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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Before
AfterFull System Cleaning in Pearland, TX
A full system cleaning covers every component that moves air through your home: supply ducts, return ducts, the air handler, the evaporator coil housing, and every register and grille. For most Pearland homes, it takes three to five hours, costs between $350 and $750 depending on system size, and produces a documented photo record of every duct run before and after the work is done. If a company finishes in 45 minutes, they cleaned the surface, not the system.
This is the most thorough service under our Air Duct Cleaning in Pearland menu, and it is the one most Pearland homeowners actually need when they call about dusty registers or rising utility bills. Partial cleanings – where a technician hits the visible registers with a shop vac and calls it done – are common in this market. CleanRun’s approach starts differently: a written price is on the table before a single panel comes off, and the camera goes into the ductwork before any equipment runs, so you see exactly what was in there.
Tomas Reyes built CleanRun Air Duct Cleaning services on one principle: show the customer what you found, price the work in writing, and document the result. That practice has not changed since 2013. Call (346) 253-1822 to get a written quote for your Pearland home – no estimate-by-phone, no bait pricing.
When You Need Full System Cleaning
Not every home needs a full system cleaning on the same schedule. Pearland’s climate creates specific conditions – the humidity stays elevated from April through October, air conditioning runs almost continuously for six or more months a year, and the clay-heavy soil in neighborhoods like Shadow Creek Ranch and Silverlake pulls fine particulate indoors every time a door opens. Here is what we consistently see in the camera before cleaning begins:
- Visible debris at the registers, even after filter changes. If dust is collecting on the grilles within a week of vacuuming them, the problem is upstream. The debris load inside the plenum – the main distribution box connected to the air handler – is typically several times worse than what you see at the register face.
- The home is five or more years old with no documented duct cleaning on record. Most Pearland homes built between 2005 and 2020 in subdivisions like Broadway Trails or Silverlake were sealed with construction debris still inside the duct runs. Drywall dust, insulation fragments, and adhesive residue show up regularly in camera footage of homes that have never been properly cleaned.
- Musty or stale air when the system kicks on. This is frequently microbial growth in the evaporator coil housing or in low-lying flex duct sections where condensate moisture accumulates. Pearland’s humidity makes this more common here than in drier Texas markets.
- Allergy or respiratory symptoms that worsen indoors. When symptoms track with the air conditioning running – not just with outdoor pollen counts – the duct system is a reasonable suspect. A full system cleaning addresses the entire distribution path, not just one branch.
- Recent renovation work. Remodels generate fine particulate that travels through the duct system whether or not you sealed the registers. If you have had flooring, drywall, or popcorn ceiling work done in the last two years, the camera will almost certainly show it.
- Inconsistent airflow between rooms. One room running cold while another barely moves air can mean a partial blockage inside a duct run. Full system cleaning identifies and documents those restrictions before they cause the air handler to work harder than it should.
Our Full System Cleaning Process
Every step below happens on every job. Nothing is skipped because a home is older or the schedule is tight. The process is the same in a 1,400-square-foot townhome in Pearland’s Centennial Gardens as it is in a 4,200-square-foot house in Shadow Creek Ranch.
- Pre-work camera inspection of every duct run. Before any equipment is connected, a technician runs a camera through each supply and return duct run and photographs what is inside. You see the before state documented in writing. This is how we establish the actual scope of work – and how we can show you, at job’s end, the difference between the before and after. This practice has been standard on every CleanRun job since 2013.
- Written price delivered before any work starts. Haven Standard Clause 1: you receive a written price before a single panel comes off. The price reflects what the camera found. If the pre-inspection reveals conditions that change the scope – a collapsed flex duct section, heavy microbial buildup at the coil housing – that is reflected in the written quote before work begins, not added to the invoice after.
- Negative-pressure extraction setup. Negative-pressure extraction means we connect a Nikro or Abatement Technologies collection unit to the main trunk line and bring the system to negative pressure – essentially creating a controlled vacuum across the entire duct network – before any agitation begins. This prevents debris from being pushed further into the system or back into your living space while the ducts are being worked.
