Johns Manville Attic Cleaning & Rodent Proofing in San Antonio: What to Know First
Johns Manville attic cleaning and rodent proofing in San Antonio typically runs $1,200 to $4,500 depending on attic size, contamination level, and how many entry points need sealing. Most Johns Manville homes we service are done in one to two days, and we work as an independent Johns Manville service provider, which means we’re not tied to manufacturer pricing or scripts. If you’ve got rodents in your Johns Manville insulation, call (866) 751-4428 and a live person will pick up. This page is for San Antonio homeowners who own a home with Johns Manville insulation and are dealing with rodent damage, droppings, or odors in the attic.
Key Takeaways:
- We’re an independent Johns Manville service provider in San Antonio, not a manufacturer rep.
- Rodent-damaged Johns Manville insulation usually needs removal, not spot treatment.
- Every job ends with exclusion sealing so the rodents can’t come back.
- We answer the phone live, 24/7. No voicemail, no answering service.
How Johns Manville Products Fail - and How We Fix Them
Johns Manville makes solid insulation, but no insulation brand survives a determined roof rat or squirrel. Here’s what we see in San Antonio attics, week after week.
- Johns Manville ComfortTherm batts and rodent nesting. ComfortTherm is a faced batt with a vapor retarder, and that paper facing is exactly what rats love to shred for nesting material. We routinely find batts torn apart in the middle of a run, with the facing stripped and the fiberglass scattered. The fix isn’t patching; we pull the damaged batts, sanitize, and either replace or re-secure what’s salvageable, then seal the entry points.
- Attic Protector blown-in fiberglass and droppings saturation. When rodents get into Johns Manville Attic Protector loose-fill, they burrow. Droppings and urine soak down through the fluff, which means the top can look okay while the bottom three inches are a biohazard. Surface vacuuming doesn’t cut it. We remove down to the deck, sanitize, and blow fresh insulation back in.
- Johns Manville Spider (spray-applied) insulation around penetrations. JM Spider is a spray-applied fiberglass that gets installed around plumbing vents, recessed lights, and electrical boxes, and those are the same spots rodents use as highways. If the installer didn’t seal around the penetration before spraying, rodents chew and push through the insulation. We find this on most San Antonio homes built between 2000 and 2015.
- Air handling platform nests. In San Antonio, the air handler is often in the attic, and the platform it sits on becomes a dry, warm nesting site. Rats and mice pull Johns Manville insulation from the surrounding area and pack it under the unit. The insulation gets matted with urine and droppings, and it stops insulating. We remove the platform insulation, sanitize the deck, and re-insulate with a product that resists re-nesting.
- Radiant barrier damage from rodent traffic. Many San Antonio homes have a radiant barrier installed over Johns Manville insulation, and rats love to chew through the foil to get underneath. Once the barrier is torn, it’s an open invitation. We repair or replace the damaged barrier and seal the rats out before they can do it again.
Our Johns Manville Attic Cleaning & Rodent Proofing Process
Here’s what a Johns Manville job looks like from the first call to the final walkthrough. It’s a specific process because rodent work is specific, and skipping a step means the problem comes back.
- 1
Phone consult. You call, a live person answers, and we ask the questions that matter: how long you’ve heard scratching, where the noise is, what your attic access looks like. No script, just straight answers.
- 2
Attic inspection. A background-checked, uniformed technician comes out, goes into the attic, and looks at the insulation type, the rodent activity, the entry points, and the air sealing. We identify your Johns Manville product and tell you what’s salvageable and what isn’t.
- 3
Removal and sanitation. We remove the contaminated insulation down to the deck, HEPA-vacuum the droppings and debris, and apply a sanitizing treatment to the decking and framing. This kills odor-causing bacteria, not just covers it up.
- 4
Exclusion and sealing. We seal every entry point we find: gable vents, soffit gaps, pipe penetrations, roof-to-wall transitions, and utility line openings. We use materials the rodents can’t chew through, and we test the seal before we call it done.
- 5
Re-insulation and finish. We blow or bat new Johns Manville insulation back in, or upgrade you to a different brand if that’s the better fit for your home, then we walk the attic with you if you want to see it.
- 6
Done Right Promise. Every job is covered by our lifetime workmanship guarantee. If it’s not done right, we come back and make it right. No runaround.
What Johns Manville Attic Cleaning & Rodent Proofing Costs in San Antonio
Here are real numbers for the jobs we do most in San Antonio. These are ranges, not quotes, because every attic is different.
| Job Type | Typical Range |
|---|---|
| Attic cleanout only (no re-insulation) | $1,200 – $2,800 |
| Full cleanout + sanitizing + new blown-in insulation | $2,500 – $4,500 |
| Rodent proofing and exclusion only | $800 – $2,000 |
| Cleanout + exclusion + re-insulation (full restoration) | $3,500 – $6,000 |
What moves the price: attic square footage, how much contamination is present, how many entry points need sealing, and whether your Johns Manville insulation can be partially salvaged or needs full removal. We also offer $40 off any repair over $200, a free second opinion on any written estimate, and a permanent 10% discount for seniors and veterans. Call (866) 751-4428 for an exact quote; the estimate is free.
Why San Antonio Homeowners Call Walt’s Insulation for Johns Manville Work
We’ve been doing this since 2000, and Walt Brenner, our owner, started the business after watching too many San Antonio homeowners get sold insulation that didn’t fit the South Texas climate. We’re not a franchise, and we’re not an 800 number. We have a published address, a license number you can check, and a live person answers every call, 24/7.
Our technicians work on Johns Manville products every week, and they also know when a different brand is the better call. We install Owens Corning, Rockwool, CertainTeed, Knauf, Icynene, Demilec, GreenFiber, and Reflectix, so if your Johns Manville insulation needs to come out and something else should go back in, we’ll tell you straight and give you options with real prices. Every job is backed by the Done Right Promise. If it’s not done right, we make it right, no runaround. We answer the phone live, talk to a real person, get a straight answer.
FAQs
No. Rodent contamination, droppings, and nesting create a health and safety condition that Johns Manville’s warranty doesn’t cover, and removing contaminated insulation doesn’t void any remaining warranty on unaffected product. As an independent Johns Manville service provider, we follow manufacturer-safe removal and re-installation practices on every job.
Yes, in most cases we can match the R-value and product type, whether you have ComfortTherm batts, Attic Protector blown-in fiberglass, or JM Spider. If a different product would perform better in your San Antonio attic, we’ll show you the numbers and let you decide. Call (866) 751-4428 and we’ll walk you through the options.
We schedule most Johns Manville attic cleaning and rodent proofing jobs within three to five business days, and we keep emergency slots open for active infestations. A live person answers 24/7, so call (866) 751-4428 and we’ll get you on the schedule.
Sometimes, but rarely with rodent contamination. Urine and droppings soak downward, so the contamination is usually worse than what you can see from the attic hatch. We’ll show you what we find and give you a straight answer on what’s salvageable and what needs to go. Free second opinions are available on any written estimate.
We guarantee the workmanship of the exclusion sealing under the Done Right Promise, which covers our lifetime workmanship guarantee. If a sealed entry point fails, we come back and fix it. No runaround, no charge. That’s how we’ve done it in San Antonio since 2000.
Written by Walt Brenner, Owner, Walt’s Insulation at Walt’s Insulation, serving San Antonio and nearby areas.