Whole-system duct and dryer vent check with before-and-after photos - you see exactly what came out of your vents
That "$99 whole-house special" is a bait ad - the real number appears once they are in your hallway, or the "clean" is a shop-vac at the register. We photograph the inside of your ducts before and after instead.
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After
Before
After
Before
AfterAir Duct Cleaning in Pearland, TX
Dryer vent cleaning in Pearland is a different job than it is in most Texas cities, because virtually every home here is a 2000s-2020s slab-on-grade build with a flexible duct run routed through an unconditioned attic that bakes at 140-150°F for half the year. That heat breaks down flex-duct inner liners, while Gulf Coast humidity above 75% keeps lint damp and sticky inside the vent run, so clogs form faster and vent fires become a real, documented risk rather than a theoretical one. We’re CleanRun Air Duct Cleaning, and we bring a written price and a before-and-after photo record to every Pearland job. Call (806) 606-6902 for a free estimate with no obligation.
Why Pearland Homes Are Different
Pearland’s housing stock is unusually uniform. Unlike older Texas cities where a technician might see six or seven generations of ductwork in a week, almost every Pearland call involves the same aging cohort: original flexible duct systems installed during the 2000s-2020s build-out of master-planned communities like Shadow Creek Ranch, Silverlake, and Southdown. These systems were installed in unconditioned attics, where summer temperatures routinely top 140°F. The inner liner of that flex duct cracks and sheds into the airstream as it ages, usually somewhere between year 10 and year 20. That’s exactly where Pearland’s housing stock sits right now.
Hurricane Harvey in 2017 added a second layer. An estimated half of Pearland’s homes took floodwater, and while most owners replaced flooring, drywall, and cabinets, the attic ductwork was rarely scoped as part of remediation. We regularly pull flex-duct sections in Harvey-flooded neighborhoods like parts of Shadow Creek Ranch and Southgate that show visible mold colonization inside a home that looks freshly renovated from the curb. Pearland is, in practical terms, a city dealing with two simultaneous aging crises: flex-duct liner degradation from attic heat, and microbial contamination from flood moisture that was never addressed.
Our Main Pearland Services
These are the two jobs Pearland homeowners call us about most often, each with its own dedicated page.
Air Duct Cleaning in Pearland
Whole-system Air Duct Cleaning in Pearland removes the accumulated debris, construction dust, and microbial buildup that Gulf Coast humidity accelerates inside duct runs. Because Pearland AC systems run 8-9 months per year, dust and biofilm accumulate faster here than in drier cities, which means the photo record we take before and after matters even more. Every duct run is documented both ways.
HVAC Cleaning in Pearland
HVAC Cleaning in Pearland goes beyond the ducts to the plenum, coil, blower, and drain pan, where visible growth and debris reduce airflow and force the system to work harder through Pearland’s long cooling season. In Harvey-flooded homes we often find the coil and blower were never touched during remediation, which is why the camera scope is part of the job before any cleaning begins.
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
- 2
You get an upfront price rangeHonest numbers before anyone is dispatched.
- 3
A background-checked tech heads outLicensed & insured, dispatched right away.
- 4
You approve before work beginsNothing starts until you say go.
BeforeAfterDryer Vent Cleaning in Pearland
Dryer vent cleaning in Pearland is a scheduled maintenance job with a safety component, because the same attic heat and humidity that degrade duct liners also break down the structure of dryer lint, making it pack into vent runs faster than in drier climates. Most Pearland homes route the dryer vent through the attic, which means a clogged run isn’t just an efficiency problem, it’s a documented fire risk. Lint buildup that would take years to accumulate in a drier city can become dangerous in Pearland in under two years. Our Dryer Vent Cleaning service includes a camera inspection and before-and-after photos of the full run.
Dryer Vent Inspection
Signs you need it
Clothes take longer than 40-45 minutes to dry, the dryer exterior feels hotter than normal during a cycle, or the flapper at the exterior vent doesn’t open when the dryer is running.
What it costs in Pearland
A camera-scoped dryer vent inspection in Pearland typically runs $89-$149, rolled into the cleaning price if you proceed with the full service.
How we do it
We run a camera through the full vent length from both ends, record the debris level and any liner separation, and photograph what we find before recommending whether cleaning or repair is warranted.
Lint Removal
Signs you need it
Lint is visible at the exterior vent opening, the dryer shuts off mid-cycle on its high-limit safety switch, or the laundry room smells musty when the dryer runs.
What it costs in Pearland
Full dryer vent lint removal in Pearland typically runs $129-$229, depending on the length of the run and whether roof access is required.
