Our own crew cleans gutters in Manhattan, flushing every run until it runs clean, testing the flow, hauling away the leaves and seeds, and taking photos of every run before we leave. Homeowners get the price by phone before anyone climbs a ladder. The number comes from the stories, the square footage and how much tree cover hangs over the eaves, and it is the number on the invoice. The point of the visit is to keep your gutters clean, which is how you protect your home from water damage. Across Kansas, most customers book in spring and fall. Call (866) 435-6328 to get your price.
Quoted from stories, size and tree cover, over the phone, with nothing added once the crew is on the roof.
The price depends on how many stories the house has, its square footage and what is sitting in the gutters. Manhattan homes differ in pitch as much as in size, and that is what the price is built from. Manhattan gutter cleaning is priced over the phone or by text from those three things, and the number we quote is the number we charge. Other gutter cleaning services price by the linear foot, and that lands in a similar place once the runs are added up, but a per-foot figure hides the stories and the access, which are what actually drive the time on a ladder. Residential properties with one story are the quickest quotes we give.
On our jobs the things that move the price are consistent. A third story or a steep roof we cannot walk means a boom or scissor lift instead of a ladder. A walk-out basement or a sloped lot raises the effective height of the roofline at the back. Gutters that nobody has opened in years come out packed with compacted leaf mat, and a clog that has been building for two seasons takes longer to clean than one from last fall. Guards we have to lift and reseat add time. Flushing, flow testing and debris removal are included and are never billed as extras, and anything that changes the job is raised with you before work starts, never on the invoice.
Here is what we saw on one recent job. A house with a clog at the back run and clogged downspouts on the north side needed each drain line cleared one at a time before the water flow ran clean at the outlet, and the buildup came out of the same run as a sag near the corner. The crew checked for structural damage at the fascia while on the ladder and photographed it for the report. The house was left clean, and nothing else was sold to the owner. If your lot has heavy tree cover, or a yard where water away from your home has been slow to drain, tell us when you call so we can plan the time properly.
| 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.
Across Kansas, most customers book the spring visit in late May to June, after the seeds and pollen drop, and the fall visit in late October to November, after the last leaves are down. When we open a gutter in late May we find seed casings and pollen paste packed into the drain elbows, and a rainwater run that drains slowly until it is clean. In November it is the wet leaf mat, and on houses that skipped the fall visit we have seen runs pull away from the fascia by March, with rot starting behind them under the weight of ice, which is the cost of waiting a season too long.
Under heavy tree cover, regular gutter cleaning every three to four months is the schedule that keeps a blockage from forming, because needles and grit pack the drains between visits. Each of those cleanings follows the same route, flush first and photos last. Near a busy road or a construction site the same applies. Few or no trees over the house is a once-a-year job in late fall, and guards need less frequent work, but the surface still needs a clean. Here it gets about 35.8 inches of precipitation a year, most of it in May, June and July, and freeze risk means the fall visit matters. After the first visit we tell you which of those tiers your lot actually needs, rather than guessing from the street.
Get your gutters on the schedule before the season turns and we will tell you which visit is the right one. Clean your gutters on this schedule and gutter maintenance stays a simple job, not a repair bill. Snow falls here in the winter months, about 17.6 inches a year, and a run that is already full before heavy rainfall starts is the one that overflows. Keeping the gutters clean through the wet months is what protects the house, so we would rather see you on the schedule early than call after the water has already found a way in.
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.
Our crew works across the surrounding areas from the nearest base, and the calendar fills in two busy windows: late spring when the seeds drop, and late fall when the leaves do. The gutter cleaning process starts with a quote by phone or text from the number of stories, the size of the house and whether trees hang over the eaves. A photo of the front of the house sent by text helps us spot a leak or a loose run before the crew is out. Commercial properties go through the same phone estimate as a house, because the residential and commercial process starts the same way. We call before we come, and nobody needs to be home for the visit.
Lead time depends on the week we are in, so we confirm a date when you call rather than promising one ahead of time. Call (866) 435-6328 and we will check the calendar with you. If you have a big clog or a gutter that is already overflowing, say so, because we can often fit that in ahead of a routine visit. Ask about any of our gutter services, from gutters and downspouts to the fascia, when you call, and we will say what the price covers. If you are comparing cleaning services in manhattan, ask every one of them what the price includes. Whatever the job, the crew leaves the lawn, the landscape beds and the walkway as clean as they were found.
Crews work across Manhattan, and a homeowner with a two-story house gets the number by phone or text before anything is booked. A gutter cleaning service should tell you what the price covers. Once you have the number, it is the number on the invoice, with flushing and haul-off already included.
Across Kansas, most customers book the spring visit in late May to June, and the fall visit comes in late October or November. If the fall visit is skipped on a house that gets freezing weather, the runs can pull away from the fascia by March under the ice, so the fall visit is the one we push hardest.
Same-day depends on the week, so we confirm a date when you call. If your gutters are already overflowing, tell us on the phone and we will look at fitting you in sooner.
No. Our crew works outside and does not come inside the house, and we send photos of every run to your phone before the truck leaves. Leave the side gate unlocked, keep a clean path to it, and keep pets inside while the ladders are up.
Yes. Every run is flushed with water and watched until it runs clear at the outlet. If a line drains underground, the drainage is checked at the far end, and the crew tells you if water is not leaving it. Clearing a buried line is a separate job and is priced before anyone touches it.
Yes. On our jobs guards keep the leaves out, but seeds, fluff, winged keys, a twig or two and grit still settle on top and turn into a mat, so the surface still needs a clean and the gutter system still needs checking. Cleaning and maintenance on guarded gutters runs shorter than on open ones, but it does not go away.
If the gutter is clean and still spills over the front edge in heavy rainfall, the problem is usually slope, capacity or the pipe size, not a clog. Send us a photo or a short video taken during the rain and we will tell you what it is, without selling a second cleaning for a slope problem.
It should not. If the crew finds something that changes the job, such as a much longer clog than the photos showed, you hear about it and agree to it before work starts, never after.
Stories, size and a photo of the front by text. That is a real number, not an appointment.
