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 South Miami
Air duct cleaning in South Miami typically runs $350 – $650 for a full residential system and $800 – $2,400 for commercial buildings, with most jobs scheduled within a few days of your call. Our crews are dispatched from the brand’s Miami office and serve South Miami directly, so we understand the local housing stock and the climate pressures that shape every job. Call (361) 326-5060 for a free written estimate.
We’re familiar with the concrete-block ranches off Sunset Drive, the US-1 corridor condos, and the tight attic spaces that define this city’s post-1945 construction. South Miami’s tropical monsoon climate keeps AC condensers running year-round, which means your ductwork is under near-constant biological pressure. That’s not a sales pitch. It’s the reason we start every job with a moisture reading and drain-pan check before any vacuum equipment comes off the truck.
Why Hollis Air Duct Cleaning Is South Miami’s Preferred Air Duct Cleaning Company
Hollis Air Duct Cleaning has been part of the Garrison Partners family since 2004, and our South Miami crews operate under The Garrison Standard: arrive inside the quoted window, price in writing before any work starts, complete the job by the book, and leave the site clean. Roy Castellanos leads our local operation, and every technician is background-checked, uniformed, and accountable.
Our phones are answered by a live person 24 hours a day, 7 days a week. No voicemail loops, no callback queues, no waiting until Monday for a scheduling question.
The 365-Day Done Right Promise covers every job in writing. If the work fails within a year, we return and make it right at no charge, including a free second visit. That promise is backed by written pricing that does not move at the door, and by documentation, photos, and moisture readings that hold up if you need to file an insurance claim.
Air Duct Cleaning Services in South Miami
Air Duct Cleaning Services in South Miami start with understanding what this climate does to your ductwork. The AC runs essentially every day of the year, keeping duct interiors at 55 – 60°F while outdoor dew points sit in the 70s. Flex duct and plenum surfaces stay damp nearly every month, not just after storms. Most 1940s – 1960s concrete-block ranches and 1970s – 80s US-1 corridor condos were built without factory access panels, so the job is often as much surgical access and re-sealing as it is vacuuming. A typical residential full-system cleaning in South Miami runs $350 – $650, with antimicrobial treatment and coil sanitation added when moisture readings warrant it.
Residential Duct Cleaning
We clean supply ducts, return ducts, and the full trunk line using a Rotobrush rotary brush system or Nikro negative-air machine, depending on access and contamination level. After a summer downpour or hurricane-related outage, we routinely find condensation pooling in low spots of attic flex duct. The job starts with a moisture check and drain-pan flush before any brush touches the wall.
Commercial Duct Cleaning
Commercial systems in South Miami’s dense multifamily buildings near the downtown and along US-1 often mix individually metered air handlers with shared chases. We coordinate with HOA rules and neighboring units, schedule around building access windows, and document everything for property managers who need records for their insurers.
What happens when you call
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A real person answersNo phone trees - you reach a local pro.
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You get an upfront price rangeHonest numbers before anyone is dispatched.
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A background-checked tech heads outLicensed & insured, dispatched right away.
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You approve before work beginsNothing starts until you say go.
HVAC Duct Cleaning in South Miami
HVAC Duct Cleaning in South Miami requires more than vacuuming registers. The city’s mature tree canopy, year-round humidity, and strict building codes mean evaporator coils and flex ducts grow mold and mildew faster than almost anywhere in the country. Local homeowners expect coil sanitation and antimicrobial treatment, not just debris removal. A typical HVAC duct cleaning with coil service in South Miami runs $450 – $750 for residential systems, with video inspection included so you see what we see.
Video Inspection and Documentation
We run a camera through the full system before and after cleaning, capturing moisture readings, drain-pan condition, and any saturated duct sections. This documentation is what your insurer needs if a post-hurricane claim gets questioned. We don’t guess. We measure, photograph, and write it down.
Supply and Return Duct Cleaning
Supply ducts push conditioned air into your rooms; return ducts pull it back. In South Miami’s tight soffits and furred-down chases, both runs often lack access panels. We cut and seal new access points where code allows, clean the full pathway, and leave the work inspectable for the next crew or your insurance adjuster.
Trusted Brands We Service in South Miami
Our equipment roster includes Rotobrush rotary brush systems, Nikro negative-air machines, and filtration products from Honeywell, Aprilaire, and Abatement Technologies. These are the same tools commercial crews use, not hardware-store gear. We stock common filtration components locally for South Miami customers, so replacement jobs don’t wait on shipping. When a coil needs new media or a plenum requires a sealed access panel after cleaning, we have the parts and we install them by the book.
