https://www.boxxmodular.com/boxx-maintenance/

BUILDING MAINTENANCE

Tips, tricks, troubleshooting guides, resources, and more to resolve your 
maintenance concerns and keep your modular buildings in top-condition.

Thank you for choosing BOXX Modular for your space needs! 

On this page, you will find:

  • Maintenance requirements to help keep your building in top condition
  • Troubleshooting tips for common maintenance questions and concerns
  • Resources for initiating a service call

If you need assistance or have any questions at any time, please contact your local BOXX Modular branch and our expert service teams will be happy to help!

Downloadable Guide

Below you can find downloadable guide related to troubleshooting and maintenance. It can be referenced digitally or printed.

 Service Guide 

Maintenance Requirements

Air Conditioning and Heating

  1. Inspect your HVAC unit every 30 days
    • Change your filters
    • Check and clear debris from condenser coils  
  2. Clean the evaporator and condenser coils every 6 months
  3. Change thermostat batteries every 6 months
  4.  Perform yearly service on all components and systems

Building Envelope Inspection

Every 6 months:

  1. Inspect all windows and doors
    • Apply new silicone as needed
    • Clean all weep holes and general debris
    • Lubricate rollers, latches and hinges
  2. Inspect the Roof including all seams, boots, vents and drip edge/gutters
    • Clear all debris from roof
    • Ensure proper drainage around the modular building to prevent the accumulatio of water
    • Replace any sealants that have deteriorated
    • Repair, seal or replace any damaged roofing materials
  3. Inspect your Site Conditions 
    • Ensure proper drainage is preventing the accumulating water in, on or around the modular building.
    • Schedule termite and pest control to prevent damage
    • Visibly inspect the foundation for signs of damage

General Clean

  1. Sweep and mop floors to prevent accumulation of debris
  2. Do not use excess water or bleach and strive to keep the floors dry
  3. Clean and dust surfaces as needed
  4. Utilize chair guards to prevent floor damage
  5. Wax all tile flooring every 6 months

Plumbing Inspection

Every month check around all plumbing fixtures, visible piping and equipment for failure and leaks

Electrical Inspection

Every Year:

  1. Check all outlets and panel breakers for proper operation
  2. Replace light bulbs as needed
  3. Avoid overloading outlets with too many plugs
  4. Do not plug more than one high-wattage piece of equipment into an outlet
  5. Do not plug a power strip into another power strip

Troubleshooting

Electrical
Hot Water Heater
Air Conditioning

Below you will find tips and information related to troubleshooting common maintenance concerns, along with common solutions.

If you are unable to resolve the issue(s) you are experiencing, we recommend contacting your local service team for further advice and assistance.

Electrical

Please Note:

  • Use only qualified electricians.
  • Make sure water heater breaker is turned off before turning on power to the building.
  • Generator NOT suggested due to voltage spikes.
  • For building to operate properly, it must be grounded.

Common Concerns

  1.  Verify that the unit is properly connected to a 220-volt power supply using correctly sized wiring.
  2. Check to see if all the breakers are on, including the main breaker. (Certain types of breakers appear to be on but may not be tripped completely. Switch fully off and then on again.)
  3. Ensure the building is properly grounded to a driven grounding rod.

  1. Verify that the lights are not being controlled by an occupancy senso
  2. Check to see if all the breakers are on, including the main breaker. (Certain types of breakers appear to be on but may not be tripped completely. Switch fully off and then on again.)
  3. Check that all switches are on. If bulbs are burned out, replace  (customer’s responsibility).
  4. If bulbs are in good condition but still don’t work, call for service.


It's highly likely that the light ballasts are cold. Flickering usually stops after a few minutes as they warm up. 

In the flickering light fixture, replace one bulb at a time.

  1. Try changing the bulb(s).
  2. If the emergency light still isn’t working, replace the battery

  1. Check the GFCI receptacle in the bathroom and reset if tripped. 
  2. Verify that the receptacle is not being controlled by an occupancy sensor.
  3. Check breakers – if on, and there is still no power, call for service.

  1. Verify that the receptacle is not being controlled by an occupancy sensor.
  2. Ensure the top half of the receptacle is controlled by an occupancy  sensor.

Can be disabled; call service for instructions.

Hot Water Heater

Please Note:

  • Hot water heaters must be filled with water and all air evacuated from the system before turning on the water heater electrical breaker, or damage to the water heater element may occur.
  • Ensure water lines on the exterior of the building are insulated and heat traced.

Common Concerns

  • For tank type heaters: Check the on/off switch and breaker in the electrical panel.

  • For on demand heaters: First, check all associated breakers. 
    • Do not replace the sink aerator with a higher flow volume, as this will cause the heater to malfunction and reduce your hot water temperature. If the breaker is on, call for service.

Air Conditioning

Please Note:

  • Change air filters at least every 30 days, or more frequently as needed under extreme or dusty conditions.
  • Water dripping outside under the air conditioner is normal, especially in hot, humid weather. Ensure that water does not pond under or adjacent to the building.

Common Concerns: Central Air Conditioning

  1. Verify the thermostat is set to a reasonable temperature. System freezing indicates low freon or poor air movement. The room may have been very hot when the A/C was first turned on; allow time to cool off.
  2. Avoid leaving doors open continuously, as this allows warm air to enter faster than the A/C can cool. Make sure there is enough clearance around the A/C to prevent restricted air flow.
  3. Check that the thermostat batteries and filter have been replaced.
  4. Verify that the unit is properly connected to a 220-volt power supply. Check A/C internal breaker (located behind the access panel on the site of the unit, not all units have this switch).
  5. Check safety breaker/disconnect located adjacent to A/C unit.
  6. Check A/C breaker(s) in electrical panel box
  7. Remove batteries and let thermostat reset for several minutes.  Replace batteries.
  8. Follow the thermostat program sequence if it is programmable (directions are usually under the cover). If instructions are not available, contact us for a copy and note the model number.



  1. Check that air diffusers are fully open.
  2. Check that filter is clean and not clogged.
  3. Ensure that the return air grill on the front wall of the building is not being blocked if one is present. 


  1. Turn the thermostat off
  2. Turn off the safety breaker/disconnect switch, located on the front of the building near the A/C unit
  3. After removing all screws, detach the center service door
  4. Slide out the old filter
  5. Slide in a new filter, arrow up
  6. Turn on the disconnect switch and thermostat

Common Concerns: Room Air Conditioning

  1. Check A/C voltage (120V or 220V as required). Check that electrical hookup is properly done.
  2. Check whether the circuit breaker has tripped.

  1. Temperature control may not be set low enough, turn the knob to the lower setting.
  2. The room may have been hot when the A/C was turned on and still needs time to cool down.
  3. Check the air filter condition. To change the filter, remove it from behind the front grille and wash it with warm water, allow it to dry, or vacuum it. Replace the filter at least every 30 days, or more frequently depending on site conditions. Determine the correct size from the existing filter.


Making a Service Call

If you have questions, need further assistance, or are unable to resolve your maintenance concerns using this guide, please contact your local BOXX Modular service team. 

Our service teams can provide guidance and direction over the phone to help you address your maintenance concerns, and help you schedule a service call. During a service call, a member of your local BOXX service team will troubleshoot and address your concerns on-site.

Contact Your Local BOXX Modular Branch for Assistance

1 877 966 7839
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