Window Cleaning Cost in Portland: What You Will Actually Pay in 2026

Last updated: 22 September 2026

The short answer:

At NJM, window cleaning costs $8 per window for exterior only, $8 per window for interior only, or $14 to $16 per window for inside and out. Cleaning tracks, frames and screens adds $2 per window. For a typical home with 20 windows, that is about $160 for the outside only or $280 to $320 inside and out. Nationally, most homeowners pay $150 to $450 per visit, and Angi puts the Portland average at $238.

Most window cleaning cost guides give you a national average and a wide range, then tell you to “get a quote.” That is not much help when you are trying to work out whether the number in your inbox is fair.

So this guide starts with our actual prices. Then it shows how to work out a total for your own house, how those prices compare with the national and Portland averages, and what makes two quotes for the same home land $150 apart.

NJM’s Window Cleaning Prices

These are our standard residential rates for homes in Columbia County, the Portland metro and SW Washington.

What “standard” means: these prices assume normal dirt and normal access. Extra charges may apply for heavy buildup, difficult access (for example, glass behind a deck roof or over a steep slope), or services that are not on this list, such as hard water stain treatment. If any of those apply, we tell you before the work starts, not on the invoice.

Want an exact number? A rough window count and the number of stories is usually all we need to give you a fixed written price. Get a free window cleaning quote or call (971) 328-2122.

Price Your Own House in Three Lines

You can estimate your window cleaning cost in about a minute.

1. Count your windows. Walk around the outside and count each window unit, not each pane. A standard double-hung window with an upper and lower sash counts as one.
2. Multiply by the rate. Use $8 for one side, or $14 to $16 for both sides.
3. Add $2 per window if you want the tracks, frames and screens done as well.

Here is what that looks like for three common homes:

Totals use NJM’s standard rates and assume standard conditions. Window counts are examples. Count your own home, because two houses with the same number of bedrooms can have very different amounts of glass.

Why a range on inside and out? The $14 to $16 spread covers the difference between small, easy windows and larger or awkward ones. Your written quote gives one number.

How NJM’s Prices Compare With National and Portland Averages

Big pricing sites publish averages built from quotes and jobs across many companies. Here is how our rates line up with the ones Google shows most often.

In plain terms, our inside-and-out rate sits in the upper half of HomeGuide’s national per-window range. Our single-side rate of $8 is at the bottom of it. A 20-window home done inside and out lands close to the Portland average reported by Angi.

Why Two Window Cleaning Quotes for the Same House Can Be $150 Apart

Window washing prices vary more than most home services because companies price differently and include different things. These are the differences that matter.

Per window versus per pane. Most residential cleaners price per window. Some price per pane, which can double the count on homes with divided-light or French windows. When you compare window cleaning prices, confirm which unit each quote uses.

What is included. One company’s “window cleaning” is glass only. Another includes screens, tracks, sills and frames. A cheap glass-only quote can end up costing the same as a fuller one once you add the extras back in, and dirty tracks and screens put grit back on clean glass with the next rain.

Minimum charges. Many companies have a minimum job fee. HomeGuide reports minimums of $100 to $250 are common. If you only want a few windows done, the minimum may set your price, not the per-window rate.

Stories and access. Ground-floor glass is the quickest to clean. Upper floors need ladders on standoffs or a water-fed pole, and glass over roofs, decks or steep ground takes longer. National guides show much higher prices above the second floor; HomeGuide lists $10 to $40 per window.

First clean versus maintenance. Windows that have not been cleaned in years, or that have paint overspray, sticker residue or construction dust, take far longer than windows cleaned twice a year. Expect the first visit to cost more than later ones.

Hard water spots. Mineral spots from sprinklers or well water do not come off with normal cleaning. Some lift with treatment, and some have permanently etched the glass. We assess these separately and tell you which is which before you commit.

Insurance and licensing. A properly insured company carries costs that a cash-only operator does not. The price difference is what protects you if someone is hurt on your property or a pane is broken. NJM holds Oregon CCB license #252799. You can check any contractor’s license yourself on the Oregon CCB license search.

Booking more than windows? Glass should always be cleaned last. If the roof or siding is being washed, anything rinsed down afterwards will spot the windows. Book house washing or roof cleaning for the same visit and we will do them in the right order.

Window Cleaning Prices by Window Type

Our per-window rates cover standard residential windows. Larger or specialty glass is priced on the quote. National figures give a useful benchmark:

National and Portland averages, not NJM prices. Ask for a quote for anything outside the standard window category.

Is Professional Window Washing Worth the Price?

