Illustration for Window Cleaning Cost

A homeowner asked about exactly that quote on a pressure-washing forum in August: $450 for 28 windows, inside and out, two stories. Someone had called the price crazy. Here’s how it compares with what cleaners publish.

What window cleaners publish

Cleaner (area) Published price, inside and out 20 windows 28 windows
NJM Roof & Gutter Cleaning (Portland metro, OR) $14 to $16 per window $280 to $320 $392 to $448
Squeegee Squad (national franchise) $10 to $15 per window, average; callout fee $45 to $85 $200 to $300 $280 to $420
A Perfect View (Minneapolis–St. Paul) From $8 per pane; $195 minimum $160 to $320 $224 to $448
Best Local NYC (New York City) $25 to $35 per window $500 to $700 $700 to $980

Window totals are our arithmetic, before extras. Prices from each company’s own page, checked October 2026. How we research: methodology.

Two notes on the table. The Twin Cities company prices per pane, not per window, and its “from” price is a floor. We assume one or two panes per window, so its range shows both. And the franchise’s callout fee sits on top of the per-window price.

What moves the price

Inside and out, or outside only. Outside only roughly halves the bill. The Portland-area company charges $8 a window for exterior glass only, or $224 for 28 windows. The Twin Cities company charges $5 a pane outside only.

Second story. One Flagstaff window cleaner’s pricing guide says ladder setup for second- or third-story glass can add $2 to $5 a window. If 14 of the 28 windows are upstairs, that’s $28 to $70 more. The national franchise says third- and fourth-floor windows add about $3 to $5 each.

Screens and tracks. The Portland-area company adds $2 a window for tracks, frames and screens, which would take its 28-window price to $448 to $504. The franchise lists screen cleaning at about $4.95 a screen. The Twin Cities company includes sills, tracks and screen cleaning in its inside-and-out price, though inside screens are $2 extra. Read the scope, not just the total. If you’d rather do screens yourself, see cleaning window screens.

Hard-water spots. Mineral spots take more than a normal wash. The franchise lists mineral deposit removal at about $10 to $30 a window, depending on size and severity. If spots showed up after a house wash, read spots on windows after a house wash first.

Big or odd glass. The Flagstaff guide says large glass, like a picture window, can add $3 to $8, and the Portland-area company says its range covers small easy windows through larger awkward ones.

So is $450 fair?

Before extras, the pages above outside New York put 28 windows inside and out at $224 to $448. Add $28 to $70 for second-floor access and $56 for tracks, frames and screens at the Portland-area rate, and the top of the range passes $550. So a $450 quote for a two-story house is well within it, especially if it includes screens and tracks. A quote of $450 for outside only is high: the Portland-area company’s exterior-only rate would be $224.

Before you compare quotes, get each one to say:

  1. Inside and out, or outside only
  2. How many windows or panes they counted
  3. Whether screens, tracks and sills are included
  4. Any upper-floor or callout charge

Windows and a house wash in one visit

Window cleaning is usually its own line on a quote. The Portland-area company, for example, lists house washing and window cleaning as separate services. If you book both, ask for each one priced on its own. If you’re a washer thinking of adding windows, our operator guide to window cleaning covers the gear and the hourly math.

Sources

Based on 6 sources · How we price