How we do it
We run a Rotobrush through the full vent with negative-pressure extraction at the exterior, removing built-up lint, then camera-verify the vent is clear and photograph the result.
What Dryer Vent Cleaning Costs in Pearland
| Item | Typical range in Pearland |
|---|---|
| Dryer vent inspection (camera scope) | $89-$149 |
| Lint removal / vent cleaning | $129-$229 |
| Vent rerouting or bird guard installation | $150-$350 |
How often should I clean my dryer vent in Pearland?
Every 12-18 months, given Pearland’s humidity levels and attic-routed vent runs. Homes with long vent runs or multiple bends should lean toward 12 months. We can check the vent condition with a camera scope and tell you where your run falls.
Why does my Pearland dryer vent clog so fast?
Attic heat above 140°F bakes lint into a denser, stickier material, while Gulf Coast humidity keeps it damp, so it adheres to the vent walls instead of blowing through. The combination is specific to Pearland’s climate. Call (806) 606-6902 for a camera inspection and a written price before any work starts.
Duct Repair & Sealing in Pearland
Duct repair and sealing in Pearland addresses the specific failure mode of this city’s housing stock: original flex-duct systems installed in unconditioned attics that have now baked through 10-20 Pearl summers. The inner liner cracks and separates, the outer jacket splits, and the ducts start leaking conditioned air into a 140°F attic. Pearland’s high humidity then condenses on any cool duct exterior, which is how a small separation becomes a mold source. Our Duct Repair & Sealing service restores the system with mastic-sealed joints and documented before-and-after photos at every repair point.
Flex Duct Repair
Signs you need it
Rooms heat unevenly, the attic smells musty when the blower kicks on, or you can see collapsed or sagging flex duct runs from the attic access.
What it costs in Pearland
Flex duct repair in Pearland typically runs $250-$500 per run, depending on access and how much of the run needs replacement rather than patching.
How we do it
We locate the separated or collapsed section, remove the damaged flex duct, install new R-6 or R-8 flex duct to match the original, and seal both ends with mastic before photographing the finished repair.
Duct Sealing
Signs you need it
Dust appears on registers within days of cleaning, airflow is weak at the farthest vents, or the system runs constantly without dropping the temperature.
What it costs in Pearland
Whole-system duct sealing in Pearland typically runs $500-$1,200, depending on how many accessible joints and connections need mastic work.
How we do it
We locate leaks with a blower-door or pressure test, apply mastic sealant to every accessible joint and plenum connection, and photograph each repaired point before reassembling.
What Duct Repair & Sealing Costs in Pearland
| Item | Typical range in Pearland |
|---|---|
| Flex duct repair (per run) | $250-$500 |
| Whole-system duct sealing | $500-$1,200 |
| Duct insulation replacement | $300-$800 per run |
Why did my Pearland ducts fail so quickly?
Pearland’s attic heat cycles, routinely exceeding 140°F in summer, crack the inner liner and outer jacket of original flex duct much faster than in cooler climates. Humidity then condenses on any exposed cool duct surface, accelerating degradation. We can scope your runs and tell you exactly what’s failed.
Can you seal ducts without replacing them in Pearland?
In most Pearland homes, yes. Mastic sealant applied to accessible joints and plenum connections resolves the majority of leaks. Replacement becomes necessary only where the flex duct itself has separated or collapsed. Call (806) 606-6902 for a written price after we see the attic.
Air Quality & Sanitizing in Pearland
Air quality and sanitizing in Pearland often means addressing what Hurricane Harvey left behind in the attic. Half of Pearland’s homes took floodwater in 2017, and while the drywall and flooring were replaced, the ductwork was rarely part of the remediation scope. That’s why we scope before we sanitize: a home that looks clean from the curb can have visible mold colonization inside flex duct runs in Shadow Creek Ranch or Southgate. Our Air Quality & Sanitizing service uses professional-grade equipment from Guardsman and Honeywell, and every step is documented with photos for your records.
Mold Treatment
Signs you need it
Musty odor persists after cleaning, black or green growth is visible at register openings, or a camera scope we perform shows colonization inside the duct liner.
What it costs in Pearland
Duct mold treatment in Pearland typically runs $450-$850, depending on the number of contaminated runs and whether the plenum and coil also need treatment.
How we do it
We scope the full duct system to locate all visible contamination, apply a registered antimicrobial to affected surfaces, and photograph every treated run before and after.
UV Light Installation
Signs you need it
The indoor coil shows visible growth, the home has a history of high humidity, or someone in the household has a respiratory condition that worsens indoors.
What it costs in Pearland
UV light installation in Pearland typically runs $650-$950, including the unit and the labor to mount and wire it at the coil.
