Professional gutter cleaning for property managers, HOA boards, commercial property owners, multi-family operators, and facilities teams across metro Atlanta. Quarterly service contracts, scheduled portfolio work, full photo reporting, and the insurance documentation your asset requires.
This page is written for the people who handle commercial and multi-property gutter work — property managers, HOA managers and boards, commercial brokers, facilities directors, multi-family operators, and small-portfolio owners. The service is different from residential work, the documentation requirements are different, and the relationship structure is different. This page covers all three.
Request a Commercial Quote — 770-369-3743 | Email for COI & Portfolio Pricing
Who We Work With
The properties we service in metro Atlanta:
Property management companies — fee management firms managing residential or commercial portfolios who need a reliable subcontractor for gutter maintenance across multiple properties. We work to your scheduling system, billing format, and reporting requirements.
HOA and community associations — single-family HOAs, townhome communities, condo associations, and master-planned communities. We service common-area buildings, clubhouses, leasing offices, amenity buildings, and (where the HOA covers exterior maintenance) individual residences.
Multi-family operators and apartment communities — apartment complexes, condo buildings, and multi-family rentals where ongoing gutter maintenance is part of the property’s operations. Quarterly cleaning contracts are typical.
Commercial property owners — small-to-mid-size commercial buildings, office parks, retail centers, mixed-use developments, warehouses with eaves, and similar properties.
Healthcare, education, and institutional buildings — clinics, dental offices, churches, daycare facilities, private schools, and similar facilities with periodic maintenance needs.
Facilities and operations teams — corporate or institutional clients managing single buildings or small portfolios where outsourced gutter maintenance is more efficient than in-house.
What we don’t typically do: high-rise buildings (4+ stories with restricted access), industrial facilities requiring specialized hazmat protocols, or any property where the work falls outside our standard insurance scope. We’ll tell you on the initial call if your property isn’t a good fit and recommend a specialist where appropriate.
Call 770-369-3743 or use our Contact Form to schedule a FREE QUOTE today!
What’s Different About Commercial Work
Commercial and multi-property gutter cleaning differs from residential in five practical ways:
Documentation requirements. Property managers and commercial owners need work to be documented to a standard residential customers don’t typically request — photo reports, written summaries of findings, recommendations for follow-up work, and itemized invoicing that ties to property addresses and unit numbers. We provide all of this on every commercial job.
Insurance and certification. Commercial properties almost always require contractors to provide a current Certificate of Insurance (COI) listing the property owner or management company as additional insured, plus workers’ compensation documentation. We carry the appropriate limits ($1M+ general liability with workers’ comp), and COIs are provided within 24 hours of request.
Scheduling and access logistics. Commercial buildings often have business hours that limit when work can be performed, key/lockbox access requirements, security check-ins, or tenant communication needs. HOA properties may require advance resident notification. We coordinate to your access protocols.
Portfolio-level scheduling. Most property managers and multi-family operators prefer to schedule entire portfolios at once — clean all properties in spring, all properties in fall — rather than booking individually. We schedule by portfolio and work through the list efficiently.
Billing and payment terms. Commercial billing typically runs on net-30 or net-60 terms with consolidated invoicing rather than per-job payment. We accommodate standard commercial payment terms with appropriate paperwork and references.
Our Commercial Service Scope
Every commercial cleaning includes:
Complete hand-cleaning of all gutters and downspouts. Not leaf-blowing — actual hand removal of debris from every section, with downspouts flushed and verified at every discharge point.
System inspection. Pitch verification, hanger condition, seam integrity, fascia condition, end cap detail, and downspout function. Any issues found are documented with photos and reported in the post-visit summary.
Drainage point verification. Underground tie-ins, splash blocks, and discharge extensions are checked for proper function. Backed-up drainage is flagged for follow-up work.
Photo documentation. Before/after photos of every elevation, plus close-up photos of any conditions worth flagging — sagging sections, separated seams, fascia damage, or anything that suggests maintenance follow-up is warranted.
