Every visit starts with a free Whole-Home Air & Attic Check, whether you are cleaning before move-in or fixing inspection findings before closing.
What a home inspection can miss in the ducts, dryer vent and attic
Quite a lot, through no fault of the inspector. Florida defines a home inspection as a limited visual examination of readily accessible systems, and that includes the HVAC system. Ducts run through attics and behind drywall, and a dryer vent can run a long way inside a wall, so most of what matters is not readily visible. Reports often say further evaluation is recommended.
A camera shows what a flashlight cannot. Wherever your system allows it, we look inside the ducts and along the dryer vent, show you what we see, with photos whenever possible, and measure the attic insulation in several places. You walk into negotiations, or into your new home, with facts instead of guesses. Nothing here is a verdict on the house. It turns the unknown parts into something you can see, price and talk about.
Cleaning the ducts and dryer vent before you move in
Often it is worth a look, and the empty house makes it easy. There is no furniture to move and no one to work around. You also have no idea when the last owner cleaned anything. Pets, smoking, renovation dust and a long vacancy are all common in resale homes, and a camera look inside, wherever the system allows it, shows you which of those you inherited.
The dryer vent deserves special attention. The U.S. Fire Administration lists failure to clean as the leading factor in residential dryer fires, and cleaning removes that lint fire hazard. If the ducts look fine, we say so and you skip the cleaning, since EPA does not recommend routine duct cleaning. If they need work, you see what we see, with photos whenever possible, and the technician confirms the price before you decide. Nothing is booked until you approve that price.
Sellers can fix inspection findings before closing
Start with the report. Findings in our area of work usually read like this: a clogged dryer vent, dusty returns, staining near the air handler, or thin attic insulation. Send us the relevant pages when you book. We inspect, show you what we see, with photos whenever possible, and the technician confirms a price on the items, and nothing is added without your approval. That keeps the conversation with the other side factual.
When we finish, we show you the result, with photos whenever possible, which gives you something concrete to hand the buyer's agent. Closing dates are tight, so book early. Our hours are Monday to Friday, 8 a.m. to 7 p.m., and Sunday by appointment. Same-day visits when our schedule allows, but we cannot promise a date, and we will tell you plainly what fits. If a finding is outside what we do, such as a roof or electrical issue, we will say so rather than guess.
Upgrading attic insulation before listing or after buying
It depends on what is up there. ENERGY STAR says that if insulation is level with or below the floor joists, you probably need more, and its recommended levels for the warmest climate zone run from R30 to R49. Insulation that is compressed, wet or missing in patches is a finding you can act on, and a camera and tape measure settle it fast.
We measure depth in several places, photograph the attic whenever possible and recommend an upgrade only where the measurements support it. We do not promise a sale price or a specific energy savings. If we see signs of past moisture, we show you, because EPA's advice is to find and fix the water source first. Our technicians are our own employees, and the price is confirmed and approved before any work starts.
A buyer and seller checklist before closing
- Read the inspection report for any HVAC, attic or dryer notes, especially lines that say further evaluation is recommended.
- Assume nobody knows when the dryer vent was last cleaned, and ask the seller what they remember.
- Send the relevant report pages when you book so the price matches the findings.
- Ask to see what the camera shows in the ducts and dryer vent run, wherever the system allows it, and how deep the attic insulation is.
- Keep the invoice, and any before-and-after photos we share, in your closing file.
- Book early, because same-day service depends on a truck being free.
- Ask about past leaks or water stains, since EPA says materials dried within 24 to 48 hours usually do not grow mold.
