Lakeland North homeowners get a clean gutter from our own crew, and we flush every downspout and flow-test it before we leave. Everything pulled out of the trough is hauled away, not blown onto your lawn, and you get photos of every run. The price comes from stories, size and tree cover, and the number we give on the phone is the number on the invoice. Across Washington, most of our customers book in spring and fall, which is when we see the clogs build up. Call (866) 435-6328 to book, and we will tell you when the crew can clean your gutters.
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 packed into the gutters and at the outlets. 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 linear foot land in a similar place per foot of run, but the stories and the state of the gutter move the total more than length does.
What moves the quote on our jobs is what the crew finds. A third story or a roof too steep to walk takes more time on the ladder. A walk-out basement or a sloped lot raises the effective height of the roofline. Gutters nobody has opened in years come down heavy, with compacted muck packed into the elbows, and guards we have to lift and reseat add labor. Flushing, flow testing and debris removal are included and never billed as extras. Clogged downspouts are the usual cause of slow drainage, so the crew checks each outlet before leaving. If anything changes the job, you hear it before work starts, never on the invoice.
On our Lakeland North jobs, one customer with a two-story house near heavy tree cover had the back run packed with seeds and leaves down to the elbow, with water sheeting over the lip in every rain. We clean the run out and flush every outlet. We also found the lower run had pulled slightly off its bracket, so we photographed it and put it in the report. Lakeland North homes with mature trees over the roof tend to see the same thing: leaves, seed and the odd twig settle in the back run first, and the clog shows up as a sag or a leak behind the trough. Left alone, the buildup is where structural damage and rot start. Keeping the water flow moving keeps the water away from your home, off the fascia and off the foundation.
Before the crew leaves, the photos show each rain gutter run and each outlet, before and after the clean. Ask for a written estimate on our gutter cleaning services if you want the numbers on paper first.
| One story | Two stories | Three stories or steep | |
|---|---|---|---|
| Under 1,500 sq ft | from $150 | from $225 | from $295 |
| 1,500 to 2,500 sq ft | from $200 | from $260 | from $335 |
| Over 2,500 sq ft | from $235 | from $305 | from $395 |
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 Washington, most of our customers book in late spring and late fall, after the seed and pollen drop and after the last leaves. On our Lakeland North jobs we open a gutter in the spring and find seed casings and pollen paste packed into the elbows, which is how a clog starts. In the fall it is leaves and debris that turn into a wet mat, and on houses that skipped the November to early December visit we have seen runs sag under ice before winter is out.
Most Lakeland North WA houses do well on two cleanings a year. Under heavy tree cover, or near a busy road or construction, we see gutters every three to four months, because needles and grit pack the outlets between visits. With few or no trees, once a year in late fall is usually enough. Guarded gutters still get a clean, just less often. Regular gutter cleaning on the same schedule keeps the blockage from building up between visits.
When we open a gutter here at the spring visit, the rainwater has nowhere to go but over the lip if the elbows are packed. That is the first sign the blockage has been building. After the first visit we tell you how often to clean your gutters on your lot, and we send photos so you can see it yourself. Our crew does residential and commercial work. Residential properties under heavy tree cover follow the same frequency, and commercial properties do too.
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.
Lakeland North gutter cleaning runs from the nearest base, and across Lakeland North the same crew goes back to the houses they have already cleaned, so the people who know your gutter are the ones who come back. Every homeowner gets the same first call: book by phone at (866) 435-6328 or by text, and tell us the number of stories, roughly how big the house is, and whether trees hang over the roof. A photo of the front of the house by text helps, but it is not required.
Lead time depends on the season. The two busy windows are late spring and late fall, when our calendar fills. We call before we come, and nobody needs to be home for exterior work. Outside those windows, a slot usually opens within a week or two. The gutter cleaning process is the same on every job: the crew calls, clears the run, flushes and sends photos.
Cleaning is one part of how we keep your gutters working. Cleaning and maintenance go together on a gutter system, so the crew checks the brackets on the gutters and downspouts while the run is open. A clean run helps protect your home from water damage, and clear water flow keeps water off the landscape by the foundation. We also handle gutter services for surrounding areas, so if you have a second property nearby, ask us about scheduling both on the same route.
Our gutter cleaning service prices from stories and size, and we give the number by phone or text. The number we quote is the number we charge, with downspout flushing and haul-off included.
Our customers here book in late spring and late fall. If you skip the November to early December visit, we often find sag and ice damage by late winter, which costs more to fix than a cleaning.
Our cleaning services in Lakeland North are booked by slot. Most come up within the week, and we confirm a date when you call. Same-day depends on the calendar that week, so call early to get your gutters done before heavy rainfall.
No. Our crew works outside, does not come inside, and does the whole clean from the ladder and the ground. Photos of every run and outlet arrive before the truck leaves. Leave the side gate unlocked and keep pets in while the ladders are up.
Yes, every outlet is flushed after the run is clean, and we check that water is leaving at the outlet. Clearing a buried drain line is a separate job, quoted before anyone touches it.
Yes. On our jobs we find needles, seed casings and grit on top of the guard and under it. We clean the surface and check the flow, so the gutter does not overflow in rain. That is part of gutter maintenance, not a one-time job.
If the gutter is clean and still spills in rain, it is usually a slope or drain-size problem, not a cleaning problem. Send us a short video taken during heavy rainfall and we will tell you what it is, without selling a second cleaning.
Only if something changes the job, and you hear it before work starts, never on the invoice.
Stories, size and a photo of the front by text. That is a real number, not an appointment.
