We quote commercial gutter and downspout cleaning per building, priced from each building's footprint and height, with fall protection or a boom or scissor lift on every job and a photo report after. The crew doing the work is ours and scheduled, not a roofer's side job between re-roofs. Our Spokane crews service office, retail and multifamily properties and book spring and fall, when the gutters take the most load.
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 satellite measurement, before anyone is dispatched. Quotes for our cleaning services start with the building, then the stories and the gutter system. The same method covers residential and commercial work, so a homeowner with one house gets the same written figure as a manager with a portfolio. The number comes in writing per building, not as a guess over the phone, and the number we quote is the number on the invoice.
What moves the quote on our Spokane jobs: a building above three stories that needs a boom or scissor lift under fall-protection rules, compacted debris on a system nobody has opened in years, a gutter guard 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. Plenty of gutter cleaning companies quote on the phone and bill the extras later, and we put the scope in writing first. 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.
One Spokane office site, three buildings on a single contract, set its quote on stories, roof type and the number of buildings, and the crew found two downspouts discharging onto a walkway with missing splash blocks. Our gutter cleaners price from the same measurements the crew works from, so the quote and the job match. To quote a Spokane property we need the address or a site plan, the stories, the roof type, the number of buildings and who the invoice goes to. Whether it is a home or business, those same measurements apply. Our crew does a final inspection of every run before leaving site, and any cleaning solutions the job needs are named in the written quote first. Call (866) 435-6328 for a written quote, or text a photo of the stories and roof type.
| 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 Spokane properties we service are on twice-a-year cleanings, spring and late fall, and the busier buildings move to quarterly. Those are the schedules we keep on our own jobs, based on what the crew pulls out of each run. Our professional gutter cleaning services run on those same intervals, and every building has its own gutter cleaning needs set by the trees around it and the roof type. We provide gutter cleaning on whichever schedule fits, whether the building is on a plan or booked once.
Spring brings the seed, pollen and landscape debris down the downspouts, and the late fall visit clears the wet leaf mat before the freeze risk sets in. Across Washington the storm season arrives with atmospheric rivers and Pacific fronts, and the managers who call us after a storm usually have a downspout that backed up unnoticed.
On a flat roof the parapets, internal drains and scuppers back up and overflow without a sound. The first thing a tenant notices is a stained ceiling tile or a membrane blister, and by then the water damage has usually started at a backed-up drain, which is why we check between cleanings. Our crews keep a residential gutter option for homeowners and businesses who need a single visit, and the same crew handles the scheduled commercial work. Those single visits are how we offer gutter cleaning to a building before any contract, and each one is logged so the gutter cleaning and maintenance history stays with the property.
| 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 the commercial business districts and corridors of Spokane where we have serviced properties, and we handle the scheduling for a property manager with one contact covering every building in the portfolio. Work reaches the surrounding areas of Spokane on the same scheduling terms. A date is confirmed in writing, and the crew checks in with the on-site contact on arrival. Work can be timed around tenant hours when asked, and we do not promise same-day or next-day lead time.
A clog is usually easy to clear, but a clogged gutter that keeps spilling after cleaning usually means a slope problem, and we say so in the report rather than selling a second visit. Left alone, that is the kind of blockage that can leak into the fascia and cause roof leaks. Our gutter cleaning process on commercial buildings photographs every run before and after, and that record is the gutter maintenance history an owner can hand to the next manager. We also offer residential gutter cleaning for homeowners, and the commercial and residential properties we clean keep the same standard of photo proof. Our gutter company records stay with the property, so a clean gutters history is easy to hand over. To book a date, call (866) 435-6328 and we will confirm the window in writing.
We price per building, and the figure depends on linear footage, height, gutter type and how many buildings sit on the site. The number comes in writing before we dispatch, and the number we quote is the number on the invoice.
The lease decides, and the section above lays out how triple net, gross and silent leases usually read. We send the invoice to whichever party the lease names. Check the lease terms with counsel before you assume who pays.
On the commercial properties we service in Spokane, restaurants and flat roofs with internal drains go on a quarterly schedule, because grease and debris build up faster. Any gutter protection on those roofs is lifted and reseated at each visit. We would rather see the building every three months than find a backed-up scupper after a tenant complaint.
Yes. Above three stories we work from a boom or scissor lift matched to the building, under fall-protection rules, and we size the lift to the roofline. Height is the main factor in that quote.
Yes. We schedule around tenant hours when asked, and the crew checks in with the on-site contact on arrival so access rules are followed before the lift goes up. Call (866) 435-6328 to set a window.
We clear roof drains and scuppers on flat roofs as part of the building visit, removing debris and reseating strainer domes. That is part of a thorough gutter cleaning, not an upgrade. Clearing those drains is one of the simplest ways to protect your home from leaks, and the photo report shows the condition of each one. Anything else we find is photographed and reported, not repaired without authorization.
After a severe storm in Spokane the call-outs most often turn up a downspout clog, or a gutter overflow that ran down the siding, along with standing water that points to slope. A thorough cleaning after a storm checks every run, not only the ones that overflowed. We photograph each run and report it, so you know what to address. Text a photo of the roofline and we will tell you what we see.
Yes. We invoice per building with the linear footage shown, and a recurring schedule covers every property under one contact. Our service area is Spokane and its surrounding areas. Ask for a written estimate and we will book your first date.
Footage, height and the address by phone or email. The quote comes in writing, per building.
