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 Westchester
Dryer vent cleaning in Westchester, FL typically costs $150 – $275 for a standard single-family home, with most jobs completed in 60 – 90 minutes and available within a few days of calling. We’re Hollis Air Duct Cleaning, and our Westchester crews handle the dense suburban tract housing and shared vent systems that dominate this pocket of unincorporated Miami-Dade County. Our dispatch and scheduling run through our Miami office, but the technicians who arrive at your door know the neighborhood: the ranch homes off SW 24th Street, the condo clusters near 87th Avenue, the long flex-duct runs that sag in attics through the wet season. Call (361) 326-5060 for a written estimate before any work starts.
Why Hollis Air Duct Cleaning Is Westchester’s Preferred Dryer Vent Cleaning Company
We’ve been in business since 2004 as part of the Garrison Partners family, and our Westchester customers return because we price in writing and stand behind the work. Our 365-Day Done Right Promise means if the vent re-clogs or the repair fails within a year, we come back at no charge, including a free second visit. That’s not a verbal assurance; it’s printed on every job ticket.
Our technicians are background-checked, uniformed, and expected to operate by The Garrison Code: arrive inside the quoted window, explain what they found before touching anything, and leave the site clean. You know who’s coming before they knock.
Phones are answered by a live person 24 hours a day, seven days a week. No voicemail loops, no callback queues, no waiting until Monday to schedule.
We understand Westchester’s housing stock. The 1970s – 1990s ranch and tract homes here often run dryer exhaust through long, multi-elbow flex runs that terminate low on the exterior wall. That construction detail changes everything about how lint accumulates and how it must be removed.
Dryer Vent Inspection in Westchester
Dryer Vent Inspection in Westchester, FL is the starting point for every job we take, and it runs $89 – $125 when booked as a standalone service or is included at no extra charge when bundled with cleaning. A Hollis technician arrives with a camera system and airflow meter, checks the lint trap housing, the full flex or rigid run, each elbow and junction, and the exterior termination. We measure static pressure and airflow at the hood to establish a baseline. In Westchester’s older homes, we’re specifically looking for sagging flex runs that pool condensation, elbows packed with damp-matted lint, and terminations mounted low behind shrubbery where airflow gets restricted.
Camera-Verified Source Removal
We run a borescope through the full lint pathway to locate the exact point of blockage. A homeowner near SW 24th Street and 87th Avenue called us about a dryer that took two cycles to dry a load and smelled faintly musty. Our tech pulled the exterior vent hood and found the flex run packed solid at a 90-degree elbow about six feet in, so we set up the Rotobrush with agitation tools and ran a camera inspection to confirm source removal all the way back to the air handler closet before reassembling. Drying time dropped back to a single cycle, and we flagged the sagging flex run for replacement so it wouldn’t pool condensation again during the wet season.
Written Findings and Upfront Quote
After inspection, you receive a written report with photos, airflow readings, and a fixed price for any recommended work. The price does not move once we start. That’s The Garrison Standard, and it applies to every Westchester home we enter.
Commercial Dryer Vent Cleaning in Westchester
Commercial Dryer Vent Cleaning in Westchester, FL covers multi-unit buildings, condo association laundry rooms, and property management portfolios where shared vent stacks or high-usage machines create fire code and insurance liabilities. Pricing starts around $225 for small shared laundry rooms and scales to $450 – $850 for larger multi-vent systems depending on duct length, access difficulty, and whether camera inspection of the full stack is required. We coordinate with building management for parking, equipment access, and resident notification, and we work around Westchester’s restricted street parking and gated community protocols.
Shared Stack and Multi-Unit Systems
Many Westchester condo buildings from the 1980s run dryer vents through a common wall penetration or vertical stack. We clean the full stack from termination to source, verify airflow at each unit connection, and document completion for association records. Our Nikro negative-air machines contain lint and debris during the process, so common hallways stay clean.
Code Compliance and Documentation
We provide written completion certificates that satisfy most insurance and HOA requirements. If your Westchester association’s policy requires annual vent cleaning, we schedule recurring inspections and flag any deterioration before it becomes a claim.
