Documented job
One-Story Ranch — Oakwood Hills (Cary), $135
1,800 sq ft on a wooded lot: $120 cleaning plus one $15 downspout cap. Timestamped photos and the invoice are in the write-up.
Professional Gutter Cleaning for Chicago and Suburban Homes
Property Refresh has cleaned gutters across Chicagoland since 2008. We are family-owned, licensed and insured, and we run five local offices, in Buffalo Grove, Northbrook, Barrington, Chicago and Clarendon Hills, so a crew is never far from your street. We cover Cook, Lake, DuPage, Kane, McHenry and Will counties.
The job is the same on every house: every gutter cleared, every downspout flushed, debris bagged and hauled away, and photos of the cleared channels sent when we finish. Our prices are published below, so you can work out your own number before you call (224) 386-4836.
Since 2008
Family-owned, Chicagoland-based, cleaning gutters every season since 2008.
Licensed & Insured
Crews on stabilized ladders with standoffs. You are never liable for a fall.
Five Local Offices
Buffalo Grove, Northbrook, Barrington, Chicago and Clarendon Hills.
What’s Included in Every Gutter Cleaning
One price per visit covers the whole house. Nothing on this list is an add-on.
Every Gutter Cleared
Leaves, seed pods, grit and shingle granules removed by hand or blower from every run on the house.
Every Downspout Flushed
Each downspout inspected and unclogged as its own step. A clean gutter feeding a blocked downspout is still blocked.
Debris Bagged and Hauled Away
We take the bags with us instead of leaving wet leaves in your beds.
Ground Cleanup
A walk around the house to pick up anything that fell while we worked.
Gutters Inspected
Loose hangers, separating seams and soft fascia are pointed out while we are still there, not on the invoice.
Photos When We Finish
Pictures of the cleared gutters, so you check the work from the ground, not a ladder.
Guards Lifted and Refitted
On guarded gutters we clear on top of the mesh and underneath it, then refit the sections properly.
Downspout Caps, $15 Each
The one optional extra: a cap where one is missing, installed, labor and materials included.
Gutter Cleaning Prices in Chicagoland
We publish our prices instead of making them up on the doorstep. Every price is per visit and covers the whole house.
| House size (sq ft) | 1 Story | 2 Story | 3 Story |
|---|---|---|---|
| up to 2,000 | $120 | $150 | $200 |
| 2,001 to 3,000 | $130 | $170 | $225 |
| 3,001 to 4,000 | $150 | $200 | $250 |
| 4,001 to 5,000 | $200 | $225 | $300 |
| 5,001 to 6,000 | $200 | $250 | $350 |
| 6,001 and larger | Call for price | ||
| With guards | add $30 | add $50 | add $80 |
If you only read one line, read the middle column: the typical suburban two-story between 2,000 and 4,000 sq ft costs $150 to $200 per cleaning, or $200 to $250 with guards.
What moves the price
- Stories. The biggest factor. Height means longer ladders, a standoff on every setup and, on the tallest homes, a harness.
- Size. Square footage stands in for linear feet of gutter, corners and the number of downspouts.
- Guards. Clearing on top of and underneath the mesh is extra work, so guarded gutters add the per-story amount in the last row. See the gutter guards page.
- Trees. They do not change the price of a visit, but they decide how many visits a year you need.
- Downspout caps. $15 each, installed, if one is missing. The only extra on the invoice.
Estimates are free, and the price we quote is the price you pay. See four typical Chicagoland homes priced line by line, or follow a real $135 one-story job in Oakwood Hills from the first ladder photo to the invoice.
Three Gutter Jobs, Priced
One documented job and two typical Chicagoland homes priced from the table above.
Typical job
Two-Story Under Mature Oaks — $170 per visit
2,600 sq ft colonial with two big oaks over the roof. Oaks drop into December, so this house needs two fall visits: $340 for the season.
Typical job
Two-Story With “Maintenance-Free” Guards — $250
3,400 sq ft with micro-mesh guards nobody has touched in years: $200 cleaning plus $50 to clear on top of and under the mesh.
How We Clean Gutters
From the first call to the photos in your inbox, here is exactly what happens.
1
Book and Get the Price
Call (224) 386-4836, book online or send the form. Tell us the town, the stories and whether you have guards, and you get the number from the table. Your date is confirmed within 24 hours.
2
Clear Every Gutter
The crew introduces themselves, sets stabilized ladders with standoffs, and clears each run by hand or blower, guards lifted where needed.
3
Flush Every Downspout
Each downspout is inspected and unclogged, the debris is bagged, and anything we notice on the gutters is explained before we leave.
4
Clean Up, Photos, Pay
A walk around the house, the bags go on the truck, you get photos of the cleared gutters, and you pay on the spot. Every job carries the 7-day guarantee.
Watch a Crew at Work
This is what a visit looks like from the ground. Not sure when to book the fall visit? Our guide to when to clean gutters in fall explains how the trees around your house should set the date, and when a single visit is genuinely enough. If you want to know what to expect before the crew arrives, read how to prepare for gutter cleaning.
Need the windows or the siding done on the same trip? Gutter cleaning pairs with window washing and house power washing, and one crew can handle all three.
Why a Clogged Gutter Costs More Than a Cleaning
A gutter looks like trim but works like plumbing. Every square foot of roof sheds about 0.62 gallons per inch of rain, so a 1,500 sq ft roof sends roughly 900 gallons into the gutters in a single one-inch storm. When they are blocked, that water goes over the edge and lands where you least want it.
A skipped $150 visit is how a much bigger bill starts. Not sure yet? Check the signs your gutters need cleaning.
