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 Dryer Vent Cleaning Across Kendall
Dryer vent cleaning in Kendall typically costs $120 – $280 for residential systems and $180 – $450 for commercial setups, with most jobs completed in under two hours. Our crews dispatch from our Miami office and serve Kendall neighborhoods including Kendale Lakes, The Hammocks, and Country Walk with same-week scheduling. Call (361) 326-5060 for a free written estimate before any work begins.
We’ve worked in Kendall long enough to know what hides in these attics. The 1990s-era homes that dominate this suburb were built with dryer vent runs that snake 25 – 35 feet through 140°F attic spaces, often with multiple 90° elbows that trap lint where homeowners never think to look. Our Dryer Vent Cleaning team doesn’t just brush and leave. We run cameras, we measure airflow before and after, and we seal every joint so humid attic air stops feeding mold inside your duct. That’s The Garrison Standard, and it’s how we’ve operated since 2004.
Why Hollis Air Duct Cleaning Is Kendall’s Preferred Dryer Vent Cleaning Company
Kendall homeowners call us back because we show up inside the window, price the job in writing before touching anything, and leave the site clean. No estimates that balloon once the technician is inside. No callbacks that go to voicemail. Our phones are answered by a live person 24 hours a day, 7 days a week.
Our technicians are background-checked and uniformed. You know who’s walking into your home before they arrive. Every job carries our 365-Day Done Right Promise in writing: if the work fails within a year, we return and make it right at no charge, including a free second visit. That’s not a slogan. It’s printed on every invoice.
We know Kendall’s housing stock. The single-family homes and low-rise townhomes built from the late 1970s through the 2000s, many with original flex duct runs in attics that have developed tears, disconnections, and microbial growth from decades of Florida humidity. That’s why many homeowners also schedule Air Duct Cleaning in Kendall to address the full system. When we clean a dryer vent here, we’re often finding problems that standard brushing won’t fix.
Our Dryer Vent Cleaning in Kendall crews carry professional-grade equipment from Rotobrush and Nikro, including rotary brush systems and negative-air machines with HEPA filtration. These are the same tools commercial crews use, not hardware-store gear. We explain what we’re doing and why, in plain terms, while we work.
Dryer Vent Inspection in Kendall
Dryer Vent Inspection in Kendall homes typically reveals problems invisible from the laundry room: crushed runs behind air handler platforms, lint packed at elbows in 140°F attics, and exterior wall caps clogged with debris or pest nests in the humid climate. A proper inspection runs $85 – $150 and includes camera footage of the full vent pathway, airflow measurement, and a written report with photos. We recommend this before buying any Kendall home built between 1980 and 2010, and annually for homes where the dryer takes longer than 45 minutes per load.
Camera-Guided Assessment
We feed a borescope camera through the entire vent run, from the dryer transition to the exterior cap. In Kendall’s 1990s homes, we regularly find lint baked onto duct walls in horizontal attic runs where standard brushing can’t reach. The camera shows you exactly what we’re dealing with before we quote any cleaning or repair work.
Airflow and Safety Check
We measure cubic feet per minute at the exterior cap and compare it against your dryer’s rated output. A reading below 80% of manufacturer spec means restricted airflow, longer dry times, and elevated fire risk. We flag any flex duct with torn outer jackets or disconnected sections that let lint escape into the attic.
Commercial Dryer Vent Cleaning in Kendall
Commercial Dryer Vent Cleaning in Kendall serves the laundromats, multi-family complexes, and hospitality businesses along major corridors like SW 88th Street and SW 117th Avenue, where high-volume dryers accumulate lint far faster than residential units. These jobs run $180 – $450 depending on run length, access difficulty, and whether the system needs partial re-routing. We schedule around your operating hours and provide documentation for property managers and insurance carriers.
Multi-Unit System Maintenance
Condo and townhome complexes in Kendall often share vent stacks that run vertically through multiple floors. Our techs clean these from both ends using negative-air machines to prevent lint from contaminating occupied units. We mark every access point and provide before-and-after photos for your maintenance records.
High-Frequency Scheduling
Commercial dryers in Kendall’s humid climate need cleaning every 3 – 6 months, not annually. Lint absorbs moisture from the air, compacts faster, and creates blockages that strain motors and extend dry times. We set up recurring appointments with written pricing locked in for the contract term.