Trusted Brands We Service in Westchester
Hollis carries professional-grade equipment from Rotobrush, Nikro, and Guardsman, the same brands commercial crews use in high-rise and institutional settings. For Westchester homeowners, that means we stock the agitation tools, replacement flex duct, and exterior hoods that match your existing system, so we’re not ordering parts and making you wait. Our Rotobrush rotary systems break up matted lint at elbow junctions that vacuum-only crews miss. Nikro negative-air containment keeps debris out of your laundry space. Guardsman filtration products handle the fine particulate that standard shop vacuums recirculate. We explain what each tool does and why we’re using it before we start.
Common Dryer Vent Cleaning Problems We See in Westchester Homes
- Damp lint compaction at flex-run elbows. Westchester’s wet season runs May through October, and partially cleaned lint in sagging attic flex stays damp, compacts, and re-clogs within months. A vacuum-only cleaning makes this worse by leaving moisture-laden residue that hardens like papier-mâché.
- Low exterior terminations blocked by landscaping or fences. Many Westchester ranch homes terminate the vent hood within 12 inches of the ground, behind hedges or privacy fencing. We clear the airway and verify with a manometer reading, not a hand-waive check.
- Shared wall penetrations in duplexes and quadplexes. Two units exhausting through one penetration creates backpressure that forces moist air into the adjacent unit’s pathway. We identify the configuration and recommend separation or booster fan installation where code allows.
- Booster fans installed without airflow verification. Some Westchester homes with long duct runs have inline fans that were never balanced to actual static pressure. We measure before and after cleaning to confirm the fan is helping, not masking a blockage it will eventually burn out trying to overcome.
Pricing for Dryer Vent Cleaning in Westchester, FL
A standard residential dryer vent cleaning in Westchester runs $150 – $275. That covers inspection, agitation cleaning of the full lint pathway with our Rotobrush system, exterior hood clearance, and airflow verification. Jobs requiring flex-duct replacement, booster fan service, or access through finished attic spaces typically fall in the $275 – $425 range. Commercial shared-laundry systems start at $225 and scale based on vent count and stack height.
What moves the price: duct material (rigid metal vs. flex), number of elbows, length of run, accessibility, and whether we find damage requiring repair. We give you one flat price per system, agreed in writing, before any work begins. No per-vent pricing, no add-ons at the door. Estimates are free. Call (361) 326-5060.
We Also Serve Cities Near Westchester
Our Dryer Vent Cleaning teams also work in Jacksonville, Miami, Tampa, and Orlando. Each location operates independently under The Garrison Standard, with local crews who understand their market’s housing stock and climate conditions.
Serving Westchester, FL - Our Local Coverage Area
We’re based in the Westchester 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 Westchester
Every 12 – 18 months for most Westchester ranch homes, though homes with long flex-duct runs or heavy laundry usage may need cleaning every 10 – 12 months. The combination of Westchester’s year-round humidity and the multi-elbow flex runs common in 1970s – 1990s construction here means lint stays damp and compacts faster than in drier markets. Call (361) 326-5060 to schedule an inspection and we’ll tell you where your specific system falls.
Yes, and we recommend inspecting both sides of the penetration to verify each unit’s airflow is independent. Shared terminations in Westchester duplexes and quadplexes often create backpressure that pushes moist exhaust into the adjacent pathway. We document the configuration, clean each branch to the common point, and advise separation if code and structure allow.
Because humid air is entering a partially blocked duct and the trapped lint is staying wet. Westchester’s afternoon thunderstorms and 80%+ humidity from May to October push moisture through exterior hoods with broken flappers or missing screens. That moisture hits lint residue that a surface cleaning left behind, and microbial growth follows. We remove the source material and inspect the termination for weather intrusion.
We inspect the full vent stack from each machine to the roof or wall termination, clean with contained agitation tools, measure airflow at each connection, and provide a written completion certificate for association records. Pricing depends on machine count, stack height, and access. We coordinate with your property manager for scheduling and resident notification. Call (361) 326-5060 for a written quote.
No. Dryer vent cleaning addresses only the exhaust pathway from your dryer to the exterior hood. Supply and return duct cleaning is a separate service with different equipment and pricing. If you’re concerned about overall indoor air quality in your Westchester home, we can inspect both systems and quote them separately or together, but we do not bundle them without your explicit request and written approval.
Written by Roy Castellanos, Owner at Hollis Air Duct Cleaning, serving Westchester since 2004.