Written post-visit report. Sent to the designated contact within 24–48 hours of service. Includes: property address, work performed, photo documentation, any findings or concerns, recommended follow-up actions if any, and confirmation of completion.
Property cleanup. All debris removed from the property and disposed of properly. No debris left in parking lots, common areas, dumpster areas, or landscaping beds.
Coordination with on-site staff. When properties have on-site managers, maintenance staff, or leasing teams, we check in on arrival, coordinate with their schedule, and confirm completion before leaving.
Call 770-369-3743 or use our Contact Form to schedule a FREE QUOTE today!
Service Contracts vs. Per-Visit Work
Most of our commercial clients prefer ongoing service contracts. A few options:
Quarterly maintenance contracts. Four cleanings per year, scheduled in advance, billed quarterly or annually. The most common arrangement for multi-family and commercial buildings. Per-cleaning pricing is typically 10–20% below per-visit rates because the work is scheduled and predictable.
Semi-annual contracts. Spring and late-fall cleanings, scheduled in advance. Common for HOA common-area buildings, smaller commercial properties, and lower-debris-load buildings.
Per-visit work. Some properties only need occasional cleaning — older office buildings with low tree cover, properties where another service handles regular maintenance, or one-time post-storm cleanup work. Per-visit pricing applies; no contract required.
Portfolio contracts. For property management companies managing multiple buildings, we can structure a single master contract covering all properties with per-property billing and consolidated reporting. Reduces administrative overhead on both sides.
Storm response. Many commercial clients add storm-response language to their contracts — guaranteed inspection and cleanup priority within X days of a named weather event. We accommodate this where it makes sense for the property type and debris exposure.
Commercial Pricing
Commercial pricing is property-specific and quoted after an on-site evaluation. General ranges for typical metro Atlanta commercial properties:
Small commercial building (single story, under 5,000 sq ft footprint):
- $250–$500 per cleaning, depending on linear footage, access, and roof complexity
- Contract pricing: typically 10–15% less per cleaning
Mid-size commercial building (single story, 5,000–15,000 sq ft footprint):
- $400–$900 per cleaning
- Contract pricing applies
Two-story commercial buildings:
- Pricing varies significantly by access, roof type (gable vs flat-roof drains), and number of downspouts
- Most fall in the $600–$1,500 per cleaning range
- Buildings with internal roof drains (not perimeter gutters) require different scope and pricing
Multi-family apartment buildings:
- Pricing typically calculated per building, with discounts for multi-building scheduling
- A typical 24-unit two-story apartment building runs $400–$800 per cleaning depending on layout
Strip retail and small office parks:
- Quoted by total linear footage across the property, typically $1.50–$3.00 per linear foot
- Most properties land in the $500–$1,200 per cleaning range
HOA common-area buildings:
- Clubhouses, pool buildings, leasing offices, mailrooms — typically $200–$500 per building per cleaning
- Multi-building portfolios get portfolio pricing
Portfolio-level contracts for property management companies and operators with multiple buildings: we structure custom pricing based on total annual scope. Significant scale discounts apply for 10+ property portfolios.
Every commercial quote is itemized: per-building base cleaning, any access factors, any specialty work (drain clearing, repairs found during cleaning), and any scope additions. No hidden line items, no day-of surprises.
For the broader pricing conversation on gutter cleaning, see gutter cleaning cost.
Call 770-369-3743 or use our Contact Form to schedule a FREE QUOTE today!
Insurance and Compliance
What we carry and provide:
- General liability: $1M per occurrence / $2M aggregate, with the ability to increase limits or add additional insureds as required by property owners
- Workers’ compensation: Full coverage for all crew members per Georgia State requirements
- Auto liability: Commercial vehicle coverage on all service vehicles
- COIs available within 24 hours of request, with additional-insured endorsements where standard property owner / management company language is required
- Business license in good standing
- Background-checked technicians for properties requiring vendor background verification
If your property owner or management contract requires additional coverage limits, specific additional-insured language, contractual indemnification provisions, or other compliance items, let us know during the initial conversation. Most standard commercial requirements we can meet without issue; anything unusual we’ll discuss honestly upfront.
