HVAC mold treatment in the Charleston, SC area is priced by your home’s heated square feet: $0.30 a square foot, with a $200 minimum. Treating the vents on the same visit is $50 each with no extra minimum, or from $399 booked alone. Every job carries a 12-month written guarantee. Conventional HVAC mold removal runs $2,000 to $10,000 nationally (HomeGuide 2026, This Old House 2026).
See your price
- Whole-home disinfection: $0.30 per heated sq ft ($200 minimum)
- Clean the vents on the same visit: $50 each (no extra minimum)
- Both include Bactronizing with BactroKill Plus + 12-month written guarantee
Not sure what you need?
Start with the vents
A smell that rides the air is growing in the duct work. We scrub each vent and return with a rotary brush, clean the registers, the coil and the outside of the air handler, then treat them. $50 a vent, from $399 on its own. Spores travel on the air, so most people add the whole-home disinfection on the same visit, and then the vents carry no minimum. 12-month written guarantee.
Start with the whole home
A smell that sits in the rooms, or came with the last people, is on the surfaces, not only in the air. Whole-home disinfection sprays every surface in the house, closets included, plus the duct work and the drain pan: $0.30 per heated square foot, $200 minimum, about 30 to 75 minutes, and you can stay home. Dust or growth in the vents needs cleaning first, so add the air duct cleaning at $50 each on the same visit if the vents are dirty. 12-month written guarantee.
We look first
Mold you can see gets wiped off, not sprayed over. Every one is different, so we look before we price it, and Greg puts the price in writing before any work starts.
Fix the water first
Mold is a water problem first. Wet material grows again, so the leak, the flood or the drain line gets fixed before anything is sprayed. Once it is dry we treat it, and if something is still wet we say so before we start.
Two ways to be sure
If you can smell it or see it, the CDC says you do not need to know the type, so most people skip the test and treat. To be sure anyway: while we are at the house we can swab a surface and read it on a hand-held meter, or send samples to a lab, $350 for two and $450 for four.
Request a window Or start with the treatment Call 843-282-7777
Open now. Closes at 4 pm.
Call 843-282-7777Request a windowGreg confirms it in writing.Do not know the square footage? Request a visit without a number. We work it out when we come out.
Veteran owned. Licensed and insured. EPA-registered product. 12-month written guarantee.
Your heated square feet is on your county tax record, and on the listing if you bought the house. Put that number in above and your price comes back before anyone comes out.
How much is mold treatment for my size of house?
Whole-home disinfection for mold is $0.30 per heated square foot, so a 1,500 square foot house is $450, a 2,000 square foot house is $600 and a 2,500 square foot house is $750. The minimum is $200. Treating the vents on the same visit adds $50 a vent with no extra minimum. Vents booked on their own start at $399. The dryer vent is $50 on the same visit, or $99 on its own.
| Heated square feet | Whole-home disinfection | Vents in a house that size | Both on one visit |
|---|---|---|---|
| 1,500 | $450 | About 8 to 10 vents, $400 to $500 | $850 to $950 |
| 2,000 | $600 | About 10 to 13 vents, $500 to $650 | $1,100 to $1,250 |
| 2,500 | $750 | About 13 to 17 vents, $650 to $850 | $1,400 to $1,600 |
| 2,800 | $840 | About 14 to 19 vents, $700 to $950 | $1,540 to $1,790 |
The vent counts are a guide, at about one vent for every 150 to 200 square feet. Your own count sets the price, and you can skip the vents and treat the house alone. Put your numbers in above and you see your exact price.
Will the price change when you get here?
No. You give us the heated square feet and the vent count, we give you the total, and that total is the number on the invoice. There is no trip fee, no estimate fee and no separate labor line, and nobody re-counts the registers on the day to reach a bigger figure. Tell us 2,000 square feet and 10 vents and the job is $1,100, before anyone leaves the yard.
How long does it take, and can we stay in the house?