- Rotary brush agitation through every supply and return run. A Rotobrush system is run through each individual duct run. The rotary brush breaks debris loose from the duct walls while the negative-pressure system pulls it toward the collection unit. Runs that are too narrow or oddly angled for the brush receive compressed-air agitation. Every run is worked individually – not collectively from a single access point.
- Air handler and evaporator coil housing cleaning. The air handler cabinet is opened, inspected, and cleaned. Debris accumulation on the coil housing and in the drain pan is documented. We do not adjust or service refrigerant lines or electrical components inside the air handler – that is HVAC technician work – but we clean and photograph the accessible surfaces that affect air quality and airflow.
- Post-work camera inspection and photo record delivery. After cleaning is complete, the camera goes back through every run. The after photos are placed alongside the before photos in the job record, which is delivered to you as a standard part of the service – not an add-on. The 365-Day Done Right Promise is attached to that record in writing: if the documented result is not what was agreed, we make it right at no cost, period.
BeforeAfterFull System Cleaning Pricing in Pearland
Full system cleaning in Pearland runs between $350 and $750 for most residential jobs. The range is wide because the variables are real. Here is what moves the price:
- Number of duct runs. A 1,500-square-foot single-story home in Pearland typically has 10 to 14 supply registers and 2 to 3 return vents. A two-story home over 3,000 square feet can have 22 or more supply runs. Each run is worked individually, so the count matters.
- System accessibility. Attic-mounted air handlers with tight chase runs take longer to work through than systems with accessible ductwork in a conditioned utility space. Many Pearland homes built in the 2000s have attic-run flex duct in configurations that require additional setup time.
- Debris load found during pre-inspection. A home that was cleaned three years ago and maintained a clean filter takes less time than a home with 15 years of accumulated debris and a collapsed flex section. The pre-inspection camera tells us which situation we are in, and the written price reflects it before work starts.
- Air handler and coil housing condition. Heavy biological buildup at the coil housing or in the drain pan adds cleaning time. If an antimicrobial treatment is warranted based on what the camera shows, that is priced separately and in writing before application.
| Home Size / Configuration | Typical Price Range |
|---|---|
| Under 1,800 sq ft, single system | $350 – $450 |
| 1,800 – 2,800 sq ft, single system | $450 – $575 |
| 2,800 – 4,000 sq ft, single system | $550 – $700 |
| Dual-system homes (two air handlers) | $650 – $950 |
| Add-on: antimicrobial treatment (per system) | $75 – $125 |
There is no such thing as a $79 full system cleaning. That price point covers one access point, one shop vac, and approximately 20 minutes. The pre-inspection camera in a Pearland home that has never been properly cleaned will show you what $79 looks like after a few years. We put our numbers in writing before any work starts – call (346) 253-1822 and we will give you a written quote, not a range-by-phone estimate.
If you already have a written estimate from another company, CleanRun offers a free second opinion on any written quote. We put our price next to theirs in writing so you can compare scope and cost on the same page.
What the 365-Day Done Right Promise Covers
Every full system cleaning in Pearland is covered by CleanRun’s 365-Day Done Right Promise. The promise is attached to the job record – the same document that contains your before-and-after photos and written scope – not stated in marketing copy and enforced differently at the office level.
If a condition documented in the after-photos recurs within 365 days of the job completion date, or if a run that was logged as cleaned shows post-job debris levels inconsistent with the cleaning method used, we return and correct it at no cost. No manager approval required. No debate about whether the condition was “technically” covered. The photo record is the reference point for both sides.
This is not a warranty with 14 exclusions. It is a written commitment that the documented result holds, because the documented result is what we sold you.
Why Pearland Homes Build Debris Faster Than Most
Pearland sits on Brazoria County clay, which expands and contracts with moisture cycles in a way that creates micro-gaps around door frames, window casings, and penetrations in the building envelope. Those gaps pull exterior air – and the particulate it carries – into the living space year-round. Combined with an air conditioning season that runs from roughly April to October with near-daily system cycling, the volume of air moving through Pearland duct systems is substantially higher than in markets that see a true off-season.
