How Much Will Window Cleaning Cost Me?

 Can I Afford to Pay a Professional to Clean my Windows?

The short answer is- very likely! There is certainly an interest in it. I get hundreds of inquiries each year, even living in a relatively low population area. And I clean windows at hundreds of houses each year. Our team also makes thousands of visits to storefront locations each year, as well commercial properties such as banks. Those are recurring accounts that we automatically stop at every X number of weeks or X times per year. There is one bagel shop for which I have cleaned windows close to 1,000 times! 

While storefront window cleaning is really a reasonable and affordable cost of operation, residential window cleaning is indeed a luxury. That having been said, it is a far more affordable luxury than most. Certainly, dirty windows is not on the same level of priority as dealing with a power outage or tree that has fallen on your roof. Your family won't freeze and your food won't spoil if your windows are dirty. Besides the eventual premature wear on your glass and window frames due to lack of maintenance, having clean windows is more of a visual attribute that permeates the psyche. It provides many things: a wonderful feeling, a clear view (obviously), the confidence to invite company to your home, the sense that your house is in pristine condition, and more. Many have told me that getting their windows cleaned is their only yearly or biannual splurge!

No doubt, having at least an idea of what it will cost for such enjoyment and happiness will be helpful to those on a budget. In my years of professional window cleaning I have interacted with those who expect today's price to be what was considered a common price of 30 years ago, while others are either very pleased with current pricing or don't feel they even need to ask. I'll elaborate and throw out some figures that might be helpful. If you care more about figures than what fuels the arrival of a viable price for residential window cleaning, you can skip to the last subheading.

What is Actually Involved in the Price of Window Cleaning?

It probably doesn't require too much in-depth analysis to realize that if you hire a company to clean your windows for $420 and a team of 2 is there for 3 hours, you can't simply conclude that these technicians are earning $70 per hour each. They are generating $70 per man hour of revenue for 3 consecutive hours, but they are generating no revenue on their way to your house and no revenue afterward until the next job is started. The owner of the business incurs the expense of the hourly employee rates or their salary and all the other associated employee expenses. "Windshield" time, supplies, insurance, vehicle costs and so on all are the responsibility of the owner. The list goes on, but hopefully the point is made that running a business is very time-consuming and costly. Granted, some contractors simply expect the people they send out to use their own vehicles and equipment, and then pay them by the job. Without getting into detail, this approach can be a questionable one and may put you as a homeowner in hot water if things are not being done legally. 

Really, few people in my experience don't consider and acknowledge the factors above. Most everyone realizes there are a lot of expenses that go with running a home service company, or any business for that matter. I can't resist mentioning that in 2023 I received a 4-star review from a very nice man. His wife was very nice as well. The only gripe was how much money I 'made' in the time I spent there. He acknowledged that the windows looked great when I was done. I even had provided the total cost for the job previous to scheduling it based on photos sent to me. They did add a little more on when I got there and I increased my bill accordingly. The reason for a 4-star and not a 5-star review came down to the fact that I spent less time at this house than seemed right for the amount of my bill. The fact is, though, that billing rates or price limits for window cleaning or any related offerings are not regulated by any agency. The end product is the end product. Essentially, my price is what I have learned over time is sufficient for me to run my operation legally and profitably. Factor in that the skill set of someone entering people's homes, handling all types of their belongings and navigating their property in a trustworthy and responsible manner deserves far more than the current minimum wage of $7.25/hr. The price that a homeowner is given should be evaluated on the basis of value to him or her. Does $XXX dollars seem to be a worthwhile investment in the maintenance of my home, the avoidance of time and energy both physical and mental on my part, and the consequent opportunities to do other things for myself and with others? If a big 'headache' is alleviated in one hour as opposed to 6 hours, does time really matter as long as the 'headache' is gone? That's where value paints a clearer picture than sticker price. Trying to ascertain a 'going rate' for window cleaning or other services like power washing and roof cleaning is not viable. When you or your kids or grandkids decide to buy a new gaming console, you are likely going to know exactly, or almost exactly, how much it will cost. The same goes with many other electronics, brand by brand. I am not comparing Nintendo with Sony or Microsoft, but I know that their particular products are not interchangeable across companies. Another customer a few years ago was taken aback to put it lightly with what the final window cleaning bill was. She went ahead and paid it, but mentioned that the last company did a wonderful job and charged 30% of my price. A few days later I was informed by her that the check had been cancelled and she wanted me to renegotiate to arrive at a 'proper price'. Apparently there was some talking to friends about what they had paid at their house. The data she gleaned from this only confirmed that I hadn't given her 'proper pricing'. Needless to say, comparing apples to bananas and pears doesn't reveal much about proper pricing. It was an experience she and I hope to never repeat! Proper pricing is not a thing, really. Acceptable pricing, one that the service provider and homeowner are both happy with, most certainly is a thing! This could be any pricing, to be sure. 

