Our crew gets gutters clean in Summerlin South one run at a time. Every downspout is flushed and flow-tested, the waste is hauled off the property, and you get photos of every run before we leave. The price comes from your stories, your square footage and how much tree cover is over the roof, and the number we quote on the phone is the number on your invoice. Most of our Summerlin South customers book for the spring and fall visits, and the same crew does the work each time. Call (866) 435-6328 to get your gutters on the schedule.
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 in the gutters. We quote it over the phone or by text from those three things, and the number we quote is the number we charge. Companies that price by the linear foot tend to land in a similar place per run, but a per-foot rate hides the access problems that drive the real cost, so we quote the whole house. Our gutter cleaning services are quoted the same way for every Summerlin South home, from a single-story ranch to a two-story house with a long rain gutter run.
On our jobs the things that move a quote are consistent. A third story or a roof too steep to walk takes more time on the ladder. A walk-out basement or sloped lot raises the effective height of the back roofline, and a sloped lot can also change the drainage at the back of the house, which gets priced before the ladder goes up. A gutter system nobody has opened in years comes out packed with compacted muck, and guards we have to lift and reseat add time. Downspout flushing, flow testing and debris removal are included and never billed as extras. Once a run is clean, we flow-test it, and that check is part of the price. If something we find changes the job, you hear it before work starts, never on the invoice.
On our Summerlin South jobs, the houses that tend to need the most work are the ones with heavy tree canopy over the landscape, where the leaf and seed load keeps the gutters and downspouts blocked between visits. Summerlin South homes with a lot of overhead cover are the ones we see most often with these problems, and commercial properties with flat roofs and internal drains see the same thing. When we open a run like this, the usual finding is leaf and grit buildup in the low spots, clogged downspouts, and water spilling behind the fascia at the low end. A run that will sag under that weight is a sign of structural damage starting, and it is the kind of problem a clog causes if it goes unchecked. We clear the run, leave it clean, flush every downspout and confirm the water flow at the outlet before the truck leaves. Leaves and debris left in gutters are how a clog starts, and once the water has nowhere to go it runs the wrong way, so we would rather catch it early and keep the rain gutter carrying water away from your home than wait for the rot to show up.
| 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 Summerlin South customers book twice a year, in the spring and fall, once after the seed and pollen drop and once after the last leaves have come down. When we open a gutter in spring we find seeds, seed casings and pollen paste packed into the elbows. In fall it is the leaf load and the wet mat that stops the water, and on houses that skipped the fall visit we have seen runs sag or pull loose by the next winter. So clean your gutters in both seasons, and the clog has less to grab onto.
Under heavy tree cover, we see a blockage form faster, and those houses need a clean every three to four months because needles and grit pack the drain outlets between visits. Houses with few or no trees need a clean once a year in late fall, which is usually enough to keep the water moving. Our fall visit runs late November to December. Summerlin South averages 6.6 inches of rain a year, with January, February and October the wettest months, so that visit lands ahead of the January and February rains. If your gutters have guards, they still need a clearing less often, with anything sitting on top of the guard removed at each visit so the water can still get in.
Heavy rainfall is the real test. Across Nevada, monsoon cells can drop half an inch to an inch of rainwater in under an hour, and a gutter that is partly blocked will overflow at the first hard storm, especially at the roofline where the water gathers. Check the gutters after a big storm, keep them clean between visits, and treat regular gutter cleaning as part of the schedule we set with each customer. Residential and commercial properties on the same street can run on very different timelines, and residential properties with big trees usually need the earlier visit, so we set the schedule by what we find, not by the calendar alone. Our gutter cleaning service in Summerlin South NV starts with a look at the roofline and a check for blockage, debris removal is part of every visit, and the estimate comes from what we see on the ladder.
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 gutter services reach Summerlin South homeowners we can get to from the nearest base, and we cover the surrounding areas as well. We clean residential and commercial sites alike, so a homeowner with a single-family house or a commercial property gets the same flush and photo check. Our first step is simple: call or text us at (866) 435-6328 with your stories, your approximate square footage and whether any twig or leaf litter hangs over the roof, and send a photo of the front of the house if that is easy. We give the quote from that, and once it is booked we confirm the date on the phone.
Booking fills up around the two busy windows of the year, and the fall visit runs late November to December. Book early and you will have an easier time getting the day you want. A homeowner who books gets a crew that calls before it comes, and nobody needs to be home for the work, since the crew stays outside and sends photos to your phone. Our Summerlin South gutter cleaning visits cover gutters and downspouts from end to end, and every run is checked, so a single twig or seed plug does not leave a leak behind the fascia. Every visit ends with clean gutters and water moving freely out of the outlets. Regular cleanings are the surest way to protect your home from water damage, and they are how we keep most Summerlin South customers on track. If you have gutter guards, the visit still checks under them. A regular schedule is the easiest way to keep your gutters working through the seasons, so call to get your gutters on the schedule.
Our cleaning services in Summerlin South are quoted from the stories, the square footage and what is in the gutters, and we quote it over the phone or by text. Give us those three things and we will tell you the price before we book.
Our customers here book for the spring and fall visits, and the fall visit runs late November to December. If you wait past those windows, the seed load and leaf mat have had longer to pack into the outlets, and the cleaning takes longer. Plan to clean your gutters before the January and February rains, since those are the wettest months here. Between visits, gutter maintenance is simple: clear the top of any guard and look for sagging runs.
We book gutter cleaning across Summerlin South. Most slots come up within the week, and we confirm the exact date when you call. Same-day gutter cleaning service depends on the day, so ask us when you book.
No. The crew works outside, does not come inside, and sends photos of every run and downspout to your phone before the truck leaves. The crew leaves the yard as clean as it found it. Leave the side gate unlocked and keep pets inside while the ladders are up.
Yes. A downspout exists to carry water away from your home, so we flush every downspout and confirm the water is leaving at the outlet. Clearing a buried drain line is a separate job, and we quote it before anyone touches it.
Yes, less often than open gutters. The debris that sits on top of the guard still needs clearing and the water still needs a path in. If your landscape is under heavy tree cover, the guards catch the big leaves but not the needles and seed mat, so a gutter system with guards is checked at each visit, not skipped.
A gutter that is clean and still overflowing in heavy rainfall has a slope or capacity problem rather than a blockage problem. Send us a photo or a short video in the rain and we will tell you what it is, without selling you a second cleaning. Until it is fixed, that water can run behind the fascia and feed rot.
Only if we find something that changes the job, and in that case you hear it and agree to it before work starts. The gutter cleaning process has no surprises: the number we quote on the phone is the number on the invoice, and cleaning and maintenance are priced together on the same visit.
Stories, size and a photo of the front by text. That is a real number, not an appointment.
