Property Assessment

Presented to: Douglas A. King Builders, Inc.

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1 Lawton Lane

Foxborough, MA 02035

Project Date: 4/22, 4/23

Contact: Tony Fernandes, Facility Mgr.

Technician Reporting: John Cox ASCS, VSMR

Table of Contents:

Side deck


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 the assigned designees of Douglas A. King Builders, Inc. (DAK). Interpretation of the data collected in this assessment is meant to inform DAK as to the condition of their HVAC system and other potential issues related to this property.

The work area consisted of entire living space of the first and second floors, including finished basement and attic. Three air handlers, one in the basement and two in the attic, were cleaned and filters replaced (see specifications below). There were a total 34 of registers, including returns. Five bathrooms with associated vents and ducting were inspected and cleaned. 690 feet of flex duct and 225 feet of return duct including the main trunk were inspected and cleaned. Multiple access points were used to allow for inspection and manual cleaning and also to attach a negative air machine. Three outside condenser units were also cataloged and cleaned. Upon departure all door handles, railings, light switches and other touchable surfaces were sanitized.


Additional On-site Repairs/Areas of concern:


  • Replace batteries in all smoke/CO detectors. One detector was missing (second floor hallway). All linked wiring was inspected and the entire system synchronized when tested.

  • Extensive mildew was removed from deck boards, siding and railings by pressure washing with a 50/50 solution of JoMax Mildew Remover and bleach. 

  • Both attic air handlers were without filters upon initial inspection. New filters were installed in all three air handlers.

  • One exterior concrete clapboard was detached from the front of the house.

  • Awnings over windows were covered with a moderate level of mildew. Could be sprayed and pressure washed.

Rear deck

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awnings covered with mildew
awnings covered with mildew

concrete clapboard missing
concrete clapboard missing

awnings covered with mildew
awnings covered with mildew


2. Project & System Specifications

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3. Air Handler(s)

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Three forced hot air furnaces were inspected, cataloged and cleaned. The systems were in good working order. No biological growth to be reported inside the systems. Both units had humidity and moisture levels well within accepted tolerances. See photo slide-deck in section 2 above.


4. Ductwork, Registers & Vents

Fans, Vents & Registers: Thirty-four (34) vents and registers were removed in order to accessed ductwork for manual cleaning. Registers were summarily cleaned and replaced in a pre-recorded order. There was an inordinate amount of debris in each and every floor register.

Bathroom Vents: Five (5) bath vents and grills were cleaned.

Dryer Vent: Second floor dryer vent was inspected, cleaned and left in optimum safety and efficiency.

Main Trunks: Supply and returns trunks for all three handlers were found to be sealed and were cleared of moderate dust. Main trunks were mechanically cleaned using a 12" silica rotating brush (whip). The system was then cleared with compressed air forcing all debris into the negative air machine.

Ductwork:  The 8 to 12" flex duct was found intact throughout the home containing a moderate level of dust. Multiple access points were used in both the supply and return 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 8" and 12" nylon brushes. (whips). Compressed air was then used to deliver debris into the negative air machine.



5. Containment, Equipment & Condensers

Containment: The house was vacant but attention was paid to protect all flooring and .3 mil plastic was used to protect appliances to prevent cross-contamination.

Equipment: Nikro 5000 CFM Negative Air Machine. 2-Stage HEPA Filtration with 99.97% fliltration. 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.

Condenser units: 

Three outside condenser units were cleaned of leaves and yard debris. All were dismantled and cleaned with compressed air and

aluminum fins were combed and coil cleaner used.


6. Procedural Report


7. Certificate of Inspection & Sanitization


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8. Inspection Schedule

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