To put it in more sobering terms, there are two options. The first is to hire a company that is insured and operating legally on all other counts, one that guarantees satisfaction, and is going to be ready to serve you at the same level or higher for years to come. The other is to hire a company that may ultimately do a great job on the glass, but may not provide the level or assurance that, heaven forbid, there is damage to person or property, you as the homeowner will not be left to pay for it. Personal injury includes not just that of people living on the premises, but the workers themselves and any visitors at the time of service. You may find if you go only with price that these companies 'disappear' after a few years.  There is a cost associated with covering all bases and also making sure that service personnel are professional acting and professional looking. Hopefully these things put into perspective what is involved in pricing of window cleaning services that you will want to repeat year after year with the same company. 

How Much are People Paying?

I do not have access to all the various prices that residential window cleaning weigh in at. However, very few from my experience and from what I've read on forums and Facebook groups do not have minimums. They may begin at around $100 for a visit, no matter how small or how little time the actual cleaning takes. Some say (I can't confirm the truth of it) they don't do anything for less than $300. And that includes small storefronts. Hmm. As most of us who run storefront routes would say to this, "you probably don't do many storefronts". Perhaps I'm missing something. The responses to the "what would you charge" posts that include either clear or incomplete views of what is involved are wildly diverse. No doubt some of the highest prices thrown out on these threads are folks inflating facts to look good or prove they are in the big leagues. But suffice it to say that unless you find a company that doesn't mind doing very small jobs for very small money, you should expect to pay at least $100 or more for the most basic of jobs. Most companies devise their pricing based on number, type, and difficulty of windows. There are some that base it on square feet of living space, going with the average number of windows that would be expected for that size. Others get a good view of the premises and multiply their desired hourly revenue by the time expected to complete the job. One other consideration may be the travel time involved. A surcharge, if you will, may be included for what would be considered by the company a long drive. Regardless of the method used to arrive at pricing, if you own a small or medium-sized house, expect that you'll usually pay $500 or less. When your home gets into larger sizes, say 4,000 square feet and up, it is likely going to be in higher half of three figures and beyond. My company operates in northeastern Pennsylvania and a small part of upstate New York and our current minimum is $100 for homes within a few miles of my base. The minimum is higher as more traveling is required. We do some jobs that are window cleaning only and no other services that range from $1000-$2000. Some of my colleagues with whom I'm in touch have similar prices, perhaps a bit higher. To be honest, the pricing for residential window cleaning when compared to the value of particular property is quite reasonable in most cases. It may be a luxury, but one that is usually affordable and, in my opinion, worth it!

If you'd like to discuss this or have any questions, feel free to comment below or email me at dan@danwagnerwindowcleaning.com

Dan Wagner Window Cleaning has been serving home and business owners since 1986. Areas covered include Honesdale, Hawley, Narrowsburg, Beach Lake, Damascus, Pleasant Mount, Equinunk, Forest City, Carbondale, Scranton, Dunmore, Lake Ariel, Mount Pocono, Tannersville, Stroudsburg, and others. 

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Do Window Cleaners Need to Have Insurance?

Is General Liability Insurance Really That Important?