For single-story homes with easy ground-level access, cleaning your own windows is realistic, and plenty of people do it. The decision usually comes down to three things.

A trained eye also spots problems you might miss, such as failed seals (fogging between panes), soft or rotting frames and peeling paint.

If your home is two stories or more, the price of a professional clean is mostly the price of not being on a ladder. If it is a single-story home and you enjoy the job, doing it yourself between professional cleans is a sensible way to spend less.

Questions to Ask Before You Accept a Window Cleaning Quote

Use this list to compare quotes on the same terms:

• Is the price per window or per pane?
• Does it include the inside, the outside, or both?
• Are screens, tracks, sills and frames included, or extra?
• Is there a minimum charge or trip fee?
• How will upper-floor windows be reached?
• Is hard water staining included, excluded or assessed separately?
• Is the company licensed and insured, and will it send a certificate?
• What happens if you find streaks after the crew leaves?
• Is the quote a fixed price, or an estimate that can change on the day?

A quote that answers all of these clearly is usually a better deal than a cheaper one that answers half.

How to Lower Your Window Cleaning Cost

• Do the easy side yourself. Have us clean the exteriors at $8 per window and handle the ground-floor interiors yourself.
• Keep to a schedule. Regular cleaning keeps each visit quick. Twice a year suits most Oregon homes, usually after spring pollen and again before the wet months. Our guide to how often you need window cleaning explains the timing.
• Bundle services in one visit. Combining windows with house washing, gutter cleaning or roof cleaning saves a separate trip and gets the order right.
• Clear access before the crew arrives. Moving furniture away from interior windows and opening blinds saves time on the day.
• Choose add-ons deliberately. If your screens are in good shape and the tracks are clean, you may not need the $2 add-on every visit.

Window Cleaning Cost Questions

How much does window cleaning cost?

Window cleaning typically costs $150 to $450 per visit for a whole house, according to national data from Angi and Thumbtack. At NJM, it costs $8 per window for one side and $14 to $16 per window for inside and out, so a 20-window home costs about $160 for the exteriors or $280 to $320 for both sides.

How much should window cleaners charge per window?

Most residential window cleaners charge per window. HomeGuide puts the national average at $8 to $16 per window for inside and out. NJM charges $14 to $16 per window for inside and out, $8 per window for one side, and $2 per window extra for tracks, frames and screens.

Why is window washing so expensive?

Window washing costs what it does because it is slow, careful labor, often on ladders. Upper floors need specialist equipment, and a properly run company pays for liability insurance, licensing, vehicles and training. Quotes that include screens, tracks and frames also cover far more work than glass-only cleaning.

Do window cleaners do inside and out?

Yes. Most window cleaners offer exterior only, interior only, or both. At NJM, each side costs $8 per window and inside and out costs $14 to $16 per window. Interior cleaning includes protecting floors and working carefully around blinds, sills and furniture.

How much does it cost to clean windows on a 3-bedroom house?

A three-bedroom house often has somewhere around 15 to 25 windows, though the real number varies widely. At NJM’s rates, that would be roughly $120 to $200 for exterior-only cleaning, or $210 to $400 for inside and out, before any add-ons for tracks, frames and screens.

How often should house windows be washed?

Most homes need their windows washed twice a year, usually in late spring after pollen season and again in fall before the wet months. Homes near busy roads, on dusty lots or under trees may need cleaning more often, and the exteriors usually need it more than the interiors.

How do you estimate window cleaning cost?

To estimate window cleaning cost, count your window units, multiply by the per-window rate for the service you want, and add any extras. Using NJM’s prices, 20 windows cleaned inside and out at $14 to $16 each comes to $280 to $320, plus $40 if you add tracks, frames and screens.

How much does commercial window cleaning cost?

Commercial window cleaning is usually priced by square foot or by window, and often on a recurring contract. HomeGuide reports national averages of $0.50 to $2.50 per square foot, or $6 to $20 per window, for storefront and office glass. High-rise work costs considerably more because of lifts or rope access.

Do you tip window cleaners?

Tipping window cleaners is not expected, but it is appreciated. HomeGuide suggests 10% to 15% of the bill, or $10 to $20 per person, if the crew does an excellent job or takes on something difficult. A good review helps a local company just as much.

Get a Fixed Price for Your Windows

The fastest way to know your window cleaning cost is to count your windows and ask. We clean glass inside and out, and can add tracks, frames and screens. Every pane is checked in daylight before we leave.

We work across St. Helens, Scappoose, Portland, Hillsboro and the rest of our service areas. See what our residential window cleaning includes, or request your free quote.