We’ve been servicing high rise dryer ducts for several years and we wanted to pass on some information not only on why it should be done but through to back end pricing for what property managers should expect.

Firstly, why?

Well there is a fire risk, of course. While that has potential to be horrific, there is a much more common problem that can be costly. Leaks. In a high rise most dryer vents are outfitted with pest grates of some kind and become clogged over time. Clogged vents cannot evacuate moist air and it eventually condenses to water. That will further exasperate the collection of more lint. Routine maintenance is important to avoid this.

Usually at that point it’s too big of a clog to deal with exclusively from the outside. It has to be both dealt with from the outside as well as pushed out from the inside. Already the cost of that can be quite high as it would require two technicians working in unison from inside and out.

In some cases the ceiling may have to be ripped open to get at the vent which can add thousands of dollars in renovation work. The aforementioned occurring in one unit may already exceed the cost per year of a routine clean for your building.

Secondly, how much should you expect to pay?

Not all vents are equal. Curtain wall terminating vents are generally quicker than balcony vents.

For example, vents terminating on a large curtain wall often can be cleaned without screen removal. If it’s a routine, in good operating condition duct, it can be cleaned in as little as five minutes. Alternatively, vents which the technician encounters moisture, clogs, or can only be accessed by bringing a small step ladder into an enclosed patio may take three times as long. Knowledgeable firms should be able to account for this accordingly to offer competitive pricing.

Thirdly, how often?

We suggest every year to avoid any complicated problems. While dryer vent cleaning isn’t a guarantee leaks and damage won’t occur it will significantly reduce the risk. A lot can happen on the resident / owner level as well. If they arn’t cleaning their lint trap and/or routinely drying heavy loads such as bedding it may increase the likelihood of needing a servicing sooner.

In our experience once a year has been satisfactory for most high rise structures.

For a small additional cost we also offer a comprehensive report on your duct system to further try and prevent needless repairs or clogged ducts.