Every Door Measured. Every Door On A Row.
Dryer exhaust cleaning and camera inspection across a managed building or a portfolio. Airflow read at the termination before and after on every unit, findings separated from cleaning, and a no-access list you can actually work — in one file that reads the same at every property you run.
Certificates issued before scheduling · Written, line-item scope before any work begins · Licensed & insured.
Almost nobody calls us because they woke up thinking about dryer exhaust. They call because a work order came in, or a fire happened somewhere in the portfolio and now someone upstairs wants dates. That is the honest entry point, and it shapes what we hand back: not a clean duct you have to take on faith, but a number per door, twice, with the doors we could not open listed by name.
Six versions of the same unanswered question.
Different tickets, one missing thing behind all of them: nobody has measured anything, so every conversation is opinion against opinion.
“It takes three cycles to dry a towel”
The most common laundry ticket in any building, and the one nobody can settle by argument. Maintenance suspects the machine, the resident suspects the building. A reading at the termination decides it in about ten minutes, before anyone orders a part.
The lint question after a fire anywhere
A dryer fire in one unit turns into a written question about every other unit on the property, usually from someone who wants dates. If the only answer is a vendor invoice with a building address on it, you are going to have a bad week.
Doors nobody answered
In an occupied building the schedule breaks on access, not on labor. Six units out of ninety will not be entered on the first pass, and the failure mode is that those six quietly disappear into a completed total.
A duct that was cleaned and still fails
Cleaning a run that is too long, crushed inside a chase, or built from foil flex will not restore airflow. If the second reading barely moves, the duct is the problem and the invoice should say so instead of billing you again next year.
Ownership changed and the history is gone
New asset manager, new regional, new maintenance supervisor, and no record of who cleaned what. Documentation that lives with the property instead of with a technician is the only version of this that survives turnover.
A budget that is already set
You are rarely asking for every defect fixed. You are asking which doors have to be funded now and which can wait a cycle without becoming a fire memo.
Paperwork first. Brushes fourth.
Most multi-unit jobs stall on vendor approval or on access, not on the work itself. Both get settled before a technician is on a schedule.
Insurance and onboarding, before a date exists
General liability, workers' compensation, and commercial auto certificates go out naming the ownership entity, the management company, or both, in the format your approval portal wants. If your system needs an approved-vendor record before a work order can be cut, that clears here rather than on the morning of the first unit.
Walk the building and count the real runs
Not the door count from the rent roll. How many dryers are gas and how many electric, which stacks share a riser, where the terminations actually come out, whether the top floor vents through the roof, and which units were remodeled by a previous owner into a route nobody documented. That list becomes the row order on every report you get afterward.
Notice text and an access method you approve
We supply the resident-facing notice wording so your office is not drafting it, you send it under your own lease terms, and entry happens the way your policy says: escorted by maintenance, by notice-to-enter, or by appointment. We do not improvise an entry method on site.
Read, clean, read again, on every door
Airflow is measured at the termination before the brush goes in and again after the line is clear, and both numbers go on that unit's row. The full length gets rotary-brushed under HEPA vacuum, the transition hose behind the machine is cleaned or replaced, and the exterior hood and backdraft damper are checked by hand.
Findings separated from cleaning
A blocked run that cleaned out fine is a completed line. A run that is over the developed length IRC M1502 allows, built from foil flex inside a wall, held together with screws pointed into the airstream, or terminated behind a screen is a finding — named, photographed, and priced on its own, not folded into the cleaning charge.
One file, and a short list of the doors we missed
The property file lands in one format every cycle so this year reads against last year without translation. Attached to it is the no-access list with the date and the number of attempts per unit, which is the part most managers actually use first.
The record outlives everyone on site.
A row per door
Unit number, date, technician, gas or electric, route and materials, arrival airflow, completion airflow, and disposition. It reconciles line for line against the run list you approved at the walkthrough.
Two readings, not one
Before and after airflow at the termination for every unit serviced. One number proves nothing; the pair is what shows the visit changed something, and what flags the ducts where it did not.
Camera stills from inside the duct
Images of what the run actually looked like — lint load, a crushed section in a chase, a disconnected joint above a ceiling — tied to the unit number so a finding can be shown without sending anyone back.
Code exceptions in plain words
Where a run breaks IRC M1502, the report names the requirement, shows the photo, and prices the correction separately. Nothing is described as a violation unless we can point at the sentence it breaks.