A whole-home disinfection takes about 30 minutes at 1,500 square feet, 45 at 2,500 and 75 at 3,500, and you can stay in the house. Keep people and pets out of a room while it is sprayed. It is yours again 15 minutes later. Nothing is torn out and it is one visit.
| What is treated | Time |
|---|---|
| 1,500 square feet | About 30 minutes |
| 2,500 square feet | About 45 minutes |
| 3,500 square feet | About 75 minutes |
| 12 vents | About 90 minutes |
| 15 vents | About two hours |
We find the water first: the key to mold control is moisture control (source). Then we clean the surfaces before we treat them, because the EPA cautions against applying a chemical biocide inside ductwork that has not been cleaned (source).
Then BactroKill Plus, an EPA-registered product (EPA Reg. No. 82972-1-90746), goes on with an electrostatic sprayer. The charge makes the droplets wrap around a surface instead of landing only on the side facing the nozzle. Bactronix calls that process Bactronizing. The product controls mold and mildew on hard surfaces when it stays wet on them for ten minutes, and it takes out musty, smoke, pet and cooking odors by oxidizing them rather than covering them.
How does that compare with what mold removal costs?
Air duct cleaning, mold treatment and structural mold remediation are three different jobs sold under similar names, and that is why quotes on the same house land so far apart. Air duct cleaning removes dust, and it does not replace treatment. Here they are side by side, ours at the top.
Mold pricing, our prices against national estimates
| Job | Price | What it is |
|---|---|---|
| Bactronix whole-home disinfection | $0.30 per heated square foot, $200 minimum | The house treated room by room with the electrostatic sprayer. |
| Bactronix air duct cleaning and treatment | $50 a vent added to a whole-home visit, however many you have. On its own it starts at $399. | The registers, the duct work, the coil and the outside of the air handler, cleaned and treated. |
| Standard duct cleaning | $25 to $50 per vent (about $389 whole job) | Dust removal only, no antimicrobial treatment. National estimate, Charleston SC area (Angi 2026). |
| Conventional HVAC-system mold removal | $2,000 to $10,000 | Mold removal inside the HVAC system. National estimate, Charleston SC area (HomeGuide 2026, This Old House 2026). |
| Structural mold remediation, a different job | $1,200 to $3,750+ | Tear-out and containment for mold in the building itself. Not a job we sell. National estimate, Charleston SC area. |
Scope note: the $2,000 to $10,000 band is for removing mold from inside an HVAC system, not for plain duct cleaning, and the two are priced apart because they are different pieces of work. Sources: HomeGuide 2026, This Old House 2026.
Every job carries a 12-month guarantee in writing on the invoice. If what we treated comes back inside the year, we come back and re-treat it. No trip charge.
What does the posted price cover, and what is quoted separately?
The posted price covers the house: every room inside the heated square feet you give us, closets in, and the garage when its footage is in that number. The air system is the other job. It is $50 a vent and it goes on the same visit. Three pieces of work sit outside both, and they are quoted on their own.
- Growth you can see on a wall or a ceiling. Somebody looks at it before anybody quotes it. Every one of them is different, which is why it is not on the table above. Mold stains can stay visible after treatment, so that one gets an evaluation before it gets a number.
- Porous material that stayed wet. Soaked drywall, insulation, carpet pad, saturated fiberglass duct board and internal duct liner get replaced, not sprayed. We do not treat over material that should come out. Source: EPA, Mold Remediation in Schools and Commercial Buildings (porous-materials guidance).
- Commercial buildings. Offices, warehouses, hotels, restaurants, schools. A walkthrough first, then a written quote priced off the building. See commercial treatment.
This is treatment, not structural remediation, and it does not fix a leak. If we find water still coming in, you hear it from us before we spray, because new water grows new mold and you would be paying us to treat a surface that is about to get wet again.
How you pay. On the day, by cash, card, or tap to pay. Commercial accounts can arrange check terms in advance.
Where we work
Cane Bay, Nexton, Carnes Crossroads, Summerville, Goose Creek, Moncks Corner and the wider Charleston Lowcountry.
If the air system is the part you want done, air duct cleaning and treatment has its own page.
Request a window
Put your heated square feet in above and the price comes back, at $0.30 a square foot, $200 minimum job. Pick the day and window that suit you, Monday to Friday 8 to 4 or Saturday 8 to 12, and we call or write back to lock in the time.