Why Air Duct Inspections Should Be on Every Property Manager’s Summer Checklist

Maksim Palets
21 minutes ago
4 min read

As peak cooling loads and wildfire smoke season converge, we prioritize proactive HVAC hygiene for multi-unit and commercial buildings. At Air Duct Cleaning Spokane in Spokane, WA, we schedule systematic summer air duct inspections to reduce energy waste, stabilize indoor air quality, and cut avoidable tenant complaints before they spike.

Summer HVAC loads + smoke season: a perfect storm for IAQ issues

Summer pushes systems to maximum airflow and runtime, which magnifies the impact of duct leakage, fouled coils, and clogged return paths. Wildfire smoke events introduce fine particles (PM2.5) that challenge filtration and pressurization strategies; current guidance from leading building and public-health organizations emphasizes upgrading filters and controlling intake during smoke events.

The hidden energy drain: duct leakage (and why summer inspections catch it)

Duct networks commonly lose 20–40% of heating and cooling energy through leaks, disconnections, and poor insulation—losses that balloon during long summer cycles. The U.S. Department of Energy and ENERGY STAR note that leaky ducts can reduce system efficiency by roughly 20–40%. Routine summer inspections coupled with sealing can reclaim this waste.

Evidence you can bank on: case results and federal priorities

Portfolio data from a national retail chain showed ~5% energy savings after organized duct sealing across 145 stores in under a year—demonstrating portfolio-scale impact when leakage is addressed systematically. Federal building-efficiency programs consistently rank duct sealing and filtration optimization among the most effective HVAC performance measures.

Tenant comfort, complaints, and health: what inspections prevent

Odors & particulates. Smoke intrusions and dusty plenums distribute odors and PM2.5 across suites. Public-health guidance recommends higher-efficiency filters (ideally MERV 13+) during smoke episodes and using recirculation if outdoor air cannot be adequately filtered.

Moisture & mold. Elevated summer humidity fosters microbial growth in coils, drain pans, and insulated ducts. Agencies advise keeping indoor humidity ≤50% and ensuring free airflow; there are no health-based standards for mold, and routine air sampling is generally not recommended—focus on finding and fixing moisture sources instead.

“There are no health-based standards for mold… We do not recommend routine air sampling for mold.” — NIOSH/CDC

Compliance, risk, and worker safety during summer work windows

Summer is often when contractors access roofs and mechanical rooms. OSHA heat-illness guidance highlights that hazardous heat exposure can occur indoors and outdoors; scheduling duct work in cooler hours, ensuring water/rest breaks, and planning shaded staging areas protects crews and avoids stoppages.

What a professional summer air duct inspection should include

We standardize our field scope against industry standards (ACR, The NADCA Standard) and federal IAQ guidance to ensure repeatable, defensible results across a portfolio:

Airflow & balance checks at AHUs, VAVs/FPBs, and representative terminals; correct return deficits and blocked grilles.
Leakage screening with visual smoke, pressure diagnostics, and—where justified—duct blaster testing from established building-science protocols.
Filter program verification (frame integrity, gasket fit, ΔP trend), and MERV 13+ feasibility for smoke season as recommended by ASHRAE and public-health agencies.
Coil & pan condition (biofilm, corrosion, microbial growth), drain slope/trap, overflow safeties; correct standing water issues per moisture-control best practices.
Plenum & interior duct cleanliness (debris, liner degradation, insulation delamination) against NADCA cleanliness criteria.
Control strategies for smoke days: outside-air damper positions, recirculation mode, and maintaining positive pressurization where appropriate.
Documentation set: photos, findings, leakage hot-spots, prioritized fixes by ROI, and a 12-month filter/coil service calendar aligned with recognized maintenance checklists.

Portfolio ROI: why inspections pay for themselves

Energy recovery. Addressing duct leakage alone can reclaim 5–20% of HVAC energy in many buildings, depending on baseline leakage and runtime. Sealing and insulating ducts often pays back quickly, especially in high-runtime cooling seasons.

Avoided service calls. Eliminating bypass dust and moisture reduces coil fouling, sensor drift, and IAQ complaints; following IAQ program guidance reduces recurring occupant issues.

Simple measures, big impact. Monthly HVAC checks and frequent filter changes during peak season keep equipment efficient and stabilize IAQ.

Smoke-season playbook for property managers (Spokane & Inland Northwest)

Pre-season (spring): verify MERV 13 filter availability, confirm frames and seals, test damper actuation, and train staff on smoke-day mode.
During events: set systems to recirculate if outdoor air cannot be adequately filtered; monitor differential pressure, track PM2.5 trends, and reduce infiltration pathways.
Post-event: replace loaded filters, inspect coils and drain pans for captured soot and residue; document findings for seasonal trend analysis.

Standards and references we align with

ACR, The NADCA Standard (2021) for assessment/cleaning thresholds and inspection scope.

EPA “Building Air Quality” guidance for IAQ programs, complaint response, and occupant communication.

OSHA heat-illness prevention for indoor/outdoor heat safety during summer HVAC work.

ENERGY STAR HVAC maintenance and duct-sealing guidance.

CDC and ASHRAE wildfire smoke resources for filtration and recirculation strategies.

Summer air duct inspection checklist for property managers

Access & safety: roof permits, ladder points, heat-exposure plan (OSHA).

Equipment status: drives, belts, bearings, fan curves; verify setpoints and economizer lockouts (standard maintenance checklists).

Filtration: confirm MERV rating, rack seal integrity, ΔP log, spare inventory (ASHRAE/public-health guidance).

Duct integrity: inspect for kinks, crushed flex, missing end caps, disconnected take-offs; prioritize return leaks (DOE building-science practices).

Cleanliness: check supply/return plenums, interior liners, and VAV/FPB boxes against NADCA inspection elements.

Condensate management: verify pan cleanliness, slope, traps, and clear drains (moisture-control guidance).

Smoke-day mode test: verify OA damper closure range, recirculation command, and pressure monitoring.

Implementation roadmap for multi-site portfolios

Baseline audits at representative buildings to quantify leakage and filtration readiness.
Prioritize sites with highest runtime, frequent IAQ complaints, or smoke intrusions.
Standardize scope, documentation, and acceptance criteria to NADCA/EPA references.
Procure MERV 13 filters and gaskets with 90-day minimum inventory during fire season.
Measure & verify: track energy kWh/ton, filter ΔP trends, complaint tickets, and PM2.5 dashboards before/after.

CONCLUSION

Summer inspections uncover the exact defects that sap cooling capacity, compromise filtration during smoke events, and drive tenant complaints. By aligning inspection scope with NADCA, EPA, ASHRAE, CDC, OSHA, and ENERGY STAR guidance—and by sealing and cleaning where needed—property managers reduce energy use, stabilize indoor air quality, and improve occupant satisfaction across the portfolio.

Learn how to keep indoor air safe during summer break in our guide: Summer Break Means More Indoor Time – Is Your Air Safe to Breathe?.

FAQs

How often should multi-tenant buildings schedule full duct inspections versus quick visual checks in summer?
What’s the best way to implement MERV 13 filtration without over-pressurizing racks or starving air handlers?
During wildfire smoke days, should we prioritize recirculation, higher filtration, or temporary portable HEPA units—and when?