A Camera, A Meter, And A Report Your Client Can Read.
Dryer exhaust scoped for a transaction: a pre-listing look before it becomes a negotiating item, a specific answer when a general inspector flags the vent, and documented corrections that close the item before the final walk-through.
Written pass/fix report with camera stills · Findings priced line by line · The owner authorizes the work and receives the report.
Most trade pages aimed at agents open with a roster and a testimonial. We do not have either for this segment yet, and inventing them would be a strange way to start a working relationship built on documentation. Here is what we do have: one trade, a camera, an airflow meter, and a report format that says what was found, shows the image behind it, and prices the fix. Everything below is scope and method. Judge it on that.
Three points in a transaction, one small duct.
A dryer vent is never the reason a deal happens. It is occasionally the reason one gets awkward in the last ten days, which is a bad time to be gathering facts.
Find it while it is still your timeline
A dryer vent nobody looked at becomes a negotiating item the week before closing, when the seller has the least room to move and you have the least time. Scoped in advance, it is either a clean line in the seller's disclosure file or a small repair done at leisure, at a price the seller chose rather than a credit the buyer named.
Turn one vague line into a specific fact
General home inspectors flag dryer exhaust constantly and rarely in detail — a photo of a lint-packed hood, a note about flex duct, sometimes just "recommend evaluation by a qualified contractor." We put a camera in the duct and a meter at the termination and come back with what is actually wrong, what it costs, and what is fine as-is. Sometimes the honest finding is that the item does not warrant a repair, and we will write that too.
Close the item with paper
A repair that happened but was never documented reopens at the final walk-through. Corrected work is photographed and re-measured, so the file shows the before condition, the work performed, and the airflow reading afterward. That is what closes an inspection item cleanly instead of leaving it to a conversation on the driveway.
Written to survive the other side reading it.
A report is only useful in a negotiation if the party it is aimed at can check every claim in it. That constraint is what shapes the format.
Camera footage from inside the run
Stills of the duct interior showing lint load, crushed sections, disconnected joints, or screws in the airstream. Nothing described in the report exists without an image behind it.
The route, mapped and measured
Where the duct runs, what it is made of, and its developed length with the elbow count — the figure that decides whether the run is inside what IRC M1502 allows or over it.
An airflow reading at the termination
A measured number rather than an adjective. If the vent is cleaned, a second reading after the work shows what changed.
A plain pass or fix verdict
Written for a client, not for a contractor. It says what condition the vent is in, whether it needs work before the sale, and what would happen if nobody touches it.
A fixed, itemized quote when work is needed
Priced line by line against the photograph that found it. The client is free to take that quote to any contractor — it is a scope document, not a hostage.
What we can compress, and what we cannot.
An inspection is a short visit with a camera and a meter, and it is generally easy to place at short notice. A cleaning is about an hour. Those two we can usually work around a contract calendar.
What does not compress: a roof termination in bad weather, a part that has to be ordered, a run that needs rebuilding inside a wall, and anything that requires a licensed professional for a gas connection. Those have real lead times, and telling you they do not would just move the disappointment to a worse day. If the date is tight, call the office and we will tell you what is genuinely possible before anyone commits to an amendment.
One more thing worth saying plainly: we will not write a report to suit whichever side is paying. If the vent is fine, the report says the vent is fine, and if it is not, it says that with a photograph. An agent who wants a document that holds up in a negotiation should want it that way.
One visit, one written answer.
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.
If the inspection turns into work, the cleaning and any correction are quoted as their own line items from the published rates, against the photograph that found the problem.
Where this connects
The service itself: what gets scoped, measured, and written down.
Airflow verificationA measured reading and a report, when the question is only whether it works.
Property managersRecurring work across a rental portfolio, priced and documented per door.
Standards & insuranceThe codes we measure against and the certificates available on request.
Give us the address and the deadline it has to clear.
Tell us whether it is a pre-listing look or a response to an inspection item, who is authorizing access, and when the report is needed. If the timeline does not work we will say so on the call rather than after the booking.
Agents — FAQ
How many agents do you work with?
We are not going to give you a number, because the honest answer is that this is a new lane for us and an invented figure would be the first thing we told you. What we can point at is the work itself: this brand does dryer exhaust and nothing else, every finding is photographed, and the report format is the same one our other clients get. Judge it on the document, not on a roster.
Can you fit an inspection before a closing date?
Usually, and we will tell you honestly at booking if we cannot. An inspection is a short visit and is easy to place. What is harder to compress is repair work that needs a part, roof access, or a licensed professional for a gas connection — those have real lead times and weather dependencies. If the date is genuinely tight, call rather than book online so we can look at the calendar with you.
Who authorizes the work, and who gets the report?
The property owner or the party under contract authorizes the visit and receives the report. We are glad to copy you, coordinate access with you, and walk you through the findings. What we will not do is change a report at anyone's request, including the person paying the invoice — that is the only thing that makes the document worth handing to the other side.
The inspector wrote "recommend evaluation." Is that always a repair?
No, and treating it as one costs sellers money. A hood full of lint and a duct that is structurally wrong look identical in a general inspection photo and are completely different repairs — one is an hour, the other opens a wall. That is exactly what a camera and a meter separate, and a fair number of these turn out to be a cleaning rather than a defect.
Do you do the repair as well as the inspection?
We can, and you should know that means the same company is finding the problem and quoting the fix. We handle that the way we handle it everywhere: the finding is photographed so anyone can check it, the quote is itemized, and the client is explicitly free to take it elsewhere. If you would rather the inspection stay independent of the repair, say so and we will just hand over the report.
Will you give a verbal so we can decide quickly?
Our technician will tell the owner what was found before leaving the property, and the written report with the images follows on the brand's standard 48-hour turnaround. For an inspection contingency you generally want the written version — a verbal is not something either side can attach to an amendment.
What about a rental portfolio rather than a single sale?
That is a different service and it is priced differently. Recurring work across a number of doors runs through our property management program, where the deliverable is a per-door record rather than a transaction document.
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