Property Assessment

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155 Green Street

Canton, MA

Project Date: 6/29-30/21
Contact: Tony Fernandez
Technician Reporting: John Cox ASCS, VSMR

Table of Contents:

 

1. Overview

The HVAC system and network of air ducts were visually inspected and cleaned. The information in this report is private and shared only with DAK Builders, Inc and property owner Becky King. Interpretation of the data collected in this assessment is meant to inform as to the condition of their HVAC system and other potential issues related to this property.

The work area consisted of  a two-floor residence. The property had three air handlers (see specifications below). There were a total 26 registers and vents (including 5 bath and two dryer vents) with 625 linear feet of associated supply and return flex ductwork. 120 linear feet of main trunks from the three systems were systematically accessed, inspected and cleaned. Multiple eight-inch access points along the main supply and return trunks were used to attach a 5000cfm negative air machine during mechanical cleaning. 

 

Additional On-site Repairs/Areas of concern:

 

  • The two basement systems and associated ductwork were found to be in good working order with no detachments. The third-floor air handler was found to be in need of repair, needing a new blower motor, fan and (welded) housing. The fan itself was noticeably wobbling. These components were ordered and will be installed on the expected arrival date of 8/15/21. Upon inspection there were multiple breaks in the duct system including one return completely disconnected. All were repaired. The unit itself was extremely dirty and was showing signs of fatigue, including a failed condensate pan which was leaking into the cabinet. The condensate tube was found to be clogged but was likely a result of system cleaning and pushing an abundance of debris through the system. Please see photo slide-decks below.

  • Kitchen thermostat was found unresponsive and was in need of a new battery

  • The pull-down staircase (access to attic) was damaged and in need of additional hardware for safety/functionality.

  • Many tears in the insulation jackets for the third-floor main trunks were sealed.

  • An abundance of debris 'caked' to the cooling coils of the third-floor handler was cleaned which set the system off-balance and dampers adjustment was needed to return higher pressure (supply) to the master bedroom.

  • Static pressure, and thermal imaging were used to determine sufficient air flow and no breaks in the system upon departure.

  • Mildew stains in the attic and were treated with sporicidal spray at the request of the owner. No visible mold was detected.

  • Through-hole dry rot was detected in the same area as mentioned above and will be addressed with future exterior work.

 
 

2. Project & System Specifications

Cleaning Method and Air Handler componets specified on page 6 of procedural report below.

Coil assembly blocked with debris
Coil assembly blocked with debris

cleaned coils
cleaned coils

Coil assembly blocked with debris
Coil assembly blocked with debris

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3. Air Handler(s)

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Three forced hot air furnaces were inspected, cataloged and cleaned. The two basement systems were in good working order. The attic air handler was found in need of repair and extensive cleaning. It was determined that three components were in need of replacement. Fan/motor assembly and it's attached (welded) housing had a visual and audible wobble. Items were ordered with anticipated arrival 8/15/21 and will be installed.

 

No biological growth to be reported inside the systems. The units had humidity and moisture levels well within accepted tolerances. Unusually high temperatures (97 degrees) pushed humidity levels to higher than usual levels (50%) See photo slide-deck.

Visable/Audible Wobbling, blower fan

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5. Ductwork, Registers & Vents

Click for Full View

Fans, Vents & Registers: Twelve (26) vents and registers were removed in order to accessed ductwork for manual cleaning. Registers were summarily cleaned and replaced in a pre-recorded order. Two dryer vents and five bath fans were also inspected and cleaned.

Main Trunks: Basement supply trunks were found to be sealed and were cleared of debris, They were free of both moisture and biological contaminants. Third floor main trunks had torn exterior insulation jackets and open joints which were repaired. Access point were opened and re-sealed by SMACNA international standards. See photo deck.

Ductwork:  8"duct connections were inspected and repaired as needed. One of the second floor returns was found disconnected. The home space was left sealed and intact upon departure. The flex ductwork contained a moderate amount of debris and was cleared, Third floor handler having the heaviest amount of debris. Access points were used in the ductwork to attach a Nikro 5,000 CFM HEPA negative air machine. Interior of ductwork was cleaned using mechanically rotating brushes and a 20' flexible cable with a 8" nylon brush (whip).

 

tears in exterior insulation jackets repaired
tears in exterior insulation jackets repaired

Noticeable amount of debris
Noticeable amount of debris

tears in exterior insulation jackets repaired
tears in exterior insulation jackets repaired

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6. Containment, Equipment & Condensers

Containment Special attention was paid to containment. Furniture throughout the space was covered with .3 mil plastic to prevent cross-contamination. 

 

Equipment: Nikro 5000 CFM Negative Air Machine. 2-Stage HEPA Filtration with 99.97% filtration. 5" static pressure, 115v/13 each of two motors. Varying sizes of Nylon and Silica rotating brushes (whips). 115v electric oil-free air compressor with forward & reverse blowing nozzles. Two smaller HEPA vacuums were used for localized cleaning (ie. ceiling fans, vent deposits)

Condenser units: 

Condenser units were cleaned and were in good working order. Coil cleaner was used to improve efficiency of the coil assemblies.

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Thermal imaging Infrared thermal imaging was used to determine any unseen breaks, leaks and disconnects.

 

Static Pressure Testing: Static pressure was tested on third floor handler to determine resistance across suspect coil assembly or any other blockages in in the third floor system. Results fell within acceptable tolerances.

Moisture/Humidity Testing: 

Accurate moisture testing was not traceable as inside humidity and temperature levels were recorded at 50% and 101 degrees respectively in the attic.

Third floor main truck thermal imaging
Third floor main truck thermal imaging

Humidity level, inside temperature
Humidity level, inside temperature

Third floor main truck thermal imaging
Third floor main truck thermal imaging

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7. Procedural Report

 

8. Certificate of Inspection & Sanitization

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Click to download

9. Inspection Schedule

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