What We Typically Handle for Property Managers
For property management firms specifically, the operational picture:
Vendor onboarding. We work through standard vendor onboarding paperwork — W-9, COI, references, vendor agreement — without friction. Most management firms can have us active in their vendor system within a few business days.
Designated contacts and communication. We work to your communication structure. If service requests come from a specific point of contact, all communication routes through that contact. If properties have on-site managers, we coordinate with them and copy the management firm.
Service request response. Standard response on routine service requests is same-business-day acknowledgment and scheduling within 3–5 business days. Emergency or storm-response work is prioritized.
Photo documentation in your format. We can deliver photo reports in any standard format — emailed PDF, uploaded to property management software (we work with Buildium, AppFolio, Yardi, and similar systems), or shared via a designated portal.
Multi-property scheduling. For portfolios of 5+ properties, we’ll schedule entire portfolios at once — spring sweep through all properties, fall sweep through all properties — and provide a single consolidated report at the end.
Invoicing to your system. Net-30 or net-60 standard terms. Consolidated invoicing for multi-property contracts. We can match purchase order numbers, property codes, GL codes, or any other reference structure your accounting requires.
If your firm has specific operational requirements we haven’t covered, mention them in the first conversation — we’ll tell you honestly whether we can meet them or not.
What We Typically Handle for HOAs
For homeowner associations and community management firms specifically:
Board-driven decisions. We’re comfortable with quotes and contracts that require board approval, multiple-meeting review cycles, and competitive bidding requirements. We’ll provide whatever documentation supports your governance process.
Common-area focus. Most HOA work is on common-area buildings — clubhouses, pool houses, leasing offices, mailrooms, maintenance buildings, gate houses. We service these on the schedule the board approves.
Resident communication. When work involves common areas with resident access (pool buildings, mailrooms), we coordinate scheduling so it doesn’t disrupt resident activities. For HOAs that handle individual home exteriors, we work with your communication system to notify residents in advance.
Reserve study support. We can provide written assessments of gutter system condition across community buildings to support reserve studies and long-term capital planning. Useful for boards planning ahead 3–10 years on building maintenance.
Annual contract renewals. Most HOA contracts run annually with renewal terms. We’re comfortable with bidding processes, sealed quotes, and competitive proposals when required by association governance.
Call 770-369-3743 or use our Contact Form to schedule a FREE QUOTE today!
Commercial Roof Drain Cleaning
Some commercial buildings — particularly flat-roof or low-slope commercial — have internal roof drains rather than perimeter gutters. The work is different:
Internal roof drain clearing. We can clear debris from accessible roof drain strainers and the immediate area around the drain. Significant blockage or below-drain pipe clogs require specialized drain-clearing equipment that we coordinate with a plumbing partner.
Scupper and overflow drain inspection. We inspect and clear accessible scuppers, overflow drains, and emergency drains as part of commercial cleaning.
What we don’t do: internal roof drain pipe clearing below the strainer (this is a plumbing scope, not gutter cleaning), or specialized commercial roof systems requiring manufacturer-certified service.
If your property has flat or low-slope roof drainage, mention it in the first conversation so we can confirm we’re the right contractor for the work.
Service Areas
We service commercial gutter cleaning across metro Atlanta and north Georgia, including Woodstock, Marietta, East Cobb, Roswell, Alpharetta, Milton, Sandy Springs, Kennesaw, Acworth, Smyrna, Canton, Holly Springs, Hickory Flat, Ball Ground, Dallas, and Powder Springs.
For larger commercial properties or multi-property portfolios, we work a wider area than our standard residential service zone. Tell us where the properties are and we’ll confirm.
Common Questions
Standard response on routine requests is same-business-day acknowledgment with scheduling within 3–5 business days. Emergency or storm-response work for contracted clients is prioritized within 24–48 hours. For first-time inquiries from new property managers, we schedule an on-site evaluation within 5–7 business days.
Yes — within 24 hours of request, with standard additional insured endorsements for the property owner or management company. If your firm requires specific contract language, send us a copy of your standard requirements and we’ll confirm what we can accommodate before any work begins.
