Our own crew cleans gutters in Manor, flushes every downspout, checks that each one runs clear, hauls the debris away, and sends photos of every run before we leave. The price comes from your stories, your home's size and how much tree cover hangs over the roof. The figure we give you on the phone is the figure on the invoice. Across Texas, most of the homeowners who book us do it in spring and fall, and that is when we are busiest.
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. We quote it over the phone or by text from those three things, and the figure we name is the figure we charge. Companies that price by the linear foot tend to land in a similar place per foot of gutter, but the stories and the condition of the runs matter just as much as the length. Our gutter cleaning services cover manor homes and commercial properties alike, and the same three questions set the price for either. Left alone, a clogged run can lead to structural damage at the fascia, so the visit is about getting ahead of that. We will not put a figure on this page, because the rest of the price depends on what the crew finds.
On our jobs, the things that move the price are consistent. A third story, or a steep pitch that is not safe to walk, means the crew works from a boom or scissor lift instead of a ladder, and that changes the time on the job. A walk-out basement or a sloped lot puts the back run much higher off the ground than the front, so the same gutter costs more to reach. Gutters that nobody has opened in years come down packed with leaves and debris plus years of buildup, and a crew working a gutter like that spends longer than on one kept clean every fall. Guards on the gutter system that we have to lift and reseat add time too. Downspout flushing, flow testing and haul-off of everything the crew pulls out are included in the quote and never billed as extras, because the whole point is to carry water away from your home. Clogged downspouts cause more of the trouble than the gutter run itself, so every one gets flushed. If anything we find changes the job, you hear about it before work starts, never on the invoice.
Here is how the experience looks on our local jobs. Most of our customers here have a two-story home with a moderate amount of tree cover, and the usual problem is a clog at the elbow of one downspout that let water back up behind the gutter for a season. Every job starts with the same three questions: how many stories, roughly how big, and whether trees hang over the house. Send a photo of the front of the house by text if that is easy, and we can usually tell from it whether the quote is straightforward. Once we open a gutter we check whether the water flow and drainage run clean end to end, and if they do not we tell you what we see and where.
| 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 Manor TX customers 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. In spring we find seeds, seed casings and pollen paste packed into the downspout elbows. In fall it is the leaf load, which sits wet on the gutter floor and holds rainwater against the rain gutter for weeks. Fall is when the leaf load builds up most, so book a gutter cleaning service before the first hard rain and keep the gutters clean through the season. Debris removal is part of every visit, so the yard is left clean. Here it averages 37.3 inches of rain a year, and May, June and October are the wettest months, which makes heavy rainfall the real test of a clean gutter. On houses that skipped the fall visit, we see runs that have started to sag along the roofline and pull loose by late winter, and a small leak often shows at the seam, because the water in them had nowhere to go.
Under heavy tree cover, we see the gutters clog faster, because needles and grit build up in the runs between visits, and one blockage at a downspout elbow can spill the overflow onto the yard at the foundation. On lots like that, plan a visit every three or four months, and we can give you an estimate for the year once we have opened the gutters. With few or no trees, regular gutter cleaning once a year in late fall is usually enough. Guarded gutters need less gutter maintenance, but the surface still needs to be kept clean. After the first visit we tell you which tier your lot actually needs, and you can change the schedule from there.
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 cleans gutters across Manor neighborhoods, and we cover the city and surrounding areas from the nearest base. Homeowners book in one step: call (866) 435-6328 or send a text, and we ask the three questions about stories, size and tree cover, then give you a price on the spot. A photo of the front of the house helps us confirm the job, and a clean view of the gutters helps more. Booking for Manor gutter cleaning is quick, but our calendar fills in the two busy windows of the year, so call early to get a slot. We call before we come, and a homeowner does not need to be home for the visit. Tell us about any gutter guards when you book, because they add time to the job.
The job is outside work, and the crew does not come inside. The crew clears gutters and downspouts and leaves the ground clean. Work on residential and commercial sites follows the same steps, and residential properties get the same photo report. Our gutter services stay on the schedule you agree to, with cleanings booked around your calendar, and we flush every downspout before we leave. Whether you have a single story or a multi-story home, the goal is to protect your home from water damage by getting your gutters clear before the next heavy rain arrives, and clean your gutters on the schedule that suits your lot. Keep your gutters working through the year, and we will handle the rest.
The number comes from the stories, the size of the home and what is in the gutters. Our cleaning services in Manor are priced by phone or text, and the figure we give you is the figure you pay.
Our customers here usually book in late spring and again in late fall. That late fall gutter maintenance visit keeps the runs clean through winter. If it gets skipped, the wet leaf load sits in the gutters all winter, and that is what we find by March.
Same-day is possible only when our calendar has an open slot that week, so call (866) 435-6328 and we will confirm a date.
No. Our gutter cleaning process is all outside work, and the crew does not come inside. Leave the side gate unlocked and keep pets indoors while the ladders are up. Tell us if a landscape bed sits under a downspout, so the crew can work around it.
Yes, every downspout is flushed and we check that water leaves clean at the outlet. Clearing a buried drain line is a separate job, and we quote it before anyone touches it.
Yes, though less often. On our jobs we find a stray twig and seed casings sitting on top of the guard and grit underneath, so the surface still gets cleared. Guarded gutters still need cleaning and maintenance, just on a longer schedule.
If a clean gutter still spills over the edge in rain, the problem is usually slope or downspout capacity rather than debris. A gutter that still spills is not carrying water away from your home, and water left running over the edge is what makes fascia boards rot. Send us a photo or a short video in the rain and we will tell you what it is.
It should not. If the crew finds something that changes the job, you hear it and agree to it before work starts.
Stories, size and a photo of the front by text. That is a real number, not an appointment.
