A Documented Answer On The Ductwork, Before The Deadline
Camera inspection with dated interior photographs and a written finding your client can read. Booked against an option period or a closing date, with a firm price attached to anything we recommend.
A clean system gets written up as clean. That verdict costs the inspection fee and nothing more.
This is a new part of the business for us.
We have no roster of agents, no testimonials from anyone in real estate, and no claim that a number of brokerages already use us. Any page that tells you otherwise on its first week in a market is telling you something it cannot back up.
What is true is narrower and more useful. We inspect and clean residential duct systems every working day, we own the borescope and the negative-pressure equipment the job requires, and the documentation described further down this page is the same documentation we already produce for homeowners. Pointing it at a transaction changes the deadline, not the method.
Judge it on the first report you order. That is the only evidence either of us should be relying on right now.
Four points in a deal where someone needs a real answer.
Pre-listing look
A seller wants to know whether the ductwork is going to become a line in someone's repair request. A camera pass gives a documented answer either way. If the runs are clean, that photograph is worth having on file before a buyer's inspector arrives with an opinion. If they are not, the seller decides what to do about it on their own timetable rather than under a deadline.
Re-inspection of a flagged system
A general inspector writes something like "ducts appear dirty, recommend evaluation by a specialist," which is a sentence with no scope and no number attached to it. We go and look with a borescope, photograph what is actually in the runs, and put a specific condition and a specific cost in writing so the negotiation is about a figure rather than an adjective.
A number both sides can read
A written quote against a photographed condition is harder to argue with than an estimate someone typed from a phone call. Both parties get the same document, at the same time, with the same photographs. We do not produce a second version for the other side.
The new owner's first question
Buyers move in and immediately want to know what is in the system, especially where the previous owner had pets or the house sat vacant. The inspection or cleaning happens between closing and move-in when the house is empty, which is the easiest access anyone will ever get.
Four parts, and one of them is often good news.
Dated interior photographs
Borescope images from inside the accessible supply and return runs and both plenums, with the date on the file. Forwardable as-is, no editing, no watermark over the part that matters.
A written condition statement
What the dust load looks like, whether there is moisture staining, whether a run is crushed or disconnected, and whether anything suggests vermin. Written in sentences a client can read without a glossary.
A verdict, including the boring one
Clean now, clean these runs only, or leave it alone. The third answer is common and we write it down as readily as the first, measured against the EPA's published guidance rather than against what would be convenient.
A firm cost for the work we recommend
If we recommend anything, it comes with a written price for that scope, so a repair request or a credit conversation has an actual number in it.
And four things we will not do
- We are not home inspectors and this is not a home inspection. Our scope is the duct system, the plenums, the registers, and the coil compartment. Everything else in the house is outside it.
- We will not soften, reword, or withdraw a finding because a deal is close. The report says what the photographs show, and it says the same thing to whoever asks for it.
- We do not advise on what a seller is obliged to disclose. That is a question for your broker or an attorney, and an answer from a duct contractor could cost your client.
- We will not put a number on the property, the repair value to a buyer, or how a finding should affect price. We price our own scope and stop there.
Tell us the deadline when you book, not after.
An option period, an appraisal date, a walkthrough on Friday — say which one you are working to at the point of booking and it gets planned around. Learning about it the morning of the visit is how a report ends up a day late for no good reason.
An inspection runs sixty to ninety minutes and the written report goes out the same day in most cases. A full cleaning is a longer visit, three to five hours for a single-system home, which usually means booking the empty window between contract and closing rather than squeezing it around a showing schedule.
Where a house is occupied and a lockbox is the only access, we need that arranged in advance and confirmed by whoever has the authority to grant it. We do not enter a property on a verbal from someone who is not the owner or their agent of record.
The inspection is priced so the answer can be no.
An inspection that only pays for itself when it leads to a cleaning is not an inspection. Ours is priced as its own service, which is what makes it possible for us to write “this system does not need work” and mean it.
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 published rate sits on the pricing page, so a repair request can be checked against a public figure instead of a number somebody invented for one transaction.
Nearby on this site
The service page: what the borescope pass covers and what the report says.
Odor investigationFor the listing where the smell is the objection and nobody can name the source.
Mold assessment and referralWe sample and document. Remediation goes to a licensed remediator, never to us.
Published pricingEvery starting rate in one place, so a quote can be checked against it.
Send the address, the access arrangement, and the date you cannot miss.
One listing is a fine place to start, and honestly the right one. Order a single report, read it, and decide from there whether we are useful to your business.
Request a compliance quote
Single-site, multifamily, or national portfolio — tell us the system and the sites.
Real estate transactions — FAQ
Have you worked with a lot of agents?
No, and we would rather say that than imply otherwise. Agent work is a lane we have only just entered. What we bring to it is the equipment and the method we already use every day on residential systems — borescope inspection, source removal under negative pressure, and photographic documentation — plus a willingness to work to a closing date. If you want a company with a long list of agent references, that is a fair thing to want and we are not it yet.
The inspection report says the ducts need attention. How fast can you look?
Usually within a few days, and we will tell you honestly at the time of the call rather than promising a slot we cannot hold. Tell us the option deadline when you book, because that date decides whether we send a technician sooner and it is easier to plan around than to discover.
What does the client actually receive?
A PDF with dated interior photographs, a written condition statement, a verdict, and a firm price for anything we recommend. It is delivered to the person who commissioned it, and onward distribution is entirely their call. We never send a copy across to the other side of the transaction on our own initiative.
Can you do the work before closing?
Yes, if the seller authorizes it and access is arranged. A vacant house between contract and closing is the easiest job in this trade: nothing to protect, nobody to schedule around, and the system can run without inconveniencing anyone. We photograph before and after, and the after set goes to the file.
If a listing is clean, will you say so in writing?
Yes, and that is often the useful outcome. The EPA's position is that duct cleaning answers a condition rather than a calendar, so a system with a light dust load and no moisture or vermin does not need cleaning, and a photograph proving it is a genuinely helpful thing for a seller to hold. In that case you pay for the inspection and nothing else.
Do you pay referral fees?
No. We would rather be recommended because the report was useful than because there was a payment attached, and the arrangement gets awkward the first time our finding is inconvenient for a deal you are trying to close.
Can you handle a whole office or a brokerage arrangement?
We can, and it would be a first for us, so it would start as a conversation about how your listings and timelines actually run rather than a program we are pretending to already operate. Same pricing, same report, with a booking route your agents can use directly.
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
Water intrusion in the ducts, a musty smell that won't quit, or vermin in the system? We answer 7 AM to midnight and every visit ends with camera photos and a written verdict — including a straight "your ducts are fine" when that's what we find. After-hours dispatch runs subject to crew availability.
Emergency line