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 Ojus
Dryer vent cleaning in Ojus typically runs $150 – $275 for a standard residential system and $300 – $550 for commercial setups, with most jobs completed in under two hours. We’re familiar with the older ranch-style homes and duplexes that define this humid Miami-Dade pocket, and we know how Ojus’s slab-on-grade construction and low-lying vent terminations create problems you won’t find in inland neighborhoods. If your dryer’s taking two cycles or you smell musty air from the laundry room, call (361) 326-5060. Our dispatch team answers live, and crews serve Ojus from our South Florida office.
Why Hollis Air Duct Cleaning Is Ojus’s Preferred Dryer Vent Cleaning Company
We’ve been clearing lint pathways in Ojus since long before most local competitors opened their doors. Our Dryer Vent Cleaning in Ojus crews understand that homes near NE 186th Street and Greyknoll Park face a specific challenge: vent hoods that sit below the splash line after heavy rains, pulling water and fine sand back into the duct run.
Our technicians are background-checked, uniformed, and trained to The Garrison Code. They arrive inside the quoted window, price the job in writing before touching anything, and leave the site clean. Every repair 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.
Phones are answered by a live person 24 hours a day, 7 days a week. No voicemail loops, no callback queues.
Dryer Vent Inspection in Ojus
Dryer Vent Inspection in Ojus starts with understanding where your vent actually terminates. In this neighborhood, most homes built from the 1950s through 1970s discharge through the slab or a low wall near grade, not up through the roof. That means our inspection protocol differs from what we’d run in a newer block-and-cantilever home inland. We use Nikro camera systems to trace the full lint pathway, document corrosion at slab penetrations, and flag hoods sitting in the flood zone. A typical residential inspection in Ojus runs $89 – $150, with the fee credited toward cleaning if you proceed.
Post-Storm Water Damage Assessment
After heavy rain, we document whether water intrusion has compromised the duct material itself or just saturated the lint load. This distinction matters for insurance. Saturated lint can be extracted. Corroded galvanized pipe or a disconnected flex run behind the slab requires replacement, and we photograph everything so your adjuster sees why.
Fire Risk Documentation
Crushed flex behind slab penetrations and corroded joints in original rigid pipe don’t always show up as slow drying. Sometimes the first sign is a burning smell. Our inspection logs joint condition, clearance to combustibles, and hood operation for your records.
Commercial Dryer Vent Cleaning in Ojus
Commercial Dryer Vent Cleaning in Ojus covers multi-tenant buildings, coin laundries, and homeowner association facilities where accumulated lint creates both fire code exposure and operational downtime. We size our equipment to the run length, using Rotobrush rotary agitation and Nikro negative-air machines with HEPA filtration to capture lint without redistributing it into occupied spaces. A typical commercial job in Ojus runs $300 – $550 depending on duct length, access difficulty, and whether we need to coordinate with your facilities manager outside standard hours.
Multi-Unit Scheduling
We coordinate with property managers to sequence units without disrupting tenant laundry access. Our crew arrives uniformed and badged, works from written scope, and provides before-and-after documentation for each unit’s file.
Code Compliance Reporting
Commercial dryer vents in Miami-Dade fall under specific fire prevention requirements. We flag deficiencies in termination clearance, material type, and backdraft damper function so your maintenance team can address them before the inspector does.
Trusted Brands We Service in Ojus
We carry replacement hoods, transition ducts, and bird guards sized for the older construction common in Ojus, and we stock filtration products from Honeywell, Aprilaire, and Guardsman for homes where the laundry room shares air with living space. Our equipment roster includes Rotobrush rotary brush systems for mechanical agitation and Nikro negative-air machines for source removal under controlled pressure. Parts availability means most Ojus jobs finish same visit without waiting on a supply run.
Common Dryer Vent Cleaning Problems We See in Ojus Homes
- Slab penetration flooding: After heavy rains, vent hoods on 1950s – 1970s Ojus homes sit in standing water and pull splash-back into the lint pathway. We re-level hoods above the splash zone or relocate termination to prevent recurrence.
- Compacted lint mixed with Ojus sand: Fine sand from the local soil profile works into vent runs and binds with lint behind slab penetrations, creating dense blockages that shop vacuums won’t touch. Our Rotobrush agitation breaks this material loose for extraction under negative pressure.
- Corroded galvanized joints hidden behind walls: Original rigid pipe in older Ojus homes often fails at joints where decades of humidity have eaten the metal. Camera inspection finds these before they separate and vent hot, moist air into wall cavities.
- Crushed flex behind dryers: Tight utility closets in duplexes and ranch houses force sharp bends in transition duct, accelerating lint buildup and restricting airflow to the point of thermal overload.
Pricing for Dryer Vent Cleaning in Ojus, FL
A standard residential dryer vent cleaning in Ojus runs $150 – $275. That covers inspection with camera, mechanical agitation of the full lint pathway, extraction under negative pressure, and hood assessment. If we find a corroded hood, damaged transition duct, or need to re-level a termination, replacement parts and labor typically add $45 – $120. Commercial systems start at $300 and scale with duct length and access complexity.
We give you a written price before any work starts, and that price does not move at the door. No per-vent gimmicks, no coupon that balloons once the technician is inside. Every estimate is free. Call (361) 326-5060.
We Also Serve Cities Near Ojus
Our Dryer Vent Cleaning crews travel throughout 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 Ojus, FL - Our Local Coverage Area
We’re based in the Ojus 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 Ojus
We can clean it once standing water has receded and the duct has had 24 – 48 hours to drain, but we won’t run equipment through a flooded pathway because that forces moisture deeper into the system. We inspect first with a camera to determine whether the water damaged the duct material or just saturated the lint load. If the pipe itself is compromised, cleaning won’t solve the problem and we’ll document that for your insurance. Call (361) 326-5060 and we’ll schedule as soon as conditions allow.
We access the run from both ends: the dryer connection inside and the hood outside, using flexible rotary brushes and negative-air extraction that pull lint back toward our collection unit. The slab penetration itself stays intact. If the original galvanized pipe has corroded at a joint behind the slab, camera inspection finds it, and we can often reroute through an exterior wall rather than jackhammering concrete. Every approach gets a written price before we start.
Water damage shows as corrosion on metal pipe, delamination of flex duct, or standing water in the low point of the run; lint clog alone leaves the duct material intact with no moisture staining. We photograph everything during camera inspection and mark the images with our assessment. If the duct needs replacement rather than cleaning, that documentation goes to your insurer with a written scope and price.
Yes. Commercial systems typically run longer, serve multiple units, and operate under heavier use cycles, so we size our negative-air machines and rotary brushes accordingly. We also coordinate access with property management and provide unit-by-unit documentation that residential jobs don’t require. The fire code exposure is higher too, so we flag termination clearance and material compliance as part of every commercial scope.
Most Ojus homes need dryer vent cleaning every 12 – 18 months, sooner if you dry more than five loads weekly or if your vent terminates low where splash-back occurs. The tropical monsoon climate here accelerates lint compaction because humid air doesn’t carry moisture out of the duct as efficiently as in drier regions. If your dryer’s taking longer than one cycle per load, that’s your signal regardless of calendar. Call (361) 326-5060 for a free inspection.
Written by Roy Castellanos, Owner at Hollis Air Duct Cleaning, serving Ojus since 2004.