One Building. Every Dryer. One Record.
Apartment communities, condo and HOA properties, management portfolios, laundromats, hotels, and senior living. Every unit scoped on its own line, airflow measured before and after, findings ranked by risk, and every code exception named in writing.
Written, line-item scope before any work begins · Per-unit photo evidence · Licensed & insured.
For a homeowner, our angle is evidence they can see. For a property or facilities manager, that same evidence cashes out as something more useful: a file that answers a resident complaint, survives an insurance question, and reads identically at every property you run. A per-unit price from an operator working one building can’t produce that. We sell the documented record, not a receipt — and when a unit doesn’t need work this cycle, the record says that too.
Six buyers, one standard.
Different buildings, different access problems, different people signing off. The deliverable doesn’t change: every dryer in the program measured, photographed, and written up on its own line.
Apartment Communities
On-site and regional property managers
Stacked runs, shared chases, and one lint problem that repeats a hundred times. Every unit gets scoped, cleaned, and written up on its own line — not rolled into a building total.
Condo & HOA Boards
Board members and community association managers
A board has to defend the spend and the order it was spent in. You get a risk-ranked list of what was found, what was corrected, and what can honestly wait a cycle.
Property-Management Portfolios
Portfolio and asset managers across multiple properties
One scope of work, one record format, every property in the portfolio. The file from building nine reads exactly like the file from building one.
Laundromats & Commercial Laundry
Owners and operators running machines all day
Duty cycle changes the math entirely — a bank of commercial dryers can load a duct with lint in weeks. Service intervals get set from measured airflow, not a calendar guess.
Hotels & Hospitality
Chief engineers and directors of facilities
Guest laundry, staff laundry, and a back-of-house exhaust run nobody has scoped since the building opened. We work around occupancy and leave the record with engineering.
Senior Living & Assisted Living
Executive directors and facilities leads
Residents who can't evacuate quickly raise the stakes on a lint fire. Unit-level documentation and low-disruption scheduling are the point, not an upsell.
What keeps you up at night — and what we deliver.
A property manager isn’t buying a clean duct — they’re buying down a list of risks they personally answer for. The documentation exists to move those off your desk and into a record.
An owner, an insurer, or a board asks when the dryer ducts were last serviced — and to what standard.
A per-unit table with the date, the route and materials, airflow before and after, and what was corrected. One file that answers the question for the whole property.
A lint fire in one unit instantly becomes a question about every other unit in the building.
Every unit in the program carries its own record and photo set, so 'was that one actually done' is never an open question after the fact.
The budget is fixed and there are more units than the budget covers this cycle.
Findings ranked by risk, so the worst runs are corrected first — and the reasoning behind the order is on paper if anyone challenges it.
Residents report three-cycle drying; maintenance blames the appliance, the resident blames the building.
Back-pressure at the dryer connection and airflow at the termination separate a bad duct from a bad machine in writing, before anyone buys parts.
Site staff turned over and nobody remembers what last year's vendor actually did.
The documentation belongs to the property, not to a technician's memory. Next year's crew starts from the last set of readings.
Access. Working residents, occupied units, and a scheduling window that has to hold.
Per-unit scheduling with posted windows and a documented no-access list, so the program doesn't stall on the doors nobody answered the first time.
Approving a new vendor stalls in the management portal before work can even be scheduled.
General liability, workers' compensation, and commercial auto certificates issued naming the entities you require, sent with the proposal rather than after it.
The documentation is the product.
A per-unit record, not a job total
Every dryer in the program gets its own line: route, materials, developed length, airflow before and after, and what was corrected. A building total tells an insurer nothing; a per-unit table tells them everything.
Airflow measured, both ends of the visit
We read airflow at the termination on arrival and again on the way out, with the same instrument at the same point. The improvement is a number in your file, not a claim in an invoice description.
Findings ranked by risk
Not every unit needs work this quarter. We rank what we found so a fixed budget goes to the worst ducts first, and you can show exactly why the order was chosen.
Code stated in plain words
Where a run breaks IRC M1502 — foil hose inside a wall, an over-length route, a screened termination — the record says so, cites the requirement, and prices the correction.
Photo evidence attached
Camera stills from inside the duct and shots of every termination. Nothing in the file is asserted without an image behind it.
