We quote each commercial building in Yakima separately, priced from its footprint and height. Fall protection or a boom or scissor lift goes on every job, and you get a photo report of every run when we finish. Our own crew does the work on a schedule that you set, not a roofer's side job between re-roofs. Across Washington, our crews clean spring and late fall for property managers, HOA boards and facilities leads who need a clean record for every building.
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 each building from linear footage, height and gutter type, in writing, from a site plan or a satellite measurement, before anyone is dispatched. The number on the phone is the number on the invoice. Our gutter cleaning service uses the same method for a home or business, so one quote method covers residential and commercial work. Call (866) 435-6328 or text a photo of the roofline and ask for a written estimate.
Height is the biggest single factor on our commercial jobs. A building above three stories needs a boom or scissor lift under fall-protection rules, and that changes the setup and the time on site. Compacted debris on a gutter system nobody has cleaned in years adds time, and so does a gutter guard that has to be lifted and reseated before the run can be opened. A clog at a downspout elbow is the other common time sink, and cleaning solutions alone won't clear it, so the crew clears it by hand or with a vacuum. Oversized or box gutters take longer per foot than standard profile, and roof drains and scuppers on flat roofs need to be cleared as part of the job. An overflow also soaks the siding below, which is why we check the wall as we go. The number of buildings on one site also changes the quote, because one mobilization can cover several roofs.
Downspout flushing and debris haul-off are included per building and are never billed as extras. Scheduled semi-annual or quarterly service is priced lower than a one-off call, because the crew knows the building and the footage is already measured. Some gutter cleaning companies quote one flat fee for a whole site, while gutter cleaners who price by the foot alone miss height and access, so we write one estimate per building. A final inspection of each building runs before the invoice goes out. Each estimate lists the stories, roof type and the invoice contact on the first page. To quote your property, we need the address or a site plan, the number of stories, the roof type, the number of buildings and the name of the party the invoice goes to.
| 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 Yakima 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 go on quarterly. Across Washington the spring visit falls in mid to late June, and in Yakima the fall visit is booked for October to early November. On our jobs the spring visit clears the seed, pollen and landscape debris that packs the downspout elbows, and the fall visit clears the wet leaf mat before the cold months. Winter snow and ice load the gutters hard, so the late-fall visit is the one that keeps runs from sagging by spring. Our cleaning services follow that calendar for homeowners and businesses, and the cleaning process stays the same on each visit.
What we pull out of a restaurant gutter every second month is grease-laden debris that does not wash out with rain, and a flat roof with internal drains needs a monthly check between cleanings. On a flat roof the 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. That is why the monthly check exists: it catches a blockage before the water finds the ceiling. A clogged scupper that goes unnoticed is the usual route to water damage, and a slow leak at a seam can run for weeks before anyone sees it. Regular gutter maintenance matters most on these buildings, because a run left blocked can cause roof leaks at the fascia. The managers who call us after a storm are usually looking at a scupper that is full of leaves and a downspout pulled loose from the wall.
| 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 crews offer gutter cleaning across Yakima and the surrounding areas, with business corridors and industrial areas on our route, and we also provide gutter cleaning for homeowners in the same service area. The cleaning process is the same on commercial and residential properties, so a homeowner with a residential gutter gets the same thorough job a property manager does. For a property manager with several buildings, we set up one contact for every property, one invoice per building, and one schedule that covers the whole portfolio, so you deal with one gutter company instead of several. A date is confirmed in writing, and our crew checks in with the on-site contact on arrival so nobody is surprised by a ladder in the parking lot. Where tenants or staff need quiet hours, we time the work around them when asked.
The same schedule also covers properties that sit in different parts of town, so a manager who owns a retail strip and an office park can book both in one call. Tell us your gutter cleaning needs, and we will quote the buildings one by one. We do not clear a building we have not measured, and a new site gets its first visit only after the footage and the roof type are on file. The crew photographs each run and each drain as it is done, so the report on the portfolio stays current. Our professional gutter cleaning services cover one-off jobs and scheduled maintenance, so the same crew handles either.
We price per building, using linear footage, height and gutter type, and the number comes to you in writing before any work is scheduled. Per-foot figures are a useful check, but the building is the unit on our invoice, and each price covers a thorough gutter cleaning of every run. Ask for the written estimate and we will break it down by run.
The lease decides, not the crew, so read the maintenance clause in your lease and see the section above on who pays by lease type. We write the invoice to the party the lease names. This is not legal advice, so ask the attorney who drafted the lease if the clause is unclear.
Quarterly is the schedule we run on restaurants and flat roofs with internal drains. The grease and the blocked scuppers build up faster than they do on a pitched building, and a monthly check between cleanings catches a clogged gutter or a leak early. We adjust the schedule after the first visit based on what we find in the runs.
Yes, we work on commercial properties above three stories with a boom or scissor lift and fall protection on every job. The setup is matched to the building height and the roof edge, so the lift is planned before the crew arrives. Send us the stories and the roof type and we will confirm the setup in writing.
Yes, we schedule around tenant hours and on-site access rules when you tell us what they are. Gate codes, parking restrictions and staff hours go into the job notes, and the crew checks in with the on-site contact on arrival. Text a photo of the roofline and the access route to (866) 435-6328 and we will plan the visit.
We clear roof drains and scuppers on flat roofs as part of the job, along with the gutters and downspouts. Strainer domes are reseated after clearing, and debris is bagged and removed from site. Anything else we find, like a cracked scupper or standing water that points to slope, is photographed and reported rather than repaired. Gutter protection such as guard installation is not part of the cleaning visit.
After a severe storm the calls we take are usually about a clogged gutter, a scupper full of leaves, or a downspout pulled loose from the wall. The crew clears what is blocking the flow, photographs the runs and reports the damage in writing. That quick clearing helps protect your home from water at the eaves, and our storm call-outs follow the same photo report as scheduled work.
Yes, every building gets its own invoice, and a recurring schedule can cover several properties under one contact. Semi-annual and quarterly plans are priced building by building, and the dates are booked a season ahead. Each scheduled visit is a thorough cleaning of the same runs, so the photo record builds up season by season. Call (866) 435-6328 or ask for a written estimate and we will set up the schedule for your portfolio.
Footage, height and the address by phone or email. The quote comes in writing, per building.
