Dryer Vent Cleaning for HOAs & Apartments: Utah County Property Manager Guide

Multi-family dryer vents load up faster, run hotter, and create more risk. This guide shows how Utah County HOAs and apartment managers can schedule stack-by-stack cleanings, meet code intent, and document everything without disrupting residents.

Why it matters

• Safety: “Failure to clean” is a leading factor in home clothes-dryer fires (USFA).
• Efficiency: Clean vents reduce cycle times and maintenance calls (heating elements, belts, nuisance “not drying” tickets).
• Liability: Clear, recurring maintenance + documented notice helps protect the association/owner.

What “good” looks like in multi-family

• Annual cleaning for in-unit dryers; semi-annual for shared laundry rooms (higher lint throughput).
• Stack scheduling: We group homes by vertical riser/termination and clean in logical routes to minimize downtime.
• Exterior terminations: Must exhaust outdoors with a backdraft damper; no screens at termination (per IMC §504.4). We flag any screens or cages that trap lint. Source
• Duct length: Typical code path caps developed length at 35 ft with reductions for elbows (check local adoption). We note any suspected over-length runs during inspection. Source

Our HOA / Apartment process

1. Pre-project survey: Identify vent terminations, roof/wall access, booster fans, bird guards, and common obstructions.
2. Resident notice kit: We provide ready-to-send emails/door hangers with prep steps (clear behind dryer, remove items from laundry area, pets secured).
3. Stack-by-stack cleaning:
   • Interior: Disconnect transition, rotary-brush + high-CFM vacuum from appliance to wall.
   • In-wall/attic/roof run: Mechanical agitation + negative air to exterior termination.
   • Termination service: Remove lint mats, verify damper action, remove any screens (and document why).
4. Documentation: Photo set per unit/stack, deficiency list (crushed flex, plastic flex, screws penetrating duct, sagging runs), and completion log for your files.
5. Resident handoff: Simple “after-care” tips and recommended next cleaning date.

Manager checklist (copy/paste)

• ✅ Finalize unit list per stack; include special needs/ADA entries
• ✅ Send 72-hour notice + prep steps (we’ll supply templates)
• ✅ Ensure master keys/codes or resident presence
• ✅ Confirm roof access (if roof terminations) and onsite parking/staging
• ✅ Decide: per-unit pricing or per-stack/project rate with minimums
• ✅ Choose cadence: annual (in-unit) / semi-annual (shared laundry)

Common issues we fix (and document)

• Plastic flex or foil flex runs (replace with UL-listed transition + smooth metal duct)
• Crushed/kinked transition behind the dryer
• Screws protruding into duct (lint snags; not allowed at joints that obstruct flow)
• Screened hoods (lint trap + code issue; replace with dampered hood)
• Over-length or excessive elbows without manufacturer allowance
• Bird nests or blocked terminations

Service options for Utah HOAs & apartments

• Annual portfolio plan: Auto-scheduled routes with pricing locked for 12 months.
• Turnover program: Fast-response cleaning during unit turns (paired with air duct cleaning as needed).
• Roof-termination program: Dedicated roof tech + safety gear to service multi-story terminations.
• Fire-risk remediation: Priority fix list for code-items and blocked terminations.

FAQs

How often should we clean?
Most HOAs schedule annually for in-unit dryers; shared laundry rooms every 6 months. Heavy-use buildings may require more frequent service.

Can vents be tied together?
Each dryer requires its own dedicated exhaust to the exterior with a backdraft damper (no screens). We’ll flag any suspect configurations for your maintenance team.

Can we just clean from the outside?
Exterior-only work misses interior lint and crushed transitions. Our process services the entire run and documents results.

Do residents need to be home?
Either resident access or management master key access works—your call. We provide time windows and text alerts as needed.