Gutters cleaned by our own crew, with every drain pipe flushed and flow-tested, leaves and grit bagged and hauled away, and photos of every run before we leave. Clean gutters protect your home, and every rain gutter gets a full look top to bottom. The quote is built from your stories, your home's size and how much tree cover hangs over the house, and the number we give on the phone is the number on your invoice. Across Florida, most of our customers book for spring and fall, and we keep those visits on the same schedule every year.
Quoted from stories, size and tree cover, over the phone, with nothing added once the crew is on the roof.
The price depends on stories, square footage and what is sitting in the gutters. Call (866) 435-6328 or text us, and we quote from those three things. The number we quote is the number we charge. Some companies price by the linear foot, which lands in a similar place once the run is measured, but our gutter cleaning services give you one number for the whole house. The same three inputs apply to residential properties, and if you also manage commercial properties, tell us when you call.
On Three Lakes homes, the things that move the quote are consistent. A third story or a steep roof we cannot walk means a boom or scissor lift and more time on the job. A walk-out basement or a sloped lot raises the effective height of the eave line at the back of the house. Gutters nobody has opened in years come out with a clog of compacted leaves and buildup, and that takes longer to clear than a normal fall load. A sag left alone turns into structural damage. Guards we have to lift and reseat add time as well. Drain pipe flushing, flow testing and debris removal are included and never billed as extras. If anything we find changes the job, you hear it before work starts, not on the invoice.
Here is what we have seen on recent visits. One house had a steep back side and a sagging run where leaves and debris had built up over a full season, so the crew cleared the run by hand before flushing the drain pipes, and the quote was adjusted on the phone before we came out. Another had clogged downspouts that were draining into a bed right against the foundation, and the water flow test showed poor drainage where water should have been pulled away from the house. By the end of each visit the runs were clean, and the homeowner had the same number on the invoice.
| One story | Two stories | Three stories or steep | |
|---|---|---|---|
| Under 1,500 sq ft | from $150 | from $195 | from $255 |
| 1,500 to 2,500 sq ft | from $170 | from $225 | from $295 |
| Over 2,500 sq ft | from $200 | from $265 | from $345 |
For context, nationally: Angi 2026, US average $168, most $119 to $234, $0.95 to $2.25 per linear foot.
Downspouts flushed and flow-tested, debris hauled, photos of every run. The quote already has all of it in.
Our crew clears every gutter run by hand, not just the stretch you can see from the driveway. Roof valleys and the area above the gutter line are blown clear first, so the next rain does not refill what was just emptied. Every downspout is flushed with water and watched until it runs clear at the bottom; one that will not clear is worked from the top where it can be reached. Where a downspout feeds an underground drain line, the crew checks that water is leaving at the outlet and tells you if it is not; clearing a buried line is a separate job and is quoted before anyone touches it.
Debris goes into bags and leaves with the truck. It is not blown onto the lawn, the deck or next door. The ground is left as it was found.
Before the crew leaves you get photos of every run and every downspout, before and after, on your phone, whether or not you were home. Anything the crew sees that is not a cleaning problem, a hanger pulled loose, a seam dripping, a run sitting flat, is photographed and reported, not repaired and not sold on the spot.
What can change the number, and you hear it before work starts, never on the invoice: a third story or a roof too steep to walk; gutters that have not been touched in years; guards that have to come off and go back on.
Twice a year for most houses: once after the spring seed and pollen drop, once after the last leaves fall.
Most of our customers in Three Lakes book twice a year, once in the spring after the seed and pollen drop, and once in the fall after the last leaves come down. Across Florida, the spring visit lands in mid to late April, when seed and pollen have made a clog in the elbows and sit on the wet leaf mat that holds rainwater. The fall visit runs November to December across Florida, and by then the leaf mat is the main thing to clear. On the houses that skipped that visit, we see runs that have started to sag or pull loose by the next rainy season.
Here is how the schedule breaks down on our jobs. Most houses stay clean enough on the twice-a-year visit. Under heavy tree cover, or near a busy road or construction, we see needles and grit make a blockage in the drain pipes and along the roofline between visits, so those customers are on every three to four months. Houses with few or no trees usually only need one visit a year, in late fall. If you have gutter guards, we still clear the surface and the cleanings come less often, but they do not go away. Heavy rainfall in June, August and September is when a full gutter overflows fastest, so a clean run before the summer rains matters. Regular gutter cleaning is what keeps the runs from sagging.
For residential and commercial buildings alike, the trees overhead and the calendar set the schedule more than anything else. Gutter maintenance on a Florida house is mostly about timing, and the calendar above is how we plan it. Every gutter cleaning service we run gets the same flush and flow check. The estimate from the first visit tells you which tier your lot actually needs, and that is the schedule we keep to from then on. If you want to clean your gutters before the summer rains, book the spring visit early.
Water over the edge rots the board behind the gutter first. Everything after that is slow, and slow is what a policy excludes.
The three signs. Water pouring over the front edge in rain instead of out of the downspout. A run that sags, sits low or has pulled away from the fascia. Plants growing out of the trough. Any one of them means the gutter is full.
What happens next. Water that cannot drain sits in the trough and spills behind it. The fascia board rots, then the soffit. Water backs up under the first course of shingles and shows up as a ceiling stain. Siding stains and swells. Below, the overflow cuts a channel at the foundation and finds the basement. The wet debris itself weighs enough to pull the gutter off the house. Standing water breeds mosquitoes; dry debris houses wasps. Where winters freeze, the trapped water becomes an ice dam at the eave and lifts the shingles from underneath.