I would venture to say that few individuals or companies get excited when the subject of insurance is brought up. Probably 99% of the exceptions are those who work in the insurance industry. How many things in this world do you love having when it helps you and hate paying for because it may never be called upon to help you? Add to this strange mix the fact that insurance, by and large, gets more and more expensive here in the US. And that ever-so-small, yet present fear, that you won't be covered when you expect to be covered. It can be at least a small nagging concern.

For window cleaning companies, is general liability insurance necessary by law or on a case-by-case basis? Is it even necessary at all? 

What is General Liability Insurance Designed to Do?

In short, general liability insurance as it would apply to window cleaning, covers bodily injury and property damage. There are other details that apply to most any business that are of a less physical nature, such as things spoken by owners or employees. A caveat will be discussed later in the article that can make it a bit more 'exciting', shall we say.

With just those subjects listed, it sure seems that any business that is serious about being successful over the long haul and is not simply taking everything a day at a time, would recognize the importance of paying a premium to be protected if an accident to property or person occurs. At the very least, it may well help a business owner who is insured this way to sleep better at night. For contractors who are adequately insured for most any occurrence a COI (certificate of insurance) may be viewed as a "badge of honor", at least early on. This forward step for a new company may be looked at as bragging rights, fodder for marketing and such. By the same token, an inquisitive customer will likely feel much more at ease knowing a window cleaning outfit that will be on the premises will make good on any accidents by virtue of  its coverage. You might say that carrying GL insurance is often a right to proceed, when it comes to landing jobs. Sometimes homeowners will verbally require proof of insurance, and even more often commercial establishments will only conduct business with a contractor who is insured for property and personal damage, among other things. 

When a contractor hires a subcontractor, new possibilities come into play. While it is not set in concrete that a subcontractor must carry liability insurance, the hiring contractor faces the danger of being responsible for property or personal damage caused by the subcontractor. Additionally, if an employee of the sub files a worker's compensation claim and the sub is not carrying that type of insurance, the hiring contractor will be responsible by law to pay for that as well. Those scenarios are not pleasant ones to contemplate. 

Is it a Logical Choice For Window Cleaners to Carry Liability Insurance?

From the preceding paragraphs, there is strong evidence that it is indeed logical to be insured for potential damage. No, it's not generally a MUST in a legal sense, anywhere in the US, but where licenses are required to conduct business in a specific trade it may well be a legal requirement. Be that as it may, I feel that when a contractor carries liability insurance and commercial auto insurance, it is a sign that he is genuinely interested in doing things safely and correctly for the long haul. 

Here is the caveat I alluded to earlier. Do not assume that general liability will protect you from EVERY type of damage you cause while carrying on your work. I got slapped in the face with this fact many years ago. There is a term in the insurance world called 'care, custody, and control'. This comes into play when you as a worker damage something you are handling or overseeing. Here is how Insureon describes this exclusion of coverage

Next are a couple anecdotes relating to how I got burned by my lack of due diligence. If you want to skip over these, scroll down to the subheading "What Insurance is the Most Useful For Window Cleaning Companies?"

My slaps in the face came from believing I was covered for anything that happened while my team was on the job, not including gross negligence. It was my fault for not investigating. I was just excited during the years I had no occurrences when I could say confidently that I have insurance. 

On one occasion, one of my employees moved a bench away from a plate glass window. Unfortunately there was a gap between the tile floor and the glass itself, one wide enough for a foot of the bench to get caught in. The large piece of glass shattered when the corner of the bench banged into it. I figured I would be paying my deductible and that's it. I was informed by the man from this particular carrier that this would not be covered due to the fact that 'we were intending to clean that window'. Not a pleasant revelation. Needless to say, I brought my concerns to the agency I was using at the time for liability insurance and asked if they could find coverage that would protect me if something similar happened in the future. The agent said "you should be covered". In this context, she meant "I'm pretty sure you are covered", not "I feel it's only right you are covered".

