Whole-system duct and dryer vent check with before-and-after photos - you see exactly what came out of your vents
That "$99 whole-house special" is a bait ad - the real number appears once they are in your hallway, or the "clean" is a shop-vac at the register. We photograph the inside of your ducts before and after instead.
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AfterFast, Reliable Air Duct Cleaning Across Miami
Air duct cleaning in Miami typically runs $350 – $650 for a single-family home and $450 – $850 for a condo or townhome with shared chases, with most jobs completed in one visit. We’re Hollis Air Duct Cleaning, and our Miami office handles scheduling and dispatch for homes and condos from Edgewater to Coral Gables. Because Miami’s housing stock mixes pre-1994 single-family homes, high-rise condos on central chiller systems, and post-2000 suburban tract builds, we arrive with equipment configured for your specific duct type, not a one-size-fits-all setup. Call (361) 326-5060 for a free estimate with a written price before any work starts.
Why Hollis Air Duct Cleaning Is Miami’s Preferred Air Duct Cleaning Company
We’ve been part of the Garrison Partners family since 2004, and our Miami office operates under The Garrison Standard: arrive inside the quoted window, price in writing, complete the job by the book, and leave the site clean. Our technicians are background-checked and uniformed, and our phones are answered by a live person 24 hours a day, 7 days a week.
Miami homeowners know the bait-and-switch routine, the low coupon that balloons once the van is in the driveway. We don’t work that way. The price is written down before any equipment comes off the truck, and it does not move at the door. Every job carries our 365-Day Done Right Promise: if the work fails within a year, we return and make it right at no charge, including a free second visit.
Our crews serve Miami locally, with dispatch coordinated from our South Florida office. We know the difference between a 1960s ranch in Pinecrest with flex duct baking in a 140°F attic and a Brickell high-rise where cleaning a shared vertical chase requires HOA approval and building-management coordination before we can rig negative-air equipment.
Air Duct Inspection in Miami
Air Duct Inspection in Miami should happen before any cleaning work begins, especially in condos and post-storm situations where water intrusion may have compromised duct insulation. Our inspection uses a video camera system to document the interior condition of your supply and return runs, the plenum connections, and any shared chases. In Miami’s climate, we’re looking specifically for biological growth, standing water, and deteriorated insulation, not just dust accumulation. A typical residential inspection in Miami runs $150 – $250; condo inspections with shared-chase access coordination start at $200.
What We Document
We record video of every accessible duct section and flag any microbial growth, moisture staining, or structural damage. You see what we see. In Miami’s 75% average relative humidity, a small leak at a plenum seam can saturate surrounding insulation within days, creating conditions for mold that a simple dust cleaning will not fix.
HOA and Building-Management Coordination
For condo owners, we determine early whether the affected runs include common-area chases that require HOA approval for access. We have worked with building managers across Miami-Dade County and can provide the documentation and scheduling constraints most HOAs require before approving a work window.
Residential Air Duct Cleaning in Miami
Residential Air Duct Cleaning in Miami addresses a different set of problems than in drier climates. Here, the job is less about dust removal and more about mold prevention. Your HVAC system runs nearly year-round, so ducts rarely get a dry-out period. The constant condensation, combined with our rainy season from May to October and hurricane-season water intrusion, creates microbial growth inside ductwork that you simply don’t see in Phoenix or Denver. A typical single-family residential cleaning in Miami runs $350 – $650; homes with extensive biological growth or post-storm water damage may fall in the $550 – $850 range.
Single-Family and Townhome Systems
Older Miami homes, particularly pre-1994 builds in neighborhoods like Little Havana and Allapattah, often have undersized flex duct in attic spaces that reach 140°F in summer. We use Rotobrush rotary brush systems under controlled negative pressure to dislodge buildup without damaging fragile ductwork, then apply antimicrobial treatment where moisture indicators justify it.
Condo and High-Rise Protocols
Miami condo HVAC stacks run on central chiller systems and shared vertical chases, so duct cleaning often requires HOA-approved access windows and coordination with building management before any negative pressure equipment can be rigged. Something a single-family-only market never has to plan for. We handle that coordination as part of our standard process for Miami high-rise work.
Trusted Brands We Service in Miami
We clean and service duct systems connected to equipment from Honeywell, Aprilaire, and Abatement Technologies, and we stock filtration products from these manufacturers for Miami customers who need replacement media after cleaning. Our equipment roster includes Rotobrush rotary brush systems and Nikro negative-air machines, the same tools commercial crews use in hospitals and schools. For Miami’s climate, we often recommend Honeywell or Aprilaire media filters with higher MERV ratings after a deep cleaning, because the system’s running constantly and needs filtration that can handle sustained load without choking airflow. Most filter replacements ship same-day or are available on the truck.
