The same two people clean your gutters and the outside of your windows in one visit, gutters first and glass last. We price it by the number of stories, and doing both jobs together costs less than booking two separate trips. Across Illinois, most of the homes we service book in the spring and fall, and our Manhattan customers are no exception.
Priced by stories, not by a visit. The bundle costs less than two trips, and the number on the phone is the number on the invoice.
Our washing services are priced by the number of stories and the approximate window count, and doing the gutters and the exterior glass in one visit costs less than booking the two jobs separately. Unlike some window cleaners who add fees after the ladder is up, the number we give on the phone is the number we charge. The same method covers residential and commercial buildings.
On our jobs, a few things move the quote. A third story or a roof too steep to walk takes more time on the ladder. A large number of windows, or oversized picture windows, adds work on the glass. Heavy grime on the lower panes adds time too. Gutters that have not been opened in years, or packed with needles and leaves, need more hands and more flushing. Gutter guards that must be lifted and reseated add time, and hard-water spotting from sprinklers is something no cleaning removes. Flushing gutters and downspouts, rinsing screens and wiping sills are part of the job, not extras billed later. The windows inside are not part of the exterior price. Purified water does the work on the glass, so cleaning solutions are not billed separately.
On a recent Manhattan job, the quote came in higher than the customer expected because of tree cover over the back roof and a sprinkler line that hit the front windows every morning. Once the crew saw the gutters packed with grit, the scope was clear. The easiest way to get your own number is to text us a photo of the front of the house with a rough count of stories and windows. Regular cleanings on the same schedule keep the number steady year to year.
| Gutters only | Exterior windows only | Both in one visit | |
|---|---|---|---|
| One story | from $150 | from $150 | from $240 |
| Two stories | from $195 | from $210 | from $325 |
| Three stories | from $255 | from $285 | from $430 |
For context, nationally. Angi puts the average US gutter cleaning at $168, most homeowners paying $119 to $234 (Angi, 2026). Exterior-only window cleaning runs roughly $4 to $10 per window, or $100 to $250 for a typical home, with $3 to $5 per window more on upper stories (Angi, HomeGuide, via Google AI Overview, Oct 2026). Priced by stories, the most common model, a two-story gutter cleaning sits around $150 to $300 nationally. If a quote you are holding sits far outside these, ask what is driving it.
On every house we work, the first scoop out of a gutter ends up on the wall below it. We put the glass last so it ends up there once.
Gutters first, glass last. That is the order on every job our crew does, and it is the reason we book both with one crew instead of sending two.
What we see from the ladder. When we clear a run, the leaves, the grit and the black water that sits under them come down the wall and across any window below it. Flushing a downspout throws more of it, in a stream, onto the panes beside the outlet. If the glass was washed first, someone has to wash them again before we are off the ladder. So we do the roof blow-off, clear the gutters, flush every downspout, give the wall a few minutes to stop dripping, and only then start on the glass. The panes under the downspout outlets are the last ones we touch on the house.
Two things we do differently from a window-only crew. We rinse the siding under each run before we move to the glass, so nothing left on the wall washes down onto it in the first rain. And we do the top-floor glass from the same ladder position as the gutter run, one setup per side of the house, which is where the bundle saving comes from: no second trip, no second setup.
Downspouts flushed, screens rinsed, sills wiped, bags hauled. None of it shows up as a line item.
Gutters. Roof blow-off where debris sits above the gutter line. Every run hand-cleared, not just the visible stretch from the ground. Every downspout flushed with water until it runs clear, and a blocked one cleared on the spot where it can be reached from above. A downspout that feeds a buried drain line is checked at the outlet; clearing the buried line is a separate job, quoted before anyone touches it. Debris bagged and taken away. Before-and-after photos of each run, sent to you before the crew leaves.
Windows, exterior only. Every reachable pane on the outside of the house, cleaned with a water-fed pole and purified water so the glass dries without streaks or towel lint. Frames wiped. Screens taken down, hand-rinsed and put back on request. Sills wiped. Upper-story windows done from the pole, not from a ladder leaned on the siding.
Not included, and we say so up front. Interior glass. Hard-water or sprinkler staining etched into the glass, which needs a separate mineral treatment and is quoted after the crew sees it. Post-construction paint, stickers or stucco. Skylights and solar panels. Pressure washing of siding, decks or driveways. Gutter guards: if a run is covered, lifting and reseating the guard adds time and is quoted by the foot before the visit, never on the day.
Twice a year for both, and the same two months, which is why one visit covers it.
Most of our Manhattan customers book both jobs twice a year, which is why one crew doing both in one visit makes sense. What we find at each visit follows the seasons. In the spring pollen season, the pollen film on south-facing glass and the paste in the gutters are the first things we see. By fall, the leaf load is what fills the runs. Storm and wind seasons can move the dates, so we watch the weather with you.
