up front rather than added later. The final inspection before we leave checks that the downspouts flow, because a gutter that still overflows after cleaning usually points to slope, not debris. Water that overflows onto siding is usually the first sign the owner sees. Clearing the system is how we protect your home or business from overflow at the foundation. Whatever the cause, you get the photo and a plain description in the report.
Gutter cleaning companies and gutter cleaners look at the same inputs for a commercial roofline. For a commercial property, the experience we bring is the quote itself: the site plan, the stories, the roof type, the number of buildings, and who the invoice goes to. Send us those and we will return the number in writing. Ask for a written estimate and we will also tell you what we would need to see on site before we book a date.
| 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 Spokane Valley 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. That is what our schedules look like on the job, and the calendar is set building by building when the plan is signed. Our cleaning services are scheduled, so the same crew returns on the same dates each season. Every visit follows the same cleaning process, so the photos line up season to season. The same plan logic covers a residential gutter on a single home or a business, and a homeowner with one roof gets a calendar just as a property manager with a portfolio does. Both residential and commercial jobs run off that calendar.
Spring is when the seed and pollen load packs the downspout elbows, and fall is when the wet leaf mat comes off the roof. Freeze and thaw cycles in winter make a clogged gutter sag under ice, so the fall visit matters more than it looks on paper. Across Washington, atmospheric rivers and Pacific fronts push debris into the inlets, and the storm checks catch what the regular visit misses. On the properties where we have been able to check, that is the difference between a clean roofline and a leak at the parapet. Where a building has a gutter guard, we still check the gutter system under it on every visit.
Flat roofs are their own problem. Parapets, internal drains and scuppers back up silently, and the first thing a tenant notices is a stained ceiling tile, which is often the first sign of water damage. The monthly check between cleanings is part of our gutter maintenance on those buildings, and we include it in the plan rather than as an add-on. Our crew photographs the drain and scupper on every visit so the property manager has a record for the board. Text a photo of the roof or call (866) 435-6328 to book a date.
| 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 with property managers, HOA boards, facilities leads and triple-net tenants across Spokane Valley, and we provide gutter cleaning for every commercial building we take on. We offer commercial properties the same crew and schedule in every business district we have serviced. As a gutter company, we run the schedule ourselves, so the date you are given is the date we plan to arrive. Our service area covers Spokane Valley and the surrounding areas. Scheduling is simple: one contact covers every building, the date is confirmed in writing, and the crew checks in with the on-site contact when we arrive. Work can be timed around tenant hours if you ask, and access rules are handled before the truck is on site. Call (866) 435-6328 or text a photo of the roofline to book a date, and we will confirm it in writing.
For a multi-building portfolio, we bring one invoice per building and one schedule for the whole site. We serve homeowners and businesses, and the same crew handles commercial and residential properties on one calendar. The point of the portfolio plan is that a single blockage on one building does not get missed on another, and every run is photographed the same way. We offer gutter cleaning on a one-off or recurring basis, and the recurring plan is what most of our commercial accounts use. Our gutter cleaning and maintenance plans are priced per building. Buildings with heavy trees or landscape debris along the walls are the ones we see on the quarterly plan. Cleaning solutions are picked per building, from hand clearing to a downspout flush, and the report says which one was used. If your gutter cleaning needs cover both a site and a single building, tell us when you call.
We price per building, and the number depends on footage, height and gutter type. The gutter cleaning process starts with the site plan, and we will tell you what each way of pricing depends on. The figure comes in writing for each building before we book.
The lease decides, not us. Read the maintenance clause in your lease, and we will send the invoice to whichever party it names. This is not legal advice, so ask the attorney who drafted the lease if the clause is unclear.
On our properties in Spokane Valley, restaurants and flat roofs with internal drains are on quarterly, because grease and debris back up the drains faster. Quarterly visits also cover the gutter maintenance a flat roof needs between cleanings.
Yes. For commercial buildings above three stories we work from a boom or scissor lift, with fall protection on every job, and the setup is part of the quote for that building.
Yes. Tell us the tenant hours and the access rules when you book, and we will time the work and check in with the on-site contact on arrival.
We clear roof drains and scuppers on flat roofs as part of the building's scope, because a blocked drain can cause roof leaks at the parapet. We photograph each one, and if a drain is damaged, we report it rather than repairing it.
After a storm we make extra visits, and on those we usually find debris in the inlets that the regular schedule missed, along with the occasional pulled hanger. Each finding goes into the photo report.
Yes. Each building gets its own invoice, and a recurring schedule can cover several properties on one calendar. A single home on the same plan gets residential gutter cleaning on the same calendar. Every visit ends with a final inspection of the downspouts. Call (866) 435-6328 and we will set up the plan from your site list.
Footage, height and the address by phone or email. The quote comes in writing, per building.
