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Home My WebLink About3 Year Stabilization Plan_50 Marchant AveProperty Condition Assessment and Recommandations 50 Marchant Avenue, Hyannis Port, MA Date: December 18, 2025 Prepared for: Joe Hale, Edward M. Kennedy Institute for the U.S. Senate Prepared by: John Carey, West Harwich Group, Inc. Executive Summary This assessment summarizes observed conditions and planning-level recommendations for the structural, building envelope, and mechanical, electrical, and plumbing (MEP) systems of the main house at the Kennedy Compound in Hyannis Port, Massachusetts. The building generally appears structurally sound. The primary focus of recommended work is moisture control, climate stabilization, fire risk mitigation, and long-term capital planning appropriate for a historic structure. Proposed 3 Year Budget for Stabilization- $300,000 Preliminary Cost Summary (Planning Allowances) Category Scope Estimated Budget Basement Dehumidification, cleaning, laundry, heating PM, fire protection $47,000 – $67,000 First Floor Summer HVAC, alarms, ventilation $120,000 – $140,000 Second Floor Supplemental HVAC, minor water issue $50,000 Exterior Chimneys, drainage, masonry, screens, lighting $46,000 Basement 1. Overall Structural Condition- Budget $0 · The basement structure appears generally sound. · Previously identified lally column deficiencies have been corrected. 2. Basement Stair Trip Condition- Budget $0 · A potential tripping condition exists at the base of the basement stair. · While a 36" x 36" landing could address code interpretation, modification may increase practical trip risk. Recommend leaving condition unchanged. · Better solution would be to rebuild staircase to code. (Budget $10,000) 3. Climate and Moisture Control (Budget: $10,000) · Basement area is approximately 4,000 SF. · Install two dedicated dehumidifiers capable of continuous operation. · Target relative humidity: 45–50%. · Below approximately 55% RH, mold growth is inhibited; above approximately 40% RH, historic materials are less likely to over-dry. · Recommended equipment class: Santa Fe commercial-grade dehumidifiers. 4. Cleaning and Organization (Budget: $5,000) · Perform comprehensive cleaning to allow future inspection and maintenance. · Remove white FRP wall panels to permit visual inspection of foundation walls. · Remove obsolete systems, abandoned piping, and unused pressurized equipment. · Identify, label, and test all water shutoff valves. · Inventory and properly store historic artifacts and building materials. · Remove excess storage and combustible materials. 5. Laundry Area Improvements (Budget: $10,000) · Replace and reinstall washer and dryer in compliance with current standards. · Remove redundant venting and drain connections. · Repair heavily corroded plumbing piping. · Clean and organize laundry room. 6. Heating System Preventive Maintenance (Budget: $10,000–$20,000) · Flush hydronic system and rebalance in spring. · Inspect pumps, valves, air separators, and controls. · Insulate accessible supply piping to improve efficiency. · Confirm system operation in summer mode (approximately 140°F). 7. Boiler Room Fire Risk Mitigation (Budget: $10,000) · Install cement board above boilers to slow fire spread and improve response time. 8. Basement Bathroom (Budget: $2,000–$12,000) · Confirm drainage configuration and septic system connection. 9. Wine Room (Budget: $1,000) · Confirm whether observed framing conditions represent a structural issue. · Secure or remove loose posts as appropriate. · Separate two heating pipes that are currently touching and corroding. Goal is to prevent abrasion, corrosion, and potential failure. First Floor 1. Summer Climate and Humidity Control (Budget: $100,000) · Evaluate high-velocity HVAC or equivalent low-visibility system. · Locate equipment in basement and avoid large visible supply grilles. 2. Uneven Heating (Budget: $1,000-$10,000) · South portion of first floor heats unevenly. · Confirm zoning configuration and consider separation into multiple zones for improved control. 3. Alarm and Life Safety Systems (Budget: $10,000–$20,000) · Engage qualified alarm contractor (cape cod alarm) to evaluate heat, smoke, and security systems. · Replace outdated devices in accordance with manufacturer life-cycle recommendations. Implement maintenance program. 4. Install three (3) Bathroom Exhaust Ventilation (Budget: $10,000) · Install mechanical exhaust in all first-floor bathrooms to improve comfort and moisture control during events. Second Floor 1. Summer Climate and Humidity Control (Budget: $50,000) · If second floor is not part of regular tours, this work is lower priority than first-floor conditioning. · Existing system installed in 2008 serves master bedroom suite. · Evaluate adding a supplemental attic-based system. 2. Water Intrusion at Bathroom/Bedroom Near top of Stairs (Budget: $500 – Investigation) · Investigate source of moisture (rain intrusion versus plumbing leak) and correct root cause. Exterior 1. Chimneys (Budget: $3,000- $15,000) · Inspect all three chimneys and repair as required. · Consider installation of chimney caps to reduce water intrusion. 2. North-Side Retaining Wall · No measurable movement observed since 2016; continue monitoring. 3. North-Side Drainage (Budget: $15,000) · Implement stormwater management improvements to reduce basement water entry. · Improve gutter and valley drainage between adjacent gables. 4. North-Side Concrete Slab (Budget: $5,000) · Observed cracking has not progressed; monitor and repair if conditions change. 5. South-Side Siding at Sauna (Budget: $1,000) · Correct siding-to-grade contact during next siding project. 6. Flagpole Lighting (Budget: $5,000) · Replace non-functioning fixture. 7. Window Screens (Budget: $8,000) · Replace or rebuild deteriorated screens. · Corroded spring-loaded plunger pins should be replaced with durable alternatives. 8. Front Gate Stone Pillars (Budget: $5,000- $8,500) · Perform masonry repairs to stabilize and preserve stone pillar. · Inspect other walls onsite and perform preventative maintenance as needed.