Johns Manville Attic Cleaning & Rodent Proofing in Schertz: What to Know First
Most Johns Manville attic cleaning and rodent proofing jobs in Schertz run between $1,800 and $4,200 depending on contamination level and whether the JM Spider insulation system needs full removal. We’re an independent Johns Manville service provider, not a factory-authorized dealer, and we turn most calls around in 24 to 48 hours. Every job starts with a written price before anyone enters the attic, and we don’t touch insulation until the rodent entry points are sealed, the space is sanitized, and we’ve documented the condition with photos you’ll receive.
This page is for Schertz homeowners who found droppings, nesting material, or compressed Johns Manville insulation in their attic, or who’ve been told their JM attic system needs restoration after a rodent issue. Call (830) 402-5240 to schedule an inspection. Estimates are free.
How Johns Manville Products Fail - and How We Fix Them
- JM Spider blown-in fiberglass collapses after rodent traffic. The interlocking fiberglass strands in Spider Custom Insulation are designed to self-support without netting, but once rats or squirrels compress the matrix, it doesn’t rebound. We see this in Schertz homes near the Cibolo Creek watershed where roof rat pressure is highest. Our fix: complete removal, HEPA vacuuming of the decking, then reinstall with fresh Spider or switch to a denser blown-in product if the homeowner wants better resilience.
- Formaldehyde-free binder breaks down in high-heat, high-humidity attics. Johns Manville’s bio-based binder in Climate Pro and ComfortTherm batts degrades faster when attic temps stay above 130°F for weeks at a stretch, which happens regularly in Sedona and other Schertz subdivisions with dark shingle roofs and minimal soffit ventilation. The binder softens, the batt sags, and rodents find easy tunneling material. We remove the degraded batts, air-seal the top plates and can-light penetrations to reduce attic heat load, then reinstall with product matched to the actual conditions.
- JM Kraft-faced batts become rodent nesting substrate. The paper facing on R-30 and R-38 kraft-faced batts is exactly what roof rats want: tearable, warm, and positioned right against the drywall where scent trails concentrate. In Schertz, we pull out shredded kraft facing by the garbage bag full. Our fix: remove all facing material, sanitize the deck, then switch to unfaced batts with proper ventilation baffles or blown-in fiberglass that doesn’t present a flat nesting plane.
- Sound & Fire batts in bonus-room knee walls absorb urine and hold odor. Johns Manville 1000 Series formaldehyde-free mineral wool is excellent for fire blocking and sound, but its density means it wicks rodent urine rather than letting it pass through. The ammonia smell lingers for years. We’ve treated this in several Schertz homes where the bonus room over the garage became unusable. Our fix: remove the contaminated mineral wool, apply enzymatic sanitizer to the stud bays, then reinstall fresh product only after the framing reads dry on a moisture meter.
- Attic Protector blown-in settles unevenly after removal and reinstallation. When we clean out a rodent-contaminated Attic Protector job, the original blown-in depth is rarely uniform, some areas have been tunneled bare, and the remaining material is compromised. Simply blowing new on top leaves hard spots and voids. Our fix: full removal to the deck, inspect and seal all penetrations, then reinstall to a consistent depth with depth-stick documentation every 100 square feet.
Our Johns Manville Attic Cleaning & Rodent Proofing Process
- 1
Attic inspection with photo documentation. We enter with headlamps and respirators, shoot every corner, and identify the Johns Manville product line, contamination extent, and rodent entry evidence. You get these photos before we quote.
- 2
Written price and scope before any work starts. Haven Standard Clause 1: flat price, written scope, written warranty. No surprises, no day-of upsells.
- 3
Seal the leaks first. Then insulate. The attic doesn’t care how thick the insulation is if the air is still moving through it. We air-seal top plates, wire and pipe penetrations, can lights, and chimney chases before touching insulation. On applicable jobs, we run a blower-door test - a pressurization reading that shows, in one number, how much air your building envelope is losing - so you have a before-and-after figure.
- 4
Insulation removal and HEPA cleanup. We bag all contaminated Johns Manville product, vacuum the deck with HEPA filtration, and apply botanical sanitizer where rodent activity was concentrated.
