Gutter Cleaning Cost in Metro Vancouver (2026)
Overview
Gutter cleaning in Metro Vancouver is priced mainly by linear footage, the height of the home and how hard the gutters are to reach. As a broad guide, a straightforward single-storey home in the Lower Mainland usually lands in the low hundreds, a two-storey home more often in the mid hundreds, and large homes, steep lots and heavily packed gutters go up from there. Height is the biggest single jump, because a second storey changes the equipment, the setup and the safety requirements, not just the length of the ladder. Complex rooflines and awkward access push the number further, which is why a price given over the phone without seeing the house is a guess.
Get a free quote. Wells Property Services prices every gutter job on site across Metro Vancouver, from New Westminster and Burnaby to Coquitlam, North Vancouver and South Surrey.
What Actually Sets the Price
Linear Footage and Roofline Complexity
Gutters are measured along their length, and length is the starting point for any gutter quote. A simple rectangular bungalow might have 120 to 150 feet of gutter. A larger two-storey home with an attached garage, a few bump-outs and a covered porch can easily have twice that.
The shape of the roofline matters almost as much as the total. Every inside corner, every change in height and every short run between two roof planes means another ladder move. A house with long, straight runs cleans much faster per foot than one broken into lots of short sections, even at the same total footage. Inside corners are also where debris packs hardest, because two roof planes drain into one spot.
Downspouts add to it. Each one has to be checked and flushed, and a blocked downspout can take longer to clear than the gutter feeding it.
Height, Access and Safety Requirements
Height is where the number moves most, and it gets its own section below. Access is the other half.
A house on a flat lot with open lawn or driveway all the way around is the easy case. The ladder goes where it needs to and the job moves steadily. Compare that to a home with dense foundation planting, a narrow side yard with a fence a metre from the wall, a sloped back yard, or a deck roof or conservatory sitting right under the gutter line. Each of those adds setup time, and some of them change which equipment can be used at all.
One-Storey vs Two-Storey: The Real Difference
Why Height Changes the Job, Not Just the Ladder
On a single-storey home, most of the gutter can be reached from a standard extension ladder on level ground, and the work moves quickly from one position to the next.
On a two-storey home the ladder is longer, heavier and slower to move, and every setup needs more care, because a fall from six metres is a very different outcome from a fall from three. The ladder has to be properly footed, stood off from the gutter so it does not crush it, and often secured. Depending on the roof, some of the work is done from the roof itself, with fall protection. All of that is time, and it repeats at every ladder position around the house.
The downspouts are longer too, and a blockage halfway down a two-storey downspout is harder to reach and clear.
That is why a two-storey home usually costs noticeably more than a single-storey home with similar footage. It is not a height surcharge. It is more labour and more equipment for the same length of gutter.
Steep Lots and Awkward Access
Metro Vancouver has a lot of houses built into hillsides, and they break the simple one-storey versus two-storey comparison.
A home in North Vancouver, West Vancouver, Burnaby Heights or on the Coquitlam plateau is often one storey at the front and two or even three at the back. The downhill side is where the ladder work is hardest, and it is usually where the gutters are fullest, because that side often faces into the trees.
Other things that add time: split-level homes with gutters at several heights, gutters above glass roofs or skylights where a ladder cannot lean, and back yards you can only reach through the house or over a fence. None of these are unusual in the Lower Mainland. They are just things a phone quote cannot see.
Want a number based on your actual house? Get a free quote and Wells Property Services will look at the roofline and access and get back to you fast.
What Should Be Included in Any Quote
Downspout Flushing and Debris Haul-Away
Clearing the trough is only part of a gutter clean. The downspouts need to be checked and flushed so the water actually leaves the system. A clean gutter feeding a blocked downspout will overflow in the first heavy rain exactly as if nobody had touched it.
The debris also has to go somewhere. A full set of Lower Mainland gutters in November can fill several bags with wet, heavy material. A complete job bags it and takes it away, and cleans up whatever fell onto walkways, decks and garden beds below. Ask whether that is included, because if it is not, you will be the one doing it.
The Roofline Inspection You Should Get for Free
Whoever just worked the full length of your gutters has seen your roofline up close, and that is worth something.
When we clean gutters we look at the gutter itself, meaning sagging sections, loose hangers and leaking seams and corners, and at what sits just above it: the shingle edge, early moss along the lower courses and any soft spots in the fascia. You should not have to pay extra to be told what the person on the ladder saw. If a company cleans your gutters and has nothing at all to report, either your roofline is in perfect shape or nobody was looking.
Frequently Asked Questions
Is gutter cleaning cheaper bundled with moss removal?
In practice, yes. Moss removal puts debris into the gutters, so they need clearing after roof work regardless, and doing both in one visit means one setup instead of two. That generally costs less than booking them as two separate visits a few weeks apart. A good written quote shows each as its own line item so you can see what each part costs.
Do you charge more for heavily clogged gutters?
Usually, because it takes longer. A gutter packed with two or three seasons of compacted needles and silt takes far more time than one with a single season of dry leaves, and blocked downspouts can take a while to clear. That is one reason regular cleans tend to cost less over time than an occasional big one. The written quote should reflect what was actually seen, so the price does not move after work starts.
What about detached garages and outbuildings?
They can be done in the same visit, and it usually makes sense to do them together. A detached garage, workshop or shed with its own gutters is priced on the same basis as the house: length, height and access. Mention them when you ask for a quote so they are on the written estimate rather than added on the day.
How long does a typical gutter cleaning take?
A straightforward single-storey home is often done in one to two hours. A two-storey home, or one with a complex roofline, a steep lot or heavy debris, can take half a day. Very large properties, or gutter cleaning combined with moss removal, can run to a full day.
Know what your gutters will cost before the rain sets in. Wells Property Services offers free estimates across Metro Vancouver, including New Westminster, Burnaby, Coquitlam, North and West Vancouver and South Surrey. Get a free quote and we will give you the number in writing.