Well, that didn't pan out. Later in that year of having that particular policy I was tilting in a window so I could clean the outside from the inside. For whatever reason, I put too much stress on the sash and this caused the glass to form a large crack. Again, I found out that since I was handling the window, literally, this damage would not be covered by my policy. 

Thankfully, I finally learned the valuable lesson that I need to find an agency that specializes in insuring contractors in fields such as the one I am engaged in. The agency I used had great personnel, but they just didn't have the specific direction I needed. 

I found an amazing agency whom I used for around 10 years until recently. They changed direction and I just recently found one that can serve my current needs. There were a few incidents along the lines of the ones I described, 2 of them frivolous, and my policy still had me covered. The additional coverage is what is called Inland Marine Insurance. It protects the insured when there is property damage to non-structural items that are under their care, custody, and control. 

What Insurance is the Most Useful for Window Cleaning Companies?

As I wrote early on in this article, there is a certain peace of mind that contractors have when properly insured as it pertains to their services. And peace of mind is passed on to paying customers as well. That is arguably even more important. The types of insurance, then, that window cleaning, pressure washing, gutter cleaning companies and similar ones are wise to carry are as follows:

General Liability- covers bodily and property injury while a contractor's team is on the jobsite

Marine Inland or similar- covers damage to items that are under the care, custody, and control of the contractor. It could include broken windows or scratched floors resulting from moving furniture. 

Commercial Auto- covers the contractor and his employees as regards financial responsibility if they are to blame for an accident while in a vehicle under the coverage. 

Worker's Compensation- covers payment for employee's medical expenses and wage loss benefits if a work-related injury or sickness occurs, until the employee is able to return to work.  

 

Something slightly different than actual insurance is a Surety Bond- This is more directly for the sake of protecting the customer. It's a guarantee that the party who is receiving a service or product gets compensated no matter what. here is an article I feel explains this well.

The conclusion?

There is a certain measure of professionality when a window cleaning company carries the necessary insurance to pay for damage or injury that does not involve gross negligence. I can recall back in the late 1980's and into the mid-1990's when I went back and forth about paying for insurance. Yes, I was short-sighted and viewing it more as a liability to me than a worthwhile protection. I couldn't land or maintain some accounts due to lack of insurance. The term that window cleaners often use, admittedly in a disparaging way, but also to indicate the low level of seriousness, is 'Bucket Bob'. It is similar to what general contractors call 'Chuck in a Truck'. Besides the fact that a new company would be smart in the planning stages to plan on having insurance right away, some just need a bit of helpful advice. 

If you are searching for a company to perform cleaning services on your property, you are well within your rights, and honestly making a good decision to ensure your interests will be protected in the case of damage or injury. No, it is not a state law in Pennsylvania. It is, though, a better option than being uninsured. In my time running a window cleaning company, any customers who have asked me to provide proof of insurance have been nothing but tactful and professional about it. 

On occasion, I subcontract out some work. All subcontractors who are in my circle furnish proof of general liability insurance. This works out very well for all parties involved. 

If you are a homeowner or commercial property manager, please consider these points.

Happy 'shopping'!

If you'd like to discuss this or have any questions, feel free to comment below or email me at dan@danwagnerwindowcleaning.com

Dan Wagner Window Cleaning has been serving home and business owners since 1986. Areas covered include Honesdale, Hawley, Narrowsburg, Beach Lake, Damascus, Pleasant Mount, Equinunk, Forest City, Carbondale, Scranton, Dunmore, Lake Ariel, Mount Pocono, Tannersville, Stroudsburg, and others. 

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Residential and Commercial Window Cleaning in Northeastern Pennsylvania since 1986

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The Top 4 Reasons You Can't Get Your Windows To Look Good

Why Can't I Get My Windows Clean Like I Want??

