Buffalo Grove
Main officeServing Arlington Heights, Palatine, Mt. Prospect, Wheeling and 2 more towns.
Gutter Cleaning for Property Managers and Associations
Property Refresh cleans gutters on townhome communities, condominium and homeowner associations, apartment buildings and small commercial properties across Chicagoland, from five local offices and since 2008.
A community’s gutters are a maintenance line that the board only hears about when it fails: water over an entry, ice on a walk, a wet basement in one unit. Our job is to make sure that does not happen, and to show you, building by building, that the work was done.
- Property managers
- HOA and condo boards
- Townhome communities
- Apartment buildings
- Small commercial properties
Certificate of Insurance
Sent on request, naming your association or management company.
Photo Report per Building
Cleared gutters and anything we found, building by building.
One Invoice
Billed to the association or the management company, per property.
A Full Gutter Cleaning vs. a Blower Pass
Many landscaping contracts include gutters in the fall cleanup, done with a backpack blower from the roof or the ground. We use blowers too, for dry leaves and for cleaning up the grounds. The difference is everything a blower pass on its own leaves behind.
| Property Refresh | Blower-only cleanup | |
|---|---|---|
| Who is at the gutter | A crew member on a ladder with a standoff at every run, with a blower for the dry leaves | A blower aimed from the roof or the ground |
| Packed debris | Wet leaves, sludge and seed pods scooped out by hand | Dry leaves move; packed sludge and seed pods stay in the trough |
| Downspouts | Every downspout flushed and checked for flow | Usually not checked, so the clogs that overflow stay put |
| Where the debris goes | Grounds blown and picked clean, debris bagged and hauled away | Left in beds, on walks and patios, sometimes on cars |
| Gutter condition | Hangers, seams, slope and leaks inspected on every building | Not looked at |
| Proof for the board | Photo report per building, issues listed | None |
Why Downspouts Matter on a Shared Roofline
On a townhome row or an apartment building, one downspout often carries the water from several units’ roofs. When it clogs, the gutter above it overflows, and the water lands where the association pays for it:
- Entries and walks. Overflow freezes on stoops and sidewalks in winter, a slip risk for residents and visitors.
- Foundations and basements. Water dumped beside one wall finds its way into a unit.
- Fascia, soffits and siding. Water spilling at the same spot every storm rots the trim behind it.
- Ice dams. Frozen debris backs up meltwater at the roof edge. See ice dam removal.
That is why every downspout on every building gets flushed and checked as its own step.
What’s Included on Every Building
The same checklist on the first building and the fortieth.
Cleared at the Gutter
A crew member on a ladder at every run: dry leaves blown out, wet leaves, seed pods, sludge and shingle grit cleared by hand.
Every Downspout Flushed
Each downspout flushed and checked for flow at the outlet. A clean gutter feeding a blocked downspout is still blocked.
Debris Bagged and Hauled
Everything that comes out of the gutters is bagged and taken away, not left in beds, on walks or on residents’ cars.
Every Building Inspected
Loose hangers, open seams, sagging runs, leaks and damaged downspouts noted building by building.
Photo Report
Photos of the cleared gutters and of every issue, sent to the manager with the building it belongs to.
Guards Cleaned Too
On guarded gutters we clear on top of the mesh and underneath it, then refit the sections.
Grounds Left Clean
Beds, walks, drives and patios around every building blown clean and checked before we leave.
Repairs Only With Approval
Small repairs from $25 each, quoted with the report and done only when the manager approves.
How We Work With Property Managers
One point of contact from the site walk to the invoice.
1
Free Site Walk
We walk the property, count buildings, stories and downspouts, and send a written quote per building. Certificate of insurance on request.
2
Schedule and Notify
We set the date with you and send a notice you can forward to residents: move cars from the drives, unlock gates, keep pets inside.
3
Clean Building by Building
Ladders with standoffs up to three stories, every gutter cleared by hand and with a blower for dry leaves, every downspout flushed, the grounds blown clean. Residents do not need to be home.