Trusted Brands We Service in Kendall
We stock parts and accessories from Aprilaire, Abatement Technologies, and Guardsman for fast turnaround on Kendall jobs. That means when we find a failed vent cap, a disconnected transition, or duct that needs replacement, we don’t leave to order parts and make you wait. Our vans carry rigid metal duct, proper sealing mastic, and bird guards sized for South Florida’s common vent configurations. If your system uses specialized components from Honeywell or Rotobrush equipment, our techs are trained on those platforms too. The goal is one visit, done right, with the 365-Day Done Right Promise backing every connection we make.
Common Dryer Vent Cleaning Problems We See in Kendall Homes
- Baked-on lint in hot attic runs. Kendall’s 140°F attics turn trapped lint into a hardened layer that standard brushing won’t remove. We use agitation tools under negative pressure to break it loose, then extract with HEPA filtration so nothing settles in your insulation.
- Crushed flex duct behind air handler platforms. In Kendale Lakes and The Hammocks, we regularly find 1990s-era flex duct that was kinked during original installation and has gradually collapsed. The dryer works harder, the motor overheats, and the homeowner blames the appliance.
- Disconnected sections leaking lint into attics. Original flex duct from the 1980s – 2000s has outer jackets that tear in the humidity. Lint escapes into the attic instead of reaching the exterior cap, creating a fire hazard hidden above the ceiling that homeowners never detect until we run a camera.
- Clogged exterior caps from humidity and pests. Kendall’s 70 – 90% relative humidity corrodes screens and traps debris. Birds nest in the openings. We replace damaged caps with proper venting hardware and install bird guards where needed.
Pricing for Dryer Vent Cleaning in Kendall, FL
A typical residential dryer vent cleaning in Kendall runs $120 – $280. That’s for a standard single-family home with accessible vent runs up to 25 feet. Longer runs with multiple elbows, attic access requiring ladder work, or systems needing partial re-routing fall toward the higher end. Commercial systems start at $180 and run to $450 for multi-unit stacks or high-volume laundromat setups.
Dryer vent inspection as a standalone service costs $85 – $150 and includes camera footage and airflow measurement. If you proceed with cleaning, we apply the inspection fee toward the full job price.
What moves the price: run length, number of elbows, attic versus crawlspace access, whether the duct is rigid metal or original flex, and whether we find disconnections or damage requiring repair. 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. Call (361) 326-5060 for an exact quote on your Kendall home. Estimates are free.
We Also Serve Cities Near Kendall
Our Miami-based crews also handle Dryer Vent Cleaning across South Florida, including Jacksonville, Miami, Tampa, and Orlando. Each location operates independently under The Garrison Standard with the same written pricing, background-checked technicians, and 365-Day Done Right Promise.
Serving Kendall, FL - Our Local Coverage Area
We’re based in the Kendall 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 Dryer Vent Cleaning in Kendall
Once a year for most Kendall homes, and every 6 months if you dry more than five loads weekly or have pets that shed. The combination of near-constant AC operation and extreme humidity here means lint absorbs moisture and compacts faster than in drier climates. Call (361) 326-5060 to schedule. We’ll inspect first and tell you honestly whether you’re due.
Restricted airflow from lint buildup is the cause in 90% of cases we see. In Kendall’s 1990s homes, the vent run often has multiple elbows in a 140°F attic where lint bakes onto duct walls. A simple trap cleaning won’t fix it. We run a camera to find the blockage, then remove it with agitation tools and measure airflow after to confirm the dryer gets back to one-cycle performance.
Yes. We clean commercial systems for laundromats, multi-family complexes, and hospitality businesses throughout Kendall, with scheduling that works around your operating hours. Commercial jobs start at $180 and include documentation for property managers and insurance. Call (361) 326-5060 for a written quote on your building.
Wet duct syndrome refers to condensation forming inside uninsulated or unsealed ductwork in hot, humid attics. In Kendall, it most commonly affects HVAC flex duct, but we see it in dryer vents too when attic air leaks into the duct through disconnected joints. The moisture mixes with lint to form a paste that hardens and restricts airflow. We fix it by sealing every joint with proper mastic and replacing damaged flex with rigid metal where needed.
Yes. A pre-purchase dryer vent inspection costs $85 – $150 and includes camera footage of the full run, airflow measurement, and a written report with photos. For Kendall homes built 1980 – 2010, we especially recommend this because original flex duct in these properties often has hidden damage that becomes the buyer’s expense after closing. Call (361) 326-5060 to book. Estimates are free.
Written by Roy Castellanos, Owner at Hollis Air Duct Cleaning, serving Kendall since 2004 as part of the Garrison Partners family.