- 5
Rodent proofing and exclusion. We find and seal entry points with galvanized steel mesh, concrete patch, or copper wool where appropriate, then install vent guards and chimney caps as needed.
- 6
Reinstall, document, and verify. Fresh Johns Manville or alternative product installed to spec, depth-stick photo log created, thermal imaging summary printed, and final blower-door reading captured if air sealing was performed. The 365-Day Done Right Promise applies.
What Johns Manville Attic Cleaning & Rodent Proofing Costs in Schertz
| Scenario | Typical Range |
|---|---|
| Light contamination, partial JM removal, spot sanitizing, no reinsulation | $1,800 - $2,600 |
| Moderate contamination, full JM Spider or Attic Protector removal, sanitizing, basic rodent proofing, reinstall with same product | $2,800 - $3,800 |
| Heavy contamination, full removal, extensive rodent exclusion, air sealing, reinstall with upgraded product | $3,600 - $4,800 |
| Bonus room or knee wall with JM mineral wool, urine saturation, full gut and restore | $2,200 - $3,400 |
What moves the price: square footage, depth of existing insulation, extent of rodent damage to ductwork or wiring, accessibility (cathedral ceilings add labor), and whether we find unsealed penetrations that need addressing before new insulation goes in. We also work with Reflectix and other brands if your situation calls for a different approach.
Call (830) 402-5240 for a written estimate. Estimates are free, and we offer a Free Second Opinion on any written estimate you’ve already received.
Why Schertz Homeowners Call Topside Attic Insulation Schertz for Johns Manville Work
We’ve restored Johns Manville attics in Schertz since before the FM 1518 corridor filled in, including jobs in Sedona where summer attic temps regularly push past 140°F before a single batt goes in. Wes Okafor and the crew have handled everything from collapsed Spider systems to mineral wool knee walls that needed full gutting. Every job gets a written price first, a Documented Photo Record during, and the 365-Day Done Right Promise after. Calls are answered by a live person 24/7, and our technicians are background-checked and uniformed. We’re not affiliated with Johns Manville or any manufacturer, which means we recommend the product that fits your attic, not a brand quota.
FAQs
Johns Manville’s limited warranty on residential insulation covers manufacturing defects, not installation or subsequent damage, so proper removal and reinstallation by a qualified contractor does not void it. However, reinstallation by an unlicensed handyman or failure to follow JM’s specified depths and coverage areas could create issues if you ever need to file a claim. We document our reinstalls with depth-stick photos and coverage maps so you have proof the work met spec. Call (830) 402-5240 if you want us to review your JM warranty documents before we start.
Most Schertz jobs finish in one to two days: half a day for inspection, pricing, and setup, then a full day for removal, sanitizing, exclusion, and reinstall. Larger homes over 3,500 square feet or jobs with cathedral ceilings and limited attic access may stretch to three days. We don’t rush the sanitizing phase; if the enzymatic treatment needs overnight dwell time, we’ll tell you before we quote. Call (830) 402-5240 to check current scheduling.
Replace if you see widespread compression, urine staining on more than 20 percent of the surface, or any rodent carcasses, since bacteria and odor penetrate deeper than surface cleaning reaches. Spot-repair is only viable for minor, localized contamination in otherwise intact batts or blown-in. We assess this during inspection and show you the photos so you can decide with actual evidence, not a sales pitch. Call (830) 402-5240 for an honest assessment.
We can source current JM lines including Spider, Attic Protector, Climate Pro, and ComfortTherm through regional distributors in San Antonio. Discontinued lines may require a substitute, and we’ll tell you before we quote if your original product is no longer manufactured. We also install Reflectix and other brands if your performance goals or budget point elsewhere. No proprietary lock-in. Call (830) 402-5240 to discuss options.
We answer calls live 24/7 and typically schedule inspections within 24 to 48 hours in Schertz and surrounding areas. True emergencies, such as active rodent infestations with audible activity in living spaces or insulation falling through ceiling drywall, get prioritized. The inspection is free, and you’ll have a written price before we leave. Call (830) 402-5240 now if you’re dealing with an active issue.
Written by Wes Okafor, Owner, Topside Attic Insulation Schertz at Topside Attic Insulation Schertz, serving Schertz and nearby areas.