4
Report and Invoice
Photos of every building and a list of anything that needs repair, then one invoice to the association or management company.
Pricing: Quoted per Property
Every community is different, so we quote after a free site walk, in writing and per building. The quote depends on:
- Buildings and stories. The number of buildings and how tall they are (up to three stories).
- Gutter runs and downspouts. Linear feet of gutter, corners and the number of downspouts.
- Guards. Guarded gutters are cleared on top of and under the mesh.
- Trees and access. Heavy tree cover, landscaping, fences and parking around the buildings.
Own a single townhome or house? Our published gutter cleaning prices apply, from $120 per visit.
Spring and Fall, on the Calendar
Most communities need two visits a year: late spring, after the maple seeds and pollen, and fall, after the leaves come down. We put both on the calendar for your property each year, so the gutters are done without anyone on the board having to remember to call.
Properties under oaks often need a second fall visit, because oaks hold their leaves into December. The last fall visit has to happen before the first hard freeze, since frozen debris cannot be cleared, so fall dates fill up first.
From a Community Manager
5 out of 5 stars
“I used Property Refresh to clean windows, clear gutters and power wash siding at a townhome community I manage. It was an excellent service from start to finish. The estimate was competitive, clear and speedily done. Scheduling was a breeze. On top of that, the work was top notch. It was a pleasure to work with George and the rest of Property Refresh. Highly recommend using this company and will be using them in the future.”
Commercial Gutter Cleaning Service Area
Chicago and 60+ suburbs, served from our offices in Buffalo Grove, Northbrook, Barrington, Chicago and Clarendon Hills. Pick your town for local details and reviews.
Chicago and the near north suburbs
North Shore
Northwest suburbs
Barrington area
Fox Valley and McHenry County
West suburbs
Southwest suburbs
Our 7-Day Satisfaction Guarantee
Neighbors on Nextdoor voted us Neighborhood Favorite in 2024, 2022 and 2021.
If something is not right on any building, tell us within seven days and we come back and re-clean it at no charge. If you are still not satisfied after the re-clean, you get your money back. Read the full guarantee.
Commercial Gutter Cleaning Questions
Call (224) 386-4836Yes. On request we send a certificate of insurance naming your association or management company, before any work starts.
After a free site walk. We count the buildings, stories, gutter runs and downspouts, look at guards, trees and access, and send a written quote per building. For a single townhome or house, our published gutter cleaning prices apply.
We use blowers too, for dry leaves and for cleaning up the grounds. The difference is what a blower pass on its own leaves behind: wet sludge, seed pods and shingle grit packed in the trough, downspouts that are not checked, and debris in beds and on walks. We work from a ladder at every run, clear the packed debris by hand, flush every downspout, clean up the grounds, haul the debris away, inspect each building and send photos.
No. We send a notice you can forward to residents before the visit: move cars from the drives, unlock gates and keep pets inside. We work outside, building by building.
Up to three stories, with ladders and standoffs that rest the ladder on the roof instead of the gutter. Tell us about taller buildings when you request the site walk.
Yes. Every downspout is flushed and checked for flow at the outlet. On shared rooflines one blocked downspout can overflow onto an entry, a patio or a foundation, so it is a step of its own, not an afterthought.
Yes. We invoice the association or the management company directly, per property, with the photo report attached.
Photos of the cleared gutters on every building, and of anything that needs attention, such as loose hangers, open seams, sagging runs, leaks or damaged downspouts, each labeled with its building.
Twice a year for most properties: late spring after the maple seeds, and fall after the leaves drop. Communities under oaks often need a second fall visit. We put both visits on the calendar each year, so you do not have to call.
Small ones, from $25 each: re-securing loose gutters and downspouts, adding hangers and patching small leaks. They are listed in the report and done only after the manager approves them.
Yes. Many communities add window washing or power washing of walks and siding to the same visit, under one estimate.