How we do it
We install a Honeywell UV lamp at the evaporator coil, wire it to the blower circuit so it runs only during air circulation, and verify the light output before leaving with a photo record.
What Air Quality & Sanitizing Costs in Pearland
| Item | Typical range in Pearland |
|---|---|
| Mold treatment (per system) | $450-$850 |
| UV light installation | $650-$950 |
| Air purifier install | $800-$1,200 |
How do I know the mold treatment actually worked in Pearland?
We photograph every treated run before the antimicrobial is applied and again after. That photo record is part of the standard job file we deliver to you, so you can see the documented result rather than taking anyone’s word for it.
Is UV light worth it in Pearland’s climate?
With AC systems running 8-9 months per year and ambient humidity above 75%, Pearland coils stay wet for long stretches, which is exactly the condition where UV at the coil makes the biggest measurable difference. Call (806) 606-6902 for a written price with no obligation to proceed.
Brands We Service in Pearland
We service and install equipment from Rotobrush, Nikro, Honeywell, and Guardsman in Pearland homes. Common replacement parts for flex duct, mastic, and UV lamps are stocked locally, which means most repairs complete during a single scheduled visit without a second trip. See our brands for the full equipment roster we use on Pearland jobs.
Pricing for Air Duct Cleaning in Pearland, TX
| Service | Typical range in Pearland |
|---|---|
| Dryer vent inspection (camera scope) | $89-$149 |
| Dryer vent lint removal | $129-$229 |
| Vent rerouting or bird guard installation | $150-$350 |
| Flex duct repair (per run) | $250-$500 |
| Whole-system duct sealing | $500-$1,200 |
| Duct insulation replacement | $300-$800 per run |
| Mold treatment (per system) | $450-$850 |
| UV light installation | $650-$950 |
| Air purifier install | $800-$1,200 |
Pearland’s attic heat and humidity push prices toward the upper end of these ranges when a job requires roof access, long vent runs, or multiple failed sections. Every CleanRun job carries a written price before work starts, under Haven Standard Clause 1, so the number you approve is the number you pay.
Neighborhoods We Serve in Pearland
We serve the full Pearland metro, including the major master-planned communities where Harvey flooding and aging flex duct overlap.
- Shadow Creek Ranch
- Silverlake
- Southdown
- Southgate
- Green Tee
Scheduling is dispatched from our Houston office, and most Pearland appointments can be booked within a few days. We’ll tell you the exact arrival window when you call.
Service Area - Cities Near Pearland
Beyond Pearland proper, we serve homeowners in League City, TX, Missouri City, TX, and Houston, TX. We also run jobs in Pasadena, MD for clients who maintain properties in both regions.
Serving Pearland, TX - Our Local Coverage Area
We’re based in the Pearland area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs About Air Duct Cleaning in Pearland
Most Pearland HOAs, including those in Shadow Creek Ranch and Silverlake, do not require approval for interior duct cleaning or repair, since the work happens inside your home and attic. Exterior vent covers may fall under HOA rules if visible from the street, but we can check the requirement and, as a homeowner, you’re responsible for confirming with your board. The work itself proceeds the same regardless.
Most Pearland appointments are scheduled within a few days, since crews are dispatched locally from our Houston office. We never promise a same-day arrival as a matter of course, because every job starts with a written price and a documented scope, and that takes a scheduled visit. Call (806) 606-6902 to see the next available window.
If your home took floodwater in 2017 and the attic ductwork was never scoped, you should have the ducts camera-inspected before any cleaning. We regularly find mold colonization inside flex ducts in Harvey-flooded Pearland neighborhoods where the rest of the home was fully remediated. The inspection tells us whether cleaning is enough or whether repair and sanitizing are needed first. Estimates are free, and the written price covers whatever the camera shows, with no surprise line items added after work begins.
What happens when you call
- 1A real person answersNo phone trees - talk to a local air duct cleaning pro.
- 2You get an upfront price rangeHonest numbers before anyone is dispatched. No surprises.
- 3We come out and measureLicensed & insured, at a time that suits you - the visit and the quote are both free.
- 4You get the price in writingLine-itemed, yours to keep, and nothing starts until you say go.
What Pearland Customers Say
"The before and after photographs of each run are the reason I used them. You cannot argue with what came out of the return."
- Marguerite O."Flat price agreed up front, no per-vent add-ons at the end. That was the whole reason I did not call the coupon company."
- Suzanne B."The dryer vent was almost completely blocked with lint. They showed me the photograph and I understood immediately why the dryer had been running twice."
- Lucia M.