The City of Katy is small — about 8,500 homes straddling three counties. “Katy” as everyone uses it is the far larger unincorporated area around it: Cinco Ranch, Seven Meadows, Grand Lakes, Firethorne, Cane Island, Elyson. Most of it is two-story, built between 1995 and 2015, on two systems, with the dryer vented through the roof. And a specific part of it is inside two federal reservoirs.
The Addicks and Barker reservoirs are dry most of the time, and roughly 14,000 homes were built inside their pools, more than 4,000 of them since 2001. In Harvey the reservoirs filled, and 5,138 of those houses flooded — not from a bayou, from the reservoir doing what it was built to do. Canyon Gate, parts of Cinco Ranch, the Bear Creek subdivisions on the Harris side. Every one of those houses was a gut-and-rebuild, and every rebuild put drywall dust through an attic system that may or may not have been replaced. Then the downstream releases flooded Memorial for two weeks, which is that page’s story.
If the house is in a pool subdivision and was rebuilt after 2017, the two questions are whether the ducts were replaced in the rebuild — look at the flex: shiny and pliable is new, dull and stiff is original — and whether anyone cleaned the drywall dust out afterward. Water in the attic itself was rare in Harvey here; the flooding came up, not down. So the duct is usually original and dusty rather than wet.
The rest of the Katy area has the same story as Cypress, a decade earlier: two-story homes from the late 1990s and 2000s, two air handlers in the attic, flex duct from the original build now at or past twenty years. Attic temperatures here pass 120°F every summer, and flex duct’s inner liner goes brittle on that schedule. A cleaning on a 1998 Cinco Ranch house should start with someone in the attic squeezing the runs, because a fair fraction of them will not survive a brush. The clean-or-replace page is written for this house.
Dryer vents here go to the roof almost without exception: the laundry is upstairs or central, the run is twenty feet with elbows, and the cap is on a two-story roof nobody has looked at since the builder left. It is the single most productive dryer vent cleaning in the metro.
Cinco Ranch, Seven Meadows, Grand Lakes and Kelliwood are Fort Bend County; Bear Creek, Nottingham Country, Kingsland and the pool subdivisions north of I-10 are Harris County; Cane Island and Elyson are Waller and Harris. The city itself is the small old town around Katy Mills. None of it matters for the price, but it matters for the flood history, so say the subdivision on the call.
Look at the flex. If it is original it is dusty from the rebuild and past its age; the honest first visit is an assessment, and the likely answer is that the branches get replaced and the metal, if any, gets cleaned.
The two-story row on the pricing page: roughly $860 to $1,325 for the duct side, plus the roof dryer vent, with coil and blower quoted separately by a licensed contractor if they look fouled.
Yes, from the northwest zone.
Ranges by systems and openings, with the licensed items separated.
Five reasons that hold up, six that do not.
Eight things a real job contains, and one household’s account of not getting them.
Part of the Northwest Houston zone · every area
And the nearest cross streets. The contractor covering this zone quotes it in writing before anything is booked.
Call (346) 586-0541 Describe the Job
Houston Duct