How frustrating it is when you've tried your best to clean your windows like you may have seen actors on TV or other advertisements do, and it just isn't working! You may use some new product or a time-tested method and are so proud of yourself- until the morning sun shines through! You may cringe with disgust at how they really look. What went wrong? Perhaps you'll keep on trying, perhaps you'll just live with it- as in, don't even look at them when the sun shines on them. Or, you may finally decide to call a local professional window cleaner to 'do it right'. This could be the key to figuring it all out and hopefully avoiding the dreaded smears and streaks in the future! Here is my personal list, based on over 35 years of professional window cleaning, of the top 4 reasons why you can't make those windows look clean.

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Top 4 Reasons You Can't Get Your Windows Looking Right

These reasons are the ones I've compiled and not in any strict order.

1. Products not used properly

I will venture to say that just about every product on the market advertised to clean windows is adequate in its own right. Chances are that they will make your windows look better than they were, not necessarily perfect. Some of us don't care about or expect perfection, so properly-used retail window cleaning products may be the ticket. The problem often lies in either the inability of a homeowner to follow the directions or the short cuts he or she may decide to take. Oftentimes there are 2nd floor windows, even third floor, that are very difficult to access depending on the style and actual location they are in. There could be a tree or large hedge that restricts clear approach to some windows. If ideal conditions are not present when trying to clean such windows, the results may be disappointing. The fact is that no advertised window cleaning product is going to warn you that there is a good chance it won't work perfectly. The ease and effectiveness are what are featured, understandably so. But the reality will be in the 'small print'. Here is an example by Windex Outdoor 

In some circumstances, windows may be extremely dirty and need more than one treatment with the product of choice. 

Or it could be that not enough or too much of a product is being applied to a window. In the case of wiping rags, they may not be absorbent enough or large enough. In either case, one will likely not get the desired or promised results.

2. Poor technique

It may at times appear that a product is simply garbage. While that may be the case, it also may be that patience or careful deliberate technique is lacking enough to the point that poor results will ensue. Depending on the method of cleaning being used, it could be a matter of bad aim with a spraying device, rushing the spraying process, not a thorough enough scrub, too much pressure, too little pressure, not looking carefully at your work, improper squeegee technique, and so on. 

3. Bad prevailing conditions

Sometimes you simply have the odds stacked against you. It could be you are cleaning a window that is in the direct sun. Inside or out, the glass will heat up, sometimes to the point where the liquid you are using dries before you can clean it off. That can be a source of frustration sometimes even to a seasoned veteran . Strong wind or low humidity can have the same effect, and combined with sun, may make you want to rethink your life. There can also be contaminants on the glass that simply won't come off with the standard method of applying an effective cleaner and either rinsing, squeegeeing, or wiping it. This can include mineral deposits from hard water, shotgun or artillery fungus- those black dots that are on windows near certain types of mulch, grease spatter from a nearby grill, paint, wood stain, or mortar left behind by careless contractors, and residue left by someone using an inappropriate cleaner in the past. 

There are ways, of course, to combat these extra challenges. They may be beyond the ability or ambition of a homeowner. 

4. Marks or blemishes that nobody can fix

This last, but not least reason is not your fault! We get calls sometimes from frustrated property owners who have tried everything under the sun to get smears or haze off their glass. Quite often the explanation is that what is seen in certain lighting conditions is in between two panes of glass. It is very common for windows to be insulated glass units, in other words two separate panes of glass connected by spacers on all sides and sealed with a gas, such as argon, krypton, or xenon. There can be leaking over time, or infiltration of moisture into the sealed unit. This will cause a reaction on the inner sides of the two window panes. You obviously can't remove it, since you can touch it. It can appear as patches of haziness. There are even examples, too many in my experience, of manufacturer defect. Suction cup marks from the original handling of the glass can show up in between the panes. There can also be scratches or scrapes on glass from an accident or mishandling. Some scratches can be buffed out, others are such that replacement would be the only option to remedy the problem. 

This is not in any way an exhaustive list, but at least reasons 1-3 can be successfully dealt with. You may decide it is worth it to hire a professional window cleaner to make everything look awesome and save you the time and effort. 

Residential and Commercial Window Cleaning in Northeastern Pennsylvania since 1986

5706300326

YOU'LL LIKE WHAT YOU SEE!