Property Assessment

Presented to: Douglas A. King Builders, Inc.

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25-1 Center Street

North Easton, MA 02356

Project Date: 4/9, 4/12 & 4/20 2021

Contact: Tony Fernandes, Facility Mgr.

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 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 basement and attic. The residence had two air handlers, one in the basement and one in the attic (see specifications below). There were a total 21 of registers, including returns. 550 feet of flex duct was cleaned as was 125 feet of return duct including the main trunk. Multiple access points were used to allow for manual cleaning and to attach a negative air machine. Upon departure all door handles, railings, light switches and other touchable surfaces were sanitized.


Additional On-site Repairs/Areas of concern:


4/9/21, 4/12/21 and 4/20/21

  • Repair closet door second floor rear bedroom. Removed track/hardware, reinstalled hardware.

  • Stackable washer/dryer drain pan found cracked, replaced

  • Mold removal first floor bath. Containment partitions were used to separate work area from living space using .3 mil plastic and floor coverings. Bathroom fixtures were sheeted in the same capacity. Mold was removed from bath ceiling, cabinet and corners from adjoining walls.

  • Four bath vents were inspected and found to be in varying states of fatigue. (running either noisily or slowly) and with three of the lights working. Humidity reading in Master Bath was at 58% which is far above acceptable tolerances. Basement half-bath was running efficiently but no exhaust was located. Each of the bath vents are of the same size but brand was undeterminable. Master bath vent was caked with talcum powder. Three were removed entirely and one dismantled for repair. It is recommended that at least three need to be replaced. See photo slide-deck.

  • Inspected source of stains on ceiling in second floor rear bedroom. Attic AHU was inspected for possible leak. Ceiling below was stained and it appears that a satellite dish (smaller of the two on roof above) may not have been sealed correctly when installed. Tenant (Karen) states that she does not own either of the satellite dishes. 

  • Constriction in 8" flex duct was alleviated in attic. see AHU 1 photo-slide deck

  • Extraordinarily exposed ridge vent, not suspected to be source of leak

  • Install Humidity sensor in Full-bath (Kitchen) New bank of Leviton Rocker switches (3) to match sensor switch/face plate (changed from toggle switches). Neutral wire connection added.

  • Shelving was removed for access from left side of the laundry area and reinstalled with better access on the right hand side. (Necessity with new off-set pan installation) 

58% Humidity in master bath
58% Humidity in master bath

Leak damage, Suspect satellite dish
Leak damage, Suspect satellite dish

closet door repaired
closet door repaired

58% Humidity in master bath
58% Humidity in master bath


Click for Full View

New Overflow tray


2. Project & System Specifications

AHU 1 (Garage Unit)


AHU 2 (Attic Unit)

dirty drip pan
dirty drip pan

although drain line has been modified to expel outside.


3. Air Handler(s)

ahu check list.png

Two 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. Washer/Dryer

exterior dryer vent cleaned
exterior dryer vent cleaned

exterior dryer vent cleaned
exterior dryer vent cleaned


Dryer Vent

Dryer vent was found with an excessive amount of lint and was summarily cleaned from the inside and out. Washer drip pan was found cracked and was replaced. Shelving was moved from the left-hand side of washer closet to accommodate new drip pan.

5. Ductwork, Registers & Vents

Fans, Vents & Registers: Twenty-one (21) vents and registers were removed in order to accessed ductwork for manual cleaning. Registers were summarily cleaned and replaced in a pre-recorded order.

Main Trunk: AHU 1 (basement) supply trunk was found to be sealed and was cleared of moderate dust. AHU 2 (attic) also had moderate dust. both were free of moisture or biological contaminants.

Ductwork:  The 8" 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 a 8" nylon brush (whip).



6. Containment, Equipment & Condensers

Containment Special attention was paid to full containment. Furniture, carpets, and electronics throughout the space were covered with .3 mil plastic to prevent cross-contamination. Floor covering was used in the main kitchen area (hardwood floors) as an added layer of protection. Ceiling to floor containment was used while clearing first floor bathroom of mold.

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: 

Both outside condenser units were congested with leaves and bark mulch. Both were dismantled and cleaned with compressed air and

aluminum fins were combed and coil cleaner used.

.3 mil plastic used for containment
.3 mil plastic used for containment

.3 mil plastic used for containment
.3 mil plastic used for containment

.3 mil plastic used for containment
.3 mil plastic used for containment


7. Procedural Report


8. Certificate of Inspection & Sanitization

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Click to download

9. Inspection Schedule

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