COI and vendor onboarding handled
General liability, workers' compensation, and commercial auto certificates naming you as required, so approving us as a vendor doesn't stall in your management portal.
Lint is a fire load. Code says how to move it.
At building scale the same four failures repeat floor after floor. Here is what every run in a program gets checked against — and what a finding actually means when it lands in your file.
Developed length, not tape-measure length
IRC M1502 limits the run and charges every elbow against that limit. In stacked and shared-chase buildings, the route is usually longer than anyone assumes — we do the math per unit and put the number in the record.
Rigid metal, joints in the direction of airflow
Smooth rigid metal duct, sealed with foil tape, with no fasteners projecting into the airstream — every screw inside a run becomes a lint dam. Where a wall run is flex, we flag it as an exception, not an opinion.
Terminations that shed lint instead of trapping it
Outdoor termination with a backdraft damper that swings free, and no mesh screen — screened dryer terminations are prohibited under IRC M1502 for exactly the reason you'd expect. Rooftop and soffit terminations get checked for re-entrainment.
Listed components where the run demands them
A UL 2158A-listed transition connector at the machine, and where no shorter legal route exists, a listed dryer exhaust duct power ventilator (DEDPV) rather than a generic inline fan. Commercial and multi-family exhaust is also governed by the IMC where it's adopted.
The same work, at portfolio scale.
One property or a whole portfolio? One scope, one record format.
Tell us the property and the count — units, floors, machines in the laundry room, ZIP codes if you have several sites. We’ll scope the work from a walkthrough, tell you what documentation it produces, and quote it line by line before anything is scheduled. We’ll send the insurance certificates your onboarding portal needs with the proposal, not after it.
Request a compliance quote
Single-site, multifamily, or national portfolio — tell us the system and the sites.
Commercial programs — FAQ
How is a commercial program priced when every building is different?
Per property, after a walkthrough. Riser layout, unit count, access, and how many runs actually need correction versus cleaning all move the number, so a flat per-unit price quoted sight-unseen would be a guess. You get a written, line-item scope before anything is scheduled.
What exactly does the per-unit record contain?
For each dryer: the route and materials, measured developed length, airflow at the termination on arrival and again on completion, camera stills from inside the duct, a photo of the termination, and any code exception found with the correction priced. Units that needed nothing are recorded as such.
How often should multi-family dryer vents be serviced?
It depends on duty cycle, run length, and what the last readings showed — which is why we set the interval from measured airflow instead of quoting a universal number. A commercial laundry can load a duct in weeks; a lightly used unit in a short, straight run goes far longer. The first program cycle gives you the real answer for your building.
Can you work in occupied units without a maintenance escort?
That's your call and your access policy. We schedule per unit with posted windows, and whether our technician is escorted by site staff or entering on a notice-to-enter is set in the scope of work before the first day. Units we can't access are documented and rolled into a return pass.
Do you handle vendor onboarding and insurance certificates?
Yes. General liability, workers' compensation, and commercial auto certificates are issued naming the ownership entity, the management company, or both, in whatever format your portal requires. We send them with the proposal so approval isn't the thing holding up the schedule.
What happens when a unit fails code rather than just needing a cleaning?
It goes in the record as a finding, with the requirement it breaks named in plain words, a photo behind it, and the correction priced separately. Cleaning a duct that runs foil flex through a wall cavity doesn't fix the problem — pretending otherwise would just move the risk to next year.
Do the findings tell us what to fix first?
Yes — that's the point of ranking them. Blocked runs, gas dryers venting against a restriction, and flammable duct inside a wall come before cosmetic corrections. When the budget covers part of the property, the record shows why those units were chosen.
Can you cover several properties under one agreement?
Yes. One scope of work, one record format, and per-property documentation across the portfolio, so the file from one building can be read the same way as the file from any other. Each property still gets its own walkthrough and its own quote.
Get it inspected. Get it in writing.
Flat fee confirmed when you book. Same-week scheduling. A pass/fail verdict within 48 hours.
24/7 Response
No airflow, overheating dryer, burning smell, or a vent you're not sure about? We answer 7 AM to midnight and the assessment ends in a written safe-to-use verdict — including a do-not-use notice when the evidence supports one. After-hours dispatch runs subject to crew availability.
Emergency line