Yes. W-9s, ACH setup forms, vendor agreements, contractor profile setups in your property management software (Buildium, AppFolio, Yardi, etc.) — all standard. Most onboarding completes within 3–5 business days of starting the process.
Net-30 is standard for established commercial relationships. Net-60 is available with appropriate creditworthiness documentation. For initial work with new commercial clients, we typically run net-15 until the relationship is established. ACH and check are standard payment methods.
Yes. We provide written sealed bids for competitive RFPs, attend pre-bid walkthroughs where required, and provide all standard bid documentation. We’re comfortable with formal bidding processes for HOAs, larger property management firms, and institutional clients.
We don’t have a strict minimum, but most of our commercial work is on properties large enough that the per-visit cost justifies the relationship overhead. A small office building under 2,000 sq ft might be more efficiently served as a residential-style account. We’ll tell you on the initial call which structure makes sense for your specific property.
Yes. For portfolios of 5+ properties, a single master contract with per-property billing reduces administrative overhead on both sides. Scale pricing applies based on total annual scope.
Yes — references available on request, including from comparable-size property management firms in metro Atlanta.
We accommodate access requirements as needed. After-hours work, weekend scheduling, badged-access protocols, key/lockbox systems, and security check-ins are all standard for commercial work. Mention requirements in the initial conversation so we can confirm them in the quote.
Yes — apartment communities, condo buildings, and townhome communities are some of our most common commercial accounts. We work with on-site property managers, maintenance teams, and resident communication protocols.
Yes. We offer storm-response service for contracted commercial clients with prioritized scheduling after named weather events. Major storm cleanup at scale across multiple properties is what commercial contracts are specifically structured for.
We handle all of it. Repair work found during commercial cleaning is itemized and quoted separately so you can address it on your timeline. Full replacement, new installation for new construction, and major retrofit work are quoted as standalone projects. See our gutter replacement and gutter installation pages for the broader service overview.
Yes — particularly for properties with significant tree cover where ongoing cleaning costs justify the install. See our gutter guard pages for the product detail. Commercial gutter guard projects are quoted separately from cleaning contracts.
For contracted commercial clients with storm-response language in the contract, typically 48–72 hours after the storm event for inspection and 5–7 business days for completed cleanup, depending on the scale of the event. For non-contract emergency work, response time depends on current capacity.
Almost always yes. Net-30 standard, consolidated invoicing for multi-property contracts, purchase order references, property code matching, GL coding — all standard. If you have an unusual AP requirement, mention it in the first conversation.
How to Get Started
For property managers, HOAs, multi-family operators, and commercial property owners, the process:
1. Initial conversation. A 10–15 minute call covering your property type, portfolio size, current vendor situation, key requirements, and scheduling needs. We’ll confirm whether we’re the right contractor for your situation; if not, we’ll tell you honestly.
2. On-site evaluation. For most commercial properties, we walk the building before quoting. Single-property evaluations are typically 30–45 minutes. Multi-property portfolio walkthroughs are scheduled in batches.
3. Written proposal. Within 5–7 business days of the on-site evaluation. Includes scope, pricing (per-cleaning and contract pricing), service standards, COI documentation, references, and contract terms.
4. Vendor onboarding. If you decide to move forward, we work through your standard vendor onboarding process (W-9, COI, contract setup, system access) in parallel with scheduling the first service.
5. First service and ongoing relationship. We complete the first service to your specifications, deliver the post-visit report, and confirm the ongoing schedule. Most commercial relationships settle into a predictable rhythm within the first quarter of service.
Get a Commercial Quote
For property managers, HOA boards, commercial owners, and multi-family operators in metro Atlanta — let’s talk about your portfolio. We do the work to commercial standards, document it properly, and structure the relationship to fit how your organization actually operates.
Call 770-369-3743 | Email via Contact Form
For initial inquiries, please include your property type, approximate portfolio size, and any key requirements (insurance limits, vendor onboarding process, scheduling needs). We’ll get back to you within one business day.