Yes, 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 an approximate window count, and doing both jobs in one visit costs less than booking them separately. Across Kansas, most of our customers book this twice a year, in spring and in fall.
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.
The price for window and gutter cleaning comes from the number of stories and the approximate window count, and the bundle in one visit costs less than booking the two jobs separately. Our washing services work the same way: the number we give you on the phone is the number we charge.
What moves the quote on our jobs is what the crew finds on the day. A third story or a steep roof takes more time on the ladder. A high number of windows, or oversized picture windows, adds glass to wipe. Heavy grime on the lower sills adds time, and every residential window on the list gets the same wipe-down. Gutter cleanings take longer on gutters that have not been opened in years, or packed with needles and leaves. Gutter guards that have to be lifted and reseated add time as well. Hard-water spotting from sprinklers will not come off with a regular window washing or the usual cleaning solutions, so we note it and quote it separately if it needs treatment. Downspout flushing, screen rinsing and sill wiping are part of the job and are not billed as extras.
To get an exact number, text us a photo of the front of the house and tell us the stories and about how many windows you have. Our crew does not come inside, so you do not have to be home for the exterior work. We will give you the number before anyone climbs a ladder, and it will match the invoice.
| 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 Leawood customers book window and gutter cleaning twice a year, once in spring and once in fall, which is why one crew in one visit makes sense for both jobs. Regular cleanings in spring and fall keep the haze from building up. In the spring visit we find pollen film on south-facing glass and pollen paste packed in the gutters. By fall the leaf load has built up on the roof and in the runs, and storm and wind seasons can shift the dates either way.
Heavy tree cover over the roof, a sprinkler line hitting the glass, or a house close to a busy road usually calls for a third visit. Sprinkler spots that come back a day after cleaning are a sign the water is hitting the glass. Clogged gutters that stay wet between visits can start to cause water damage to fascia and siding, so those houses come back more often. Our crew also does work on multi-story buildings and condos, and the same visit schedule applies.
You will know the windows need attention when you see a haze that only shows when the sun is low. You will know the gutters need attention when water sheets over the edge in a rain. If you want to talk through a schedule, call (866) 435-6328 and we will set a date that fits your lot.
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.
Our crew works across Leawood and books professional window cleaning and gutter work with one estimate. To get started, call (866) 435-6328 or text with the number of stories and a photo of the front of the house, and we will confirm a slot. Our window cleaning services are scheduled ahead, so the time from estimate to visit depends on the calendar. To schedule service, reply with a day that works and we will hold it for you. We work residential properties in Leawood, and the same booking works for residential and commercial buildings. Two windows of the year fill fastest, the spring pollen season and the fall leaf drop, so booking early during those months helps.
We call before we come, and nobody needs to be home. Window cleaners who work the outside of the house need clear access to every window and a clear path for the ladders, so tell us about any gates or cars in the way. We aim to give every window the same attention, including the sill and the frame, and we remove dirt from the frame before the glass is wiped. Curb appeal starts at the street, so we will walk you through the photos afterward so you can see the result on each side of the house.
Yes. The same crew clears gutters and downspouts and cleans the glass in one visit, so you do not need two companies on the property.
The number comes from the stories and how many residential windows the house has. Text us a photo of the front and we will quote it.
In Leawood the outside takes the pollen, rain dust and sprinkler spotting, so the glass can look hazy even when the inside is clean. Cleaning the outside is the part that changes curb appeal from the street.
Most of our Leawood customers book in spring and fall, once each. We can set a date that fits your schedule.
Not with our order of work. We clear the gutters and flush the downspouts first, let the wall drain, and then clean the glass, so the runoff does not reach it.
Screens are rinsed, sills are wiped and tracks are included in the visit, so those are part of the job.
We clean the outside only, and we do not offer interior and exterior glass as one package on this visit. We do not clean windows inside or do pressure washing on this job.
You do not need to be home. Turn sprinklers off the night before, move cars off the driveway, keep pets inside while the ladders are up, and unlock the side gate.
Stories, rough window count, a photo of the front by text. That is a real number, not an appointment.
