Our own crew cleans the gutters on your house and flushes every downspout, then flow-tests it so we know water is moving. We clear every run, haul everything away, and take photos before we leave so you can see the runs come out clean. The price comes from the number of stories, the size of the house and how much tree cover is over the roof, and the number on the phone is the number on the invoice. Most of our customers book in spring and fall, and we would rather walk the house with you than guess at it from the street.
Quoted from stories, size and tree cover, over the phone, with nothing added once the crew is on the roof.
The price depends on stories, square footage and what is in the gutters. Midlothian homes get a quote over the phone or by text from those three things, and the number we quote is the number we charge. Call (866) 435-6328 and we will take those details on the same call. Companies that price by linear foot land in a similar place per foot, but on our jobs the stories and the amount of buildup matter more than the length of the run.
What moves the quote on our jobs is usually the same handful of things. A third story or a roof too steep to walk takes more time and more care on the ladder. A walk-out basement or a sloped yard raises the effective height of the roofline. A gutter system nobody has opened in years comes out heavy with packed buildup, and a clog that has sat for a season can cause a leak at a seam and drainage trouble at the end of the run. A run that has started to sag takes extra time to reseat. Guards we have to lift off add their own time. Downspout flushing, flow testing and haul-off are included and never billed as extras, and anything that changes the job is raised before work starts, never on the invoice.
On the houses we clean here, the buildup we find most often is leaves and debris packed into the elbows, which is where water flow stops first. When clogged downspouts show up we flush them from the top and check that water reaches the outlet. A single bit of debris wedged in an elbow can stop a whole run, so it gets pulled out before we leave. A gutter's whole job is to carry water away from your home, and that is the standard our crew works to on residential and commercial properties alike. On a commercial building, one missed run can send water back under the roofing and cause structural damage to a wall. Our crew flushes every downspout the same way, whatever the building, and what we find goes into the photo report.
Our gutter cleaning services are priced by the house we are standing in front of. If you send a photo of the front of the house by text, we can usually give you a number on the same call. A clean finish on the gutters is only half the job, and the photo report is the other half. The rain gutter is only part of the scope, so the number covers the downspout too. If the crew finds a sag or a loose hanger, it is photographed and reported, not sold.
| 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 here book twice a year, in spring and fall: once after the seed and pollen drop, and once after the last leaves come down. Across Virginia, spring visits run mid to late May. Our fall visit runs late October to November. Midlothian VA gets nearly 48 inches of rain a year, and the wettest months are May, July and August, so heavy rainfall fills the runs with rainwater fastest. Freezing is a real risk here too, with close to 10 inches of snow a year, mostly in January, February and December. When we open a gutter in spring we find seeds, seed casings and pollen paste packed into the elbows, and in the fall it is the wet leaf mat, which is where a gutter clog starts. Leave the fall visit off and by January and February the runs that have been carrying ice are the ones that sag or pull loose from the fascia edge.
Under heavy tree cover, every three to four months is what keeps the rainwater moving, because needles and grit pack the downspout between visits. Regular gutter cleaning on that schedule keeps the runs open, and every visit includes debris removal, with the bags going out on the truck. Near a busy road or a construction site the same schedule applies, since the dust does the same thing. With few or no trees over the house, one visit a year in late fall is enough for most houses. Gutter guards still need the surface cleared as part of gutter maintenance, usually on a longer interval than an open gutter, and we check underneath whenever we are up. If you clean your gutters yourself between visits, use a stand-off so the ladder never rests on the lip. A clean run in May does not mean the run is clear in October.
Residential properties here follow the same pattern, and so do residential and commercial sites. After the first visit we tell you which tier your lot actually needs. For a gutter clog estimate on a house you have not had us to before, the crew walks the roofline and the run and notes where the blockage is, then gives you the schedule in writing. A homeowner who gets that schedule in writing knows when the next cleanings are due, and our gutter cleaning service keeps the same routine from one season to the next.
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 in the surrounding areas from the nearest base, and we do the same work at every address, whether it is a single-family house or one of the commercial properties on our list. Midlothian gutter cleaning is booked the same way every time: a quote by phone or text at (866) 435-6328, based on stories, size and tree cover, with a photo of the house front if that is easy for you to send. Lead time is set by our calendar that week, and we confirm the date when you call. Two windows fill first each year, spring and late fall, so if you want a particular week, book early in those months. Our gutter services cover the gutters and downspouts, and every homeowner gets the same check: we flush every downspout, look for a leak at the seams, pull out any twig, and lift the gutter guards to see what is underneath.
We call before we come, and nobody needs to be home for the visit. If you want to keep your gutters working through the year, the simplest plan is to put the next visit on the calendar before the current one finishes. Most homeowners who do that never have to think about the runs again until the next season. Booking the regular schedule is how you protect your home from water damage, and it is how you get your gutters back to moving water away from the house. The cleanings are scheduled in advance so the crew can keep the runs clean before a storm.
The number comes from the stories, the size of the house and what is in the gutters. Our cleaning services in Midlothian are quoted by phone or by text at (866) 435-6328, and the number we quote is the number on the invoice. Send a photo of the front of the house and we can usually give you a figure on the same call.
Most customers across Midlothian book in late spring and again in late fall, after the seed drop and after the leaves come down. Across Virginia, spring visits run mid to late May. If you wait past the fall visit, the wet leaf mat and any ice on the runs can leave the gutter sagging, and water spilling over the edge can cause rot in the fascia by the time January and February come around.
Not always. Most slots come up within the week, and we confirm a date when you call. If you need something sooner, ask us on the phone and we will tell you what the calendar shows. You can also get your gutters on the calendar for the next open week by calling today.
No. Our crew works outside and does not come inside. Leave the side gate unlocked and keep pets in while the ladders are up, and we send photos of every run and downspout to your phone before the truck leaves. That is how our gutter cleaning process runs at every house.
Yes, we flush every downspout and check that water reaches the outlet and carries away from your home. If the drain runs underground, we check the outlet, and clearing a buried line is a separate job that we quote before anyone touches it.
Yes, usually less often, but the surface still needs clearing as part of our cleaning and maintenance visit, because gutter maintenance does not stop at the guard. On our jobs under guards we find needles, seed casings and grit sitting on top of the mesh, and when that gets wet the water runs off the front edge instead of going in. We lift the guards, clean underneath and reseat them, so the whole gutter system drains the way it should.
A gutter that is clean and still overflows in heavy rainfall has a slope or capacity problem, not a debris problem. Send us a photo or a short video in the rain, and we will tell you what it is. We do not sell a second cleaning for a slope problem.
Only if the crew finds something that changes the job, such as a sloped landscape or a walk-out basement that adds ladder time, and you hear about it and agree to it before any work starts. The number 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.
