Our own crew cleans gutters in Cascades, every downspout flushed and flow-tested, debris hauled away, and photos of every run before we leave. The price comes from the number of stories, the size of the house and how much tree cover hangs over the house, and the number we give you on the phone is the number on the invoice. Most of our customers book the same two windows every year, which is what we plan the route around, and we have been doing this work in Virginia long enough to know what a clogged run looks like before we get the ladder off the truck.
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 give an estimate over the phone or by text from those three things, and the number we quote is the number we charge. Companies that price a gutter cleaning service by the linear foot land in a similar place per run, but the number of stories and how much buildup is packed in usually decide the total.
On our jobs the first thing that moves the quote is height. A third story or a pitch too steep to walk means a boom or scissor lift, and that changes the job. A walk-out basement puts the back run far above grade, and a sloped landscape does the same. The second is condition: gutters nobody has opened in years come out packed solid, and any blockage in the drainage path has to be cleared before any water flow can be trusted. Third are guards, which we have to lift and reseat before anything underneath can be cleared. Downspout flushing, flow testing and debris removal are included and are never billed as extras. If anything changes the job, we raise it before work starts, never on the invoice.
Our experience across Cascades is with the same kinds of houses over and over. On one recent job, what moved the quote was a two-story house with heavy tree cover, and what we found was a run with a sag in it and a full leaf mat, plus two clogged downspouts, which is the kind of structural damage that shows up as a leak in the ceiling later. We priced that Cascades gutter cleaning job on the stories, the tree cover and the clog, and the invoice matched the call. Most of the Cascades homes we see come in on the phone, and a photo of the front of the house by text helps us confirm the stories before the truck rolls.
| 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 customers book twice a year, once in late spring after the seeds and pollen drop, and once in late fall after the last leaves come down. On our jobs, when we open a gutter here in May we find seeds packed to the elbow of the downspout and pollen paste sitting along the trough. In the fall it is the wet leaf mat, and on houses that skipped that visit we see runs that have pulled loose or started to rot by the next spring. Regular gutter cleaning in both seasons is what keeps the leaves and debris from turning into a repair, and it is the simplest way to clean your gutters before the problem starts.
Under heavy tree cover, we see customers on a schedule of every three to four months, because needles, the odd twig and grit pack each downspout between visits, and a clog can start in a few weeks. Houses with few or no trees over the roof do well with one of our cleanings a year, in late fall. Gutter guards change the schedule a little, since they keep the large leaves out, but cleaning and maintenance still means clearing the surface and lifting the guards to check what got under them.
If you live near a busy road or a construction site, grit gets into the trough faster, and once it is packed in, rainwater has nowhere to go, so we move those houses onto a shorter schedule. Twice a year covers most houses, and the rest of the schedule follows the trees. After the first visit, when the gutters are clean, we tell you which tier your lot actually needs, and we put the plan in writing so you can keep your gutters on schedule without guessing.
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 covers Cascades VA from the nearest base and works the surrounding areas on the same route. Our gutter cleaning process starts with a quote by phone or text from stories, size and tree cover, and a photo of the front of the house if it is easy to send. Lead time depends on the season, and we confirm the date when you call. The two busy windows of the year are the spring and fall visits, so if you want a slot in those months, book early. We call before we come, and on residential properties nobody needs to be home. Questions about commercial properties or residential and commercial buildings go to the same phone line, and we will say up front whether we take the job.
A homeowner who books with us usually wants the same thing, which is to protect your home from water damage before the next heavy rain, and the calendar is built around that. When the gutters are clean, the roofline sheds rainwater and that helps keep water away from your home instead of pooling at the foundation. Our gutter services cover gutters and downspouts as part of one visit, so the whole gutter system gets checked, not just the part you can see from the driveway. To get your gutters on the calendar, ask about the next open window when you call. If you have questions about the schedule, call (866) 435-6328 and we will walk you through it.
Our cleaning services in Cascades are priced from the stories, the square footage and what is in the gutters, and we give the number to you by phone or text. We do not quote a figure without those three things, because the same two-story house can come in very differently depending on how packed the runs are. The number we give is the number we charge.
Most of our customers book gutter cleaning services in late spring and again in late fall, because those are the windows when seeds and leaves do the most damage. If you wait, we usually find the leaf mat compacted into the downspout and runs that have started to pull loose. A late-fall visit before the first freeze is the one we push hardest on, so call (866) 435-6328 early to hold a date.
Lead time depends on the season, and most slots come up within the week. We confirm a specific date when you call, and we will tell you honestly if the earliest opening is later than you want.
No, you do not need to be home. Our crew works outside, does not come inside, and sends photos of every run and downspout to your phone before the truck leaves. Leave the side gate unlocked and keep pets inside while the ladders are up.
Yes, we flush every downspout with water and watch it until it runs clear at the bottom. Where a downspout feeds an underground drain line, we check that water is leaving at the outlet and tell you if it is not. Clearing a buried line is a separate job and is quoted before anyone touches it.
Yes. On our jobs, guards keep the leaves out but needles, seed casings and grit still get through and mat on top, and that mat is what turns rain into overflow. Guards do not end gutter maintenance, so we lift the panels, clean out what sits underneath, flush each downspout and reseat the guards.
A clean rain gutter that still sheets water over the edge in heavy rainfall has a slope or downspout-size problem, not a clog problem. Send us a photo or short video of it in the rain and we will tell you what it is. We do not sell a second cleaning for a slope problem.
It should not. If the crew finds something that changes the job, you hear it and agree to it before work starts, never after. The number we quote on the phone is the number on the invoice.
Stories, size and a photo of the front by text. That is a real number, not an appointment.