The no-access list
Every unit we could not enter, with each attempt dated. These are never counted as serviced and never hidden inside a total. You get them as a short chase list your office can work.
Current certificates
Coverage documents issued to the entity names you specify and re-issued each renewal, so nothing in your vendor file expires while a cycle is still running. Additional insured available on request, within one business day.
What a cleaning cycle will not fix.
A duct that is too long for the code, routed through a chase with a crushed section, or built from foil flex inside a wall does not get better because it was brushed. It will read low again next year. We will tell you that in the report and price the correction as its own line, but the correction is construction: in an occupied unit it often means opening drywall, coordinating with your maintenance staff, and a second visit. Anyone selling you an annual cleaning as the answer to a structural route problem is selling you the same problem twice.
Field airflow readings are comparative, not laboratory instrumentation. They are taken the same way at the same point on every unit, which is what makes the before and after pair meaningful and what makes this year comparable to last year. They are not a certified test result, and we will not present them as one.
And we cannot make a resident open a door. Second attempts help; a list at the end is the honest alternative to pretending the unit was done.
Walked first, then held per door.
A per-door figure quoted over the phone for a building nobody has looked at is a guess. Roof terminations, shared risers, the gas-to-electric mix, and occupancy all change the labor. So the building is walked, the run list is fixed, and then the rate is held for the cycle.
Prices shown are starting estimates and may change with the condition, access, and scope we find on site. Only a written quote from an on-site visit is a price we commit to.
Every correction on the findings list carries its own price, tied to the image behind it, which lets you sign off a single unit or a whole stack at a time. The rates those corrections are built from sit on the pricing page.
Where this connects
The full building-scale program, including laundromats, hotels and senior living.
HOA & condo boardsSame buildings, a volunteer board signing off instead of a management office.
Multi-unit service detailWhat a single door in the program actually receives, step by step.
Standards & insuranceThe codes we work to, and the certificates your vendor file needs.
Tell us the door count and how bad the access really is.
Send the property, the dryer count, occupancy status, and the shape your vendor approval takes. You get back a walkthrough date, the report format, and the certificate package your file needs — before anyone quotes you a per-door number.
Request a compliance quote
Single-site, multifamily, or national portfolio — tell us the system and the sites.
Property management — FAQ
How do you price a building we've never had serviced?
Per property, after a walkthrough. Door count on its own is a weak predictor — riser layout, roof versus wall terminations, the gas-to-electric mix, occupancy, and how many runs need correction rather than cleaning all move the figure. Once the run list is fixed we hold the per-door rate for the cycle so the line item in your budget stops moving.
What happens to units nobody lets you into?
They go on the no-access list carrying the date notice went out and a count of how many times we tried, and they are not billed as serviced. A second attempt is built into the same cycle. Anything still unentered after that comes back to you as a list, because an unopened door is your office's problem to solve and hiding it inside a completion percentage helps nobody.
Can you tell us whether it's the duct or the dryer?
That's usually the whole point of the visit. We take back-pressure at the machine connection and airflow at the termination. A restricted duct and a failing dryer produce different pairs of numbers, and both readings go in the record — so when maintenance orders a part or a resident is told to replace a machine, there's something behind the decision.
Do you clean the whole run or just what you can reach?
The full developed length, worked with a rotary brush while the line is held under negative pressure by a HEPA vacuum, so what comes loose leaves the building instead of settling in a laundry closet. The exterior hood is cleared by hand and the damper is checked for free swing, which is where a surprising share of blockages actually sit.
Will you name our management company as additional insured?
Yes, and the ownership entity too if the agreement calls for it. General liability, workers' compensation, and commercial auto, issued to the exact entity wording your onboarding requires. If the certificates have to be uploaded to a compliance portal rather than emailed, we upload them.
How often should a managed building be back on the schedule?
Set it from the readings, not from a calendar rule. A short straight run in a lightly used one-bedroom holds for a long time; a long run serving a family of five, or a common laundry room, loads far faster. The first cycle gives you the real interval for your building, and we would rather push a return date out than book work a reading doesn't support.
Can one agreement cover several properties?
Yes. Same scope of work, same report format, per-property documentation and per-property invoicing — or one consolidated invoice with a property-level breakdown, whichever way your operating statements are cut. Each building still gets its own walkthrough, because pricing a property you haven't looked at is guessing.
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