Why your policy will not pay. Homeowners insurance generally does not cover water damage traced to clogged gutters. Carriers class gutter cleaning as routine maintenance, and damage from skipped maintenance as preventable neglect, which a standard policy excludes. A limb that tears a gutter off in a storm is sudden and accidental and is usually covered; a fascia board that rotted over two years is not. This is general information, not insurance advice; read your policy or ask your agent.
Guards stop leaves. They do not stop needles, seeds, grit or the paste they turn into. The job gets shorter, not gone.
Yes, guarded gutters still need cleaning, less often, and it is a different job: clearing what sits on top of the guard and checking that water is actually getting in, rather than scooping out the trough. Mesh and screen guards hold whole leaves off. Pine needles thread through, seed casings and pollen mat on top, roof grit settles underneath, and once that mat is wet, rain runs over it and off the front edge. The gutter is empty and the water never went in.
Guards earn their keep under big leafy trees and on roofs too high to want to climb. They do not end maintenance, whatever the installer said. Our crew lifts the panels, clears underneath, flushes the downspouts and reseats the guards; tell us what is on the house when you get the quote and it is priced as a guarded system, which usually runs shorter than an open one.
Under an hour on most houses. Nobody has to be there, and the photos arrive either way.
The crew calls the day before with an arrival window and again when they are on the way. This Old House puts a professional gutter cleaning at 30 minutes to an hour on a typical home; bigger houses, steep roofs and gutters left for years run longer. Nobody needs to be home for exterior work; the crew does not come inside. Before they arrive: side gate unlocked, cars off the driveway if runs face it, pets inside while ladders are up. Ladder stand-offs keep the ladder off the gutter lip and the siding. After: photos of every run and downspout before the truck leaves, and an invoice that matches the quote.
Send us a photo or a short video in the rain. You hear what it is before anyone talks about money.
Still overflowing. A gutter that is clean and still sheets water over the edge in rain has a slope, capacity or downspout-size problem, not a debris problem. If that happens after a cleaning, send us a photo or a short video of it in the rain and we tell you what it actually is; we do not sell a second cleaning for a slope problem.
The number. The price quoted on the phone is the price on the invoice. If the crew finds something that changes the job, you hear it and agree to it before they start, never after.
Your house. Stand-offs on every ladder so nothing rests on the gutter lip, and screens and downspout extensions go back where they were.
Payment. The balance is charged when the job is finished and the photos are on your phone. Some dates take a small booking fee to hold the slot, and you hear about it before you book.
The whole city and the towns around it, booked by phone or text from the nearest crew.
Three Lakes gutter cleaning reaches homeowners across the surrounding areas, and the crew works from the nearest base. Homeowners get the number they were quoted, and that is the number on the invoice. Booking in Three Lakes FL is simple. Call (866) 435-6328 or text a photo of the front of the house, and we quote from the stories, the size and the tree cover. Lead time depends on the calendar, and we give you a date when you call, so you can get your gutters on the schedule before the rains. The busiest stretches come in the spring and in the fall, so if you want a particular week, book early. We clean residential properties with the same crew, and we call before we come, so nobody needs to be home for the visit.
Our gutter cleaning process keeps the schedule tight so that a visit clears the gutters and downspouts, plus any twig or leaf stuck at the roof edge, in one pass, and the gutters come out clean from the first run to the last. If the house has been waiting a while, tell us when you call so we can plan the boom or scissor lift and the time it takes, because the gutter services on an overgrown house run longer. The goal is to keep your gutters working for the next rainy season, catch any leak early, and protect your home from water damage, not just to make them look clean from the driveway.
The number comes from the stories, the square footage and what is in the gutters. Call (866) 435-6328 or text a photo of the front of the house, and we will give you a price on the spot. The number we quote is the number on the invoice.
Most of our customers here book in the spring and in the fall. If you wait too long after the leaves come down, the wet leaf mat packs into the elbows and the runs start to sag by the next rainy season. Under heavy tree cover we see customers every three to four months.
Same-day slots depend on the calendar for our cleaning services in Three Lakes, so we confirm a date when you call and you know exactly when we will arrive.
No. Our crew works outside and does not come inside, and the ground is left clean. We send photos of every run and drain pipe to your phone before the truck leaves, so you see the clean result. Leave the side gate unlocked and keep pets inside while the ladders are up.
Yes. We flush every downspout and watch the water until it runs clear at the bottom. Where a downspout feeds an underground line, we check that the runoff moves water away from your home and out of the landscape beds. If it does not, we tell you. Clearing a buried line is a separate job and is quoted before anyone touches it.
Yes. Guards stop leaves, but they do not stop needles, seeds or the paste they turn into. On our jobs we lift the panels, clear what sits on top, and check that water is getting in. Guarded gutters still need cleaning and maintenance, just less often, and a clean trough is what the guard is there to protect.
A gutter that is clean and still overflows in the rain has a slope or drain pipe size problem, not a debris problem, and that is a fault in the gutter system, not the cleaning. Water that keeps running over the edge is how fascia boards start to rot, so send us a photo or a short video in the rain and we will tell you what it is. We do not sell a second cleaning for a slope problem.
It should not. We quote from the stories, the size and the tree cover, and anything that changes the job is raised with you before work starts. The number on the phone is the number on the invoice. The same rule holds on every job across Three Lakes.
Stories, size and a photo of the front by text. That is a real number, not an appointment.