Neighborhoods like Silverlake, Shadow Creek Ranch, and Southdown were built quickly during Pearland’s rapid expansion between 1998 and 2015. Construction timelines in fast-growth subdivisions often left debris inside duct runs that were sealed before cleaning – a condition the pre-inspection camera finds in a significant portion of homes in these areas that have no prior cleaning record.
None of this is unusual for a Houston-area suburb. It does mean that the cleaning interval for a Pearland home is typically shorter than national averages suggest. The EPA’s commonly cited three-to-five-year recommendation was developed without reference to Gulf Coast humidity levels or clay-soil construction dynamics. In Pearland, two to three years is a more realistic interval for homes with occupants who have respiratory sensitivities, pets, or a history of renovation work.
Full System Cleaning vs. Standard Duct Cleaning
The difference is scope. A standard Residential Duct Cleaning – the kind sold at the $79 to $149 price point across Pearland – typically covers visible register openings and one main trunk-line access point. The equipment used is often a portable shop vac with a brush attachment. The result is a cleaner surface at the access point and minimal change further into the system.
Full system cleaning, as CleanRun performs it, covers every individual duct run with rotary agitation, the main trunk lines under negative pressure, the air handler cabinet, and the evaporator coil housing. The pre- and post-inspection camera goes into runs that are 20 and 30 feet from the access point – the sections that never get touched in a standard cleaning. That is where most of the accumulated debris actually lives.
The broader context for what full system cleaning fits into is described on the home page alongside CleanRun’s full service menu.
FAQs – Full System Cleaning in Pearland
How long does a full system cleaning take in a typical Pearland home?
A full system cleaning on a single-system home between 1,800 and 2,800 square feet in Pearland takes three to four hours from setup to final camera pass. Larger homes or dual-system properties run four to six hours. The pre-inspection camera and post-inspection camera add time that a basic duct cleaning skips entirely – that time is what produces the before-and-after documentation. Plan for a half-day; a crew that finishes in under 90 minutes has not completed a full system cleaning regardless of what the invoice says.
How much does full system cleaning cost in Pearland?
Full system cleaning in Pearland costs between $350 and $750 for most single-system homes, with dual-system properties running $650 to $950. The written price is set after the pre-inspection camera run, not before we see the system – because the debris load, number of runs, and air handler condition are the actual cost drivers. Call (346) 253-1822 and we will schedule the pre-inspection and put a written price in front of you before any work begins.
Is full system cleaning the same as a duct cleaning with sanitizing?
No. Full system cleaning refers to the scope of what is cleaned: every supply run, every return run, the trunk lines, and the air handler housing. Sanitizing – or antimicrobial treatment – is a separate step that can be added if the pre-inspection camera finds biological buildup at the coil housing or in the duct liner. When it is warranted, it is priced separately and in writing before application. Full system cleaning without antimicrobial treatment removes debris; antimicrobial treatment addresses microbial contamination that debris removal alone does not eliminate.
How do I know the cleaning was actually done and not just invoiced?
The documented photo record is the answer. Before any equipment runs, the camera photographs every duct run. After cleaning is complete, the camera goes back through the same runs. The before-and-after photos are delivered to you as part of the standard job record – not emailed on request weeks later, but handed over the same day the crew leaves. The 365-Day Done Right Promise is attached to that record in writing. If the after photos do not show what was agreed, the work gets done again at no cost.
If your Pearland home has not had a documented full system cleaning, or if you have a written estimate from another company and want a second opinion, call (346) 253-1822. A live person answers every call. Tomas Reyes and the CleanRun crew will send a written price before any work begins – that is not a policy subject to exceptions, it is how every job has started since 2013.
Written by Tomas Reyes, Owner at CleanRun Air Duct Cleaning Pearland, serving Pearland.