Common Air Duct Cleaning Problems We See in Miami Homes
- Microbial regrowth in “cleaned” ducts without moisture remediation. Skipping a mold inspection and antimicrobial treatment on condo duct runs where the shared chase never gets a dry-out period means growth returns within weeks. Miami’s constant humidity makes moisture remediation non-negotiable.
- HOA violations from unapproved common-area access. Running negative pressure equipment or agitation tools without HOA or building-management approval for shared vertical chases leads to work stoppage, fines, or damage to common structure. We secure written approval before rigging equipment in any Miami high-rise.
- Condo dryer vents through common walls or roof structures. Lint buildup in extended pathways that pass through common walls is the leading factor in home dryer fires and is invisible from the in-unit lint trap. We inspect the full run, not just the accessible section.
- Post-storm water intrusion treated as routine cleaning. After a hurricane or heavy summer storm, homeowners in flood-prone areas like Little Havana and Miami Beach often find water in their ducts. We check for standing water and replace soaked insulation before any cleaning, or we risk spreading mold spores throughout the house or the entire condo stack.
Pricing for Air Duct Cleaning in Miami, FL
We give whole-system prices, not per-vent teasers that balloon at the door. Here’s what air duct cleaning costs in Miami’s market:
| Service | Typical Range |
|---|---|
| Single-family residential cleaning | $350 – $650 |
| Condo/townhome with shared chases | $450 – $850 |
| Air duct inspection with video | $150 – $250 |
| Condo inspection with HOA coordination | $200 – $300 |
| Antimicrobial treatment (when indicated) | $150 – $300 |
| Dryer vent cleaning (standalone) | $120 – $200 |
Factors that move the price: accessibility of attic or crawl space ductwork, presence of biological growth requiring antimicrobial treatment, post-storm water damage requiring insulation replacement, and condo buildings requiring extended access coordination. The price we write down before work starts is the price you pay. No per-vent add-ons, no equipment surcharges, no bait-and-switch. Call (361) 326-5060 for an exact quote on your system, estimates are free.
We Also Serve Cities Near Miami
Our crews work throughout Miami-Dade County, including Air Duct Cleaning calls from Miami Beach, Coral Gables, Key Biscayne, and Hialeah. Each job carries the same written price guarantee and 365-Day Done Right Promise, whether it’s a single-family home in Coral Gables or a high-rise stack in Miami Beach.
Serving Miami, FL - Our Local Coverage Area
We’re based in the Miami area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs About Air Duct Cleaning in Miami
Responsibility depends on your building’s governing documents, but typically the HOA maintains common-area chases while unit owners are responsible for in-unit ductwork from the point where the chase enters the unit. We have worked with Miami-Dade condo associations to clarify this boundary before work begins and can provide documentation that helps your building manager approve the scope. Call (361) 326-5060 and we’ll review your situation at no charge.
Most Miami condos built after 1980 route dryer vents through common walls, floor assemblies, or roof structures that extend well beyond your unit’s interior walls. The in-unit lint trap catches only a fraction of the lint; the rest accumulates in the common run where you cannot see or reach it. Your HOA or building management typically maintains these common sections, but many associations defer maintenance until a blockage triggers a fire hazard notice. We inspect the full run with a camera and coordinate with building management for common-area access when needed.
Miami’s average 75% relative humidity, year-round AC operation, and hurricane-season water intrusion create conditions for microbial growth that simply don’t exist in drier climates. A duct in Denver might need dust removal; a duct in Miami without moisture assessment is a liability. We include mold inspection as standard on every Miami job because a “clean” duct that still harbors moisture will regrow contamination within weeks. Call (361) 326-5060 for a free estimate that includes this assessment.
Standing water and soaked insulation must be identified and addressed before any agitation or negative-pressure cleaning begins. We check low points in the duct system, plenum connections, and any sections near exterior walls or windows where wind-driven rain entered. In flood-prone Miami neighborhoods, we’ve found water pooled in ductwork days after the storm passed. Running a brush or vacuum through wet ducts without drying and treating the system first spreads mold spores throughout the house. We document moisture conditions with our camera system before recommending a cleaning protocol.
High-rise systems in Miami run on central chillers with shared vertical chases serving multiple units, so cleaning requires HOA-approved access windows, coordination with building management, and equipment that can operate without disrupting adjacent units. We were called to a 1980s high-rise in Edgewater where the HOA had approved a narrow access window for one stack of condo units on the 12th floor. Using a Rotobrush system under negative pressure with HEPA filtration, our tech pulled visible biological growth off the interior of the shared vertical chase and the unit’s supply and return ducts, then treated the affected runs with an antimicrobial. The building manager signed off after a camera inspection confirmed no residual standing water or soaked insulation remained in the common chase. Single-family homes have none of these coordination requirements but often present their own challenges with attic accessibility and aging flex duct.
Written by Roy Castellanos, Owner at Hollis Air Duct Cleaning, serving Miami since 2004.