Cleaning gutters: how often, who is responsible and who pays?

A blocked gutter usually only gets noticed when it is too late: water spills over the edge, the façade gets dark streaks, the basement turns damp. Yet cleaning gutters is one of the cheapest precautions for the whole building. How often it is due, what to look out for and who pays in a rented building.

Why blocked gutters get expensive

• Overflowing water runs down the façade, soaks render and masonry and leaves streaks of algae and dirt.
• Standing water strains gutters and brackets; in winter it freezes, expands and can bend gutters or split seams.
• Blocked downpipes push water back — under the roof covering or into light wells and basement stairs.
• Icicles on overflowing gutters above footpaths and entrances are an accident risk in winter.

How often should gutters be cleaned?

As a rule of thumb: at least once a year, ideally in late autumn, once most of the leaves have fallen and before the first frost. If there are large trees nearby, a second check in spring makes sense — by then blossom, seeds and moss have collected.

More important than a fixed date is a look after heavy rain: if water runs over the gutter edge instead of through the downpipe, the gutter or pipe is blocked — regardless of when it was last cleaned.

What a proper cleaning includes

• Removing leaves, moss and sludge along the whole length of the gutter
• Clearing downpipes and leaf guards and checking that water flows freely
• Inspecting brackets, fall, seams and outlets for damage
• Photographing anything unusual and reporting it to the owner or property manager

Who pays in a rented building?

Gutter cleaning is not named explicitly in the German Operating Costs Ordinance (BetrKV). If it is carried out regularly, it can be passed on to tenants as “other operating costs” under § 2 No. 17 BetrKV — provided it is expressly named as such in the tenancy agreement. A general reference to “other operating costs” is usually not enough. Any pass-through requires an agreement in the tenancy contract (§ 556 (1) BGB).

It is different for a one-off cleaning because the gutter is blocked, or for a repair: that is maintenance or repair and remains with the landlord. In owners’ associations the gutter is common property; the association bears the cost according to the agreed allocation key.

Which caretaker and cleaning costs can be passed on is covered in Operating costs: passing on caretaker and cleaning costs.

And if something happens?

Whoever maintains a building must make sure it poses no avoidable danger to others. If an icicle from an overflowing gutter falls on a passer-by, or water from an overflowing downpipe freezes on the footpath, this can lead to liability under § 823 BGB. Documented, regular gutter cleaning is important evidence in a dispute.

How Zamsa helps

Checking gutters and downpipes is part of the property inspection within our caretaker service. Anything we notice is reported to you or the property manager with a photo, so the cleaning happens in good time before winter.