Some homes need a third visit. Heavy tree cover over the roof means needles and grit pack the downspouts between visits. Houses with heavy tree cover and multi-story buildings need more gutter time. Clogged gutters that overflow for a season let runoff run down the siding and can lead to water damage at the fascia and soffit. A sprinkler line that hits the glass leaves spots that come back a day after cleaning. A house near a busy road or construction collects more dust. For these, our professional window cleaning crew plans a third visit to keep the gutters from clogged gutters and the glass from building up.
The sign that windows need cleaning is haze you only notice when the sun is low. The sign that gutters need it is water sheeting over the edge in rain. Either one is a good reason to call, and most of our Manhattan clients find that a regular schedule keeps the work simpler than waiting for a problem. Clean glass also keeps curb appeal up between visits.
Most two-story homes are done in a morning. You do not need to be there, and you get the photos either way.
The crew calls the day before with a two-hour arrival window, and again when they are on the way.
How long. This Old House puts a professional gutter cleaning at 30 minutes to an hour on a typical house. Exterior windows on the same house run about the same again or a little more, so plan on a morning for a two-story home and most of a day for three stories or a house with a lot of glass. Gutters that have not been touched in years, steep roofs and wraparound porches run longer.
Before the crew arrives. Turn the sprinklers off the night before, so the glass is dry and the ground is not mud. Move cars off the driveway if windows face it. Keep pets inside while ladders are up. Unlock side gates. Nothing else; the crew brings its own water and power.
While they work. Gutters first, glass last, as described above. Nobody needs to be home for exterior work; the crew does not come inside. If something cannot be reached safely (a pane over a sunroom roof, a gutter run behind a tree limb) the crew photographs it and tells you rather than guessing.
After. Photos of every gutter run and the finished glass, sent by text or email before the crew leaves. The invoice matches the number quoted on the phone.
Send a photo and we tell you what it is. No argument about whether it rained.
Streaks. Purified water dries clean; a streak means something was missed, and that is on us. Send us a photo of it and we tell you what it is.
Spots that come back. Round white spots that return a day after cleaning are mineral deposits from sprinklers or hard water etched into the glass, not dirt. Cleaning cannot remove them; a mineral treatment can. The crew flags it on the visit so you are not surprised.
Rain the next day. Rain is distilled water and does not dirty clean glass by itself; what spots glass after rain is dust already on the frame or screen washing down. That is why frames and screens are done, not just the pane. If it looks worse after a storm, send the photo and we look at it.
Overflow after a cleaning. If a gutter runs clean and still sheets water over the edge in the next rain, the cause is slope, a sagging hanger or an undersized downspout, not debris. The crew notes what it saw and tells you; cleaning it again will not fix it, and we will not sell you a second cleaning for a slope problem.
Your house. Ladder stand-offs on every ladder so nothing rests on the gutter lip or dents the siding. Screens go back in the window they came out of.
Neighborhood by neighborhood, with a lead time we say out loud, and a call before the truck turns in.
We clean residential window and gutter jobs on residential properties across Manhattan, from the older blocks to condos and newer subdivisions, and we are happy to schedule service at the time that suits the house. Our window cleaners are the same crew that clears the gutters, so the estimate you get is the one the crew works from. Booking starts with an estimate by phone or text: tell us the number of stories and send a photo of the house front. From there we set a date that fits our route and your schedule.
Lead times depend on the season. The two busy windows of the year, spring pollen and fall leaves, fill the calendar fastest, so book early in those months. We call before we come, and nobody needs to be home for exterior work. Our crew handles window and gutter cleaning in one visit, every window on the outside and every run of gutter. Every frame is wiped so we remove dirt before the rain can carry it back onto the glass, and we leave the house the way we found it, with clean windows and clear downspouts. Call (866) 435-6328 to book a date.
Yes, and it is the same crew. We clean the gutters and downspouts first, then the glass, so nothing from the runs ends up on clean windows.
Our washing services are priced by stories and the size of the house, and we give the number by phone or text after a quick look at the photos.
Usually yes on our jobs, because the outside carries the pollen, rain dust, grime and sprinkler spots that build up between visits.
Most of our customers here, from houses to condos, book in the spring and fall, after the pollen drops and after the leaves come down.
No. Gutters first, glass last, so the runs are clear and the runoff has stopped before anyone touches a window.
Screens are rinsed and sills are wiped as part of the job, and that is how we remove dirt from the frames; tracks are included in the visit.
On this visit we clean the exterior only, so the windows inside stay as they are, and we do not do pressure washing.
You do not need to be home. Turn the sprinklers off, move cars off the driveway, keep pets inside, and leave the side gate unlocked. Call (866) 435-6328 to set a date.
Stories, rough window count, a photo of the front by text. That is a real number, not an appointment.