When to Clean Gutters in Chicago
Late spring
Maple helicopters, seed pods and pollen mat together in May and June and block downspouts before the summer storms. One visit after the seeds finish keeps the gutters flowing through July.
Fall, timed to your trees
Maples and ash are usually done by late October. Oaks hold their leaves into December and drop them a handful at a time, so a house under oaks needs its main visit later, or a second one. Book the last visit before the first hard freeze: frozen debris cannot be cleaned. Our guide to when to clean gutters in fall walks through the timing.
Winter
If meltwater is already backing up behind ice at the roof edge, cleaning will not fix it. That is ice dam removal, and our guide to preventing ice dams explains how a fall cleaning keeps you out of that situation.
What Customers Say About Our Gutter Cleaning
Three of the Google reviews that mention gutters. Read more reviews or see them on Google.
5 out of 5 stars
“This is my second time using Property Refresh for their gutter cleaning. There are three basic things I look for in any service—doing a good job on the work itself, reasonable and fair pricing, and a digital engagement experience (online scheduling, payments, etc.). Property Refresh checks all the boxes. Will definitely give them a try for their other services. Highly recommended!”
Kumaresh Subramanian
Highwood · Google review
5 out of 5 stars
“This company was wonderful!!!! It was easy to schedule an appointment. The company worked hard to clean both our gutters and windows! They also gave us pictures of all of the work completed. They did an outstanding job!!! The windows are so shiny! Beautiful!!! I will definitely use them again!”
Jane Vanecko
Chicago · Google review
5 out of 5 stars
“This company did a wonderful job cleaning our gutters at a very affordable price. They were courteous, professional, fast and responsive.”
Lisa Singer
Irving Park · Google review
Gutter Cleaning Service Area
Chicago and 60+ suburbs, served from our offices in Buffalo Grove, Northbrook, Barrington, Chicago and Clarendon Hills. Pick your town for local details and reviews.
Chicago and the near north suburbs
North Shore
Northwest suburbs
Barrington area
Fox Valley and McHenry County
West suburbs
Southwest suburbs
Gutter Cleaning Guides
What we have written down for Chicagoland homeowners, from prices to timing.
- Gutter cleaning cost in ChicagoFour typical homes priced line by line from the published table.
- A real $135 one-story job in Oakwood HillsTimestamps, photos and the invoice from a documented visit.
- When to clean gutters in fallWhy the trees over your roof, not the calendar, set the date.
- What’s included in gutter cleaningThe full checklist a professional visit should cover.
- Signs your gutters need cleaningOverflow, streaks on the siding, plants along the roofline, puddles by the foundation.
- How to choose a gutter cleaning company in ChicagoInsurance, published prices, downspouts and photos: what to ask for.
- Gutter guards vs. traditional cleaningWhat guards keep out, what they let through, and when they pay off.
- Preventing roof ice damsHow a fall cleaning keeps meltwater moving in a Chicago winter.
Our 7-Day Satisfaction Guarantee
Neighbors on Nextdoor voted us Neighborhood Favorite in 2024, 2022 and 2021.
If something is not right with your gutter cleaning, tell us within seven days and we come back and re-clean at no charge. If you are still not satisfied after the re-clean, you get your money back. Read the full guarantee.
Gutter Cleaning Questions, Answered
Call (224) 386-4836Most Chicagoland homes pay $120 to $250 per visit at our published rates: $120 for a one-story home up to 2,000 sq ft, $150 for a two-story and $200 for a three-story, rising with size to $350 for a three-story home of 5,001 to 6,000 sq ft. Gutters with guards add $30, $50 or $80 by number of stories. The price covers the whole house, downspouts included, and the price we quote is the price you pay. See four typical homes priced line by line.
Twice a year is the usual answer: once in late spring after maple seeds and pollen, and once in fall after the leaves drop. The trees over your roof decide the real number. A home on an open lot may need one visit a year, while a house under mature oaks usually needs two fall visits, because oaks hold their leaves into December. We tell you at the first visit whether a second one is worth paying for. Our guide to when to clean gutters in fall explains the timing.
Every gutter on the house is cleared by hand or with a blower, every downspout is inspected and unclogged, the debris is bagged and taken with us, and the ground around the house is cleaned up before we leave. We also look for loose hangers, separating seams and soft fascia and tell you what we found. When the job is done you get photos of the cleared gutters. The full checklist is in what’s included in gutter cleaning.
Yes. Gutter work is photographed when the crew finishes, so you can check the result from the ground instead of climbing a ladder. The photos come with your invoice.
Clogged gutters send water over the edge instead of down the downspout. It lands against the fascia and siding and beside the foundation, which is how rotted trim, washed-out beds and wet basements start. In winter, wet debris freezes in place, meltwater backs up at the roof edge and ice dams form. Ice dam removal costs several times more than a fall cleaning and always happens in the worst weather of the year.
Yes. Guards stop big leaves, but grit, seed pods and shingle granules build up on top of the mesh and underneath it. We clear both, lifting and refitting sections where needed, which is why gutters with guards add $30, $50 or $80 depending on the stories. We install guards too (plastic mesh from $5 per linear foot, aluminum micro-mesh from $10), and we will tell you straight if your gutters do not need them. See our gutter guards page for the types and how we clean each.
On a one-story house with no guards, if you own a sturdy ladder and a standoff and are comfortable on it, it is a reasonable job to do yourself. On two-story and taller homes, steep roofs and guarded gutters, the ladder risk is not worth the saving. Ladder falls are among the most common home maintenance injuries. Our crews work with stabilized ladders and standoffs, and the company is fully insured.
Frozen debris cannot be removed without damaging the gutter, so we clean during thaws and book the last fall visit before the first hard freeze. If water is already backing up behind ice at the roof edge, that is no longer a cleaning job: see our ice dam removal service.