Common Air Duct Cleaning Problems We See in South Miami Homes
- Vacuum-only “cleaning” after water intrusion. No moisture check, no drain-pan flush, no source removal of saturated flex duct. Mold blooms back on the plenum within weeks, and the homeowner pays twice.
- Missing or sealed soffit access. Crews vacuum what they can reach through a register and skip the furred-down chases and tight attic runs common in South Miami’s post-1945 housing stock. The lint pathway and mold stay untouched.
- No documentation for insurers. No before/after photos of the moisture reading, drain pan, or replaced duct section. A post-hurricane claim gets denied even when the duct genuinely had to be replaced.
- HOA coordination failures in US-1 corridor condos. Dense multifamily buildings with shared chases require scheduling around building rules and neighboring units. A crew that doesn’t coordinate leaves you with a half-cleaned system and a violation notice.
Pricing for Air Duct Cleaning in South Miami, FL
Here’s what air duct cleaning actually costs in South Miami’s market. A full residential system cleaning runs $350 – $650. Add coil sanitation and antimicrobial treatment for homes with active moisture or mold, and the range moves to $450 – $750. Commercial buildings start at $800 and run to $2,400 depending on system size, access difficulty, and whether we need to coordinate with an HOA or property manager.
What moves the price: the number of air handlers, the condition of your flex duct, whether we need to cut and seal new access panels in soffits or wall chases, and whether the job requires source removal of saturated duct sections after water intrusion. We give you one flat price per system, agreed in writing before any work starts. No per-vent pricing, no add-ons at the door, no bait-and-switch. Call (361) 326-5060 for an exact quote. Estimates are free.
We Also Serve Cities Near South Miami
Our Air Duct Cleaning crews also work in Jacksonville, Miami, Tampa, and Orlando, with the same written pricing and 365-Day Done Right Promise at every location. Each office is independently owned and operated under The Garrison Standard. If you’re searching for Air Duct Cleaning in South Miami, you’re in the right place. We coordinate dispatch and scheduling from our Miami office and serve South Miami homes and businesses directly.
Serving South Miami, FL - Our Local Coverage Area
We’re based in the South 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 South Miami
It depends on moisture saturation and material type. Flex duct that has held standing water for more than 24 – 48 hours is typically un-cleanable; the porous material traps mold spores that regrow even after aggressive vacuuming. Hard duct and metal plenum can often be cleaned, sanitized, and resealed if the moisture source is fixed and documented. We run a moisture reading and camera inspection first, then give you a written recommendation with photos your insurer can use. Call (361) 326-5060 to schedule a post-storm assessment.
South Miami’s combination of year-round AC operation, 70-degree dew points, and mature tree canopy creates near-constant condensation inside ductwork. Most local homes also lack factory access panels, so moisture sits undisturbed in low spots of flex duct until it becomes a problem. No other Florida market matches this specific pressure. That’s why our South Miami protocol always includes a moisture check and drain-pan flush before cleaning begins.
We photograph moisture readings, drain-pan condition, and camera footage of saturated duct sections before any removal. We write a detailed scope of work noting which sections were cleaned versus replaced, and we seal new access panels so the repair remains inspectable. Insurers deny claims when documentation is missing or vague; our process is built to prevent that. Call (361) 326-5060 if you’re filing a post-hurricane claim and need a third-party assessment.
Yes, but we coordinate with your HOA or property manager first. Dense multifamily buildings along US-1 often mix individually metered air handlers with shared chases, and cleaning may need to be scheduled around building access rules and neighboring units. We handle the coordination, document the work for the HOA’s records, and clean only the ductwork serving your unit unless the association requests a full-building scope.
Yes, our cleaning protocols follow NADCA ACR standards for source removal, which means we agitate and extract debris from the full duct pathway rather than just vacuuming near the registers. For South Miami homeowners, the practical difference is this: NADCA-compliant cleaning includes access panel installation where needed, negative-air containment to protect your home during the job, and post-cleaning verification that the system performs as designed. We explain which standard applies to your specific job before we start, and we document compliance in writing.
Written by Roy Castellanos, Owner at Hollis Air Duct Cleaning, serving South Miami under The Garrison Standard since 2004.