Full Report Summary Download

INTRODUCTION

We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your emailed report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process.

Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair.

For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide.

PURPOSE AND SCOPE

This Inspection Report is supplemental to the Property Disclosure Statement.

This document was prepared as a report of all visual defects noted at the time and date of the inspection. It is not necessarily an all-inclusive summary, as additional testing or inspection information/processes and analysis may be pending. It is subject to all terms and conditions specified in the Inspection Agreement.

It should be noted that a standard pre-purchase inspection is a visual assessment of the condition of the structure at the time of inspection and is subject to day-to-day changes. The inspection and inspection report are offered as an opinion only, of items observed on the day of the inspection. Although every reasonable effort is made to discover and correctly interpret indications of previous or ongoing defects that may be present, it must be understood that no guarantee is expressed nor implied nor responsibility assumed by the inspector or inspection company for the actual condition of the building or property being examined.

This firm endeavors to perform all inspections in substantial compliance with the International Standards of Practice for Inspecting Commercial Properties (www.nachi.org/comsop). The scope of the inspection is outlined in the Inspection Agreement, agreed to and signed by the Client. Our inspectors inspect the readily accessible and installed components and systems of a property as follows: This report contains observations of those systems and components that are, in the professional opinion of the inspector authoring this report, significantly deficient in the areas of safety or function. When systems or components designated for inspection in the Standards are present but are not inspected, the reason the item was not inspected may be reported as well.

This report summarizes our inspection conducted on this date at the above address.

EXCLUSIONS AND LIMITATIONS

The inspection is supplemental to the Property Disclosure Statement. It is the responsibility of the Client to obtain any and all disclosure forms relative to this real estate transaction. The client should understand that this report is the assessment of a Property Inspection Consultant, not a professional engineer, and that, despite all efforts, there is no way we can provide any guaranty that the foundation, structure, and structural elements of the unit are sound. We suggest that if the client is at all uncomfortable with this condition or our assessment, a professional engineer be consulted to independently evaluate the condition, prior to making a final purchase decision.

This inspection is limited to any structure, exterior, landscape, roof, plumbing, electrical, heating, foundation, bathrooms, kitchen, bedrooms, hallway, and attic sections of the structure as requested, where sections are clearly accessible, and where components are clearly visible. Inspection of these components is limited, and is also affected by the conditions apparent at the time of the inspection, and which may, in the sole opinion of the inspector, be hazardous to examine for reasons of personal or property safety. This inspection will exclude insulation ratings, hazardous materials, retaining walls, hidden defects, buried tanks of any type, areas not accessible or viewable, and all items as described in Sections 4 and 10 of the Inspection Agreement. As all buildings contain some level of mold, inspecting for the presence of mold on surfaces and in the air is not a part of the actual inspection, but is a value added service to help you, the client, minimize the risks and liabilities associated with Indoor Air Quality.

The International Standards of Practice for Inspecting Commercial Properties are applicable to all commercial properties. They are not technically exhaustive and do not identify concealed conditions or latent defects. Inspectors are not required to determine the condition of any system or component that is not readily accessible; the remaining service life of any system or component; determination of correct sizing of any system or component; the strength, adequacy, effectiveness or efficiency of any system or component; causes of any condition or deficiency; methods, materials or cost of corrections; future conditions including but not limited to failure of systems and components; the suitability of the property for any specialized use; compliance with regulatory codes, regulations, laws or ordinances; the market value of the property or its marketability; the advisability of the purchase of the property; the presence of potentially hazardous plants or animals including but not limited to wood destroying organisms or diseases harmful to humans; mold; mildew; the presence of any environmental hazards including, but not limited to toxins, carcinogens, noise, and contaminants in soil, water or air; the effectiveness of any system installed or methods utilized to control or remove suspected hazardous substances; the operating costs of any systems or components and the acoustical properties of any systems or components.

Inspectors are not required to operate any system or component that is shut down or otherwise inoperable; any system or component which does not respond to normal operating controls or any shut off valves or switches. Inspectors are not required to offer or perform any act or service contrary to law; offer or perform engineering services or work in any trade or professional service. We do not offer or provide warranties or guarantees of any kind or for any purpose. Inspectors are not required to inspect, evaluate, or comment on any and all underground items including, but not limited to, septic or underground storage tanks or other underground indications of their presence, whether abandoned or active; systems or components that are not installed; decorative items; systems or components that are in areas not entered in accordance with the International Standards of Practice for Inspecting Commercial Properties; detached structures; common elements or common areas in multi-unit housing, such as condominium properties or cooperative housing.

Inspectors are not required to enter into or onto any area or surface, or perform any procedure or operation which will, in the sole opinion of the inspector, likely be dangerous to the inspector or others or damage the property, its systems or components; nor are they required to move suspended ceiling tiles, personal property, furniture, equipment, plants, soil, snow, ice or debris or dismantle any system or component, or venture into confined spaces. Our inspectors are not required to enter crawlspaces or attics that are not readily accessible nor any area which has less than 36” clearance or a permanently installed walkway or which will, in the sole opinion of the inspector, likely to be dangerous, inaccessible, or partially inaccessible to the inspector or other persons, or where entry could possibly cause damage to the property or its systems or components. Inspector wants the Client to know that he is not a licensed Professional Engineer or Architect, and does not engage in the unlicensed practice of either discipline. Opinions contained herein are just that.

A WORD ABOUT RODENTS, VERMIN, AND PESTS

Vermin and other pests are part of the natural habitat, but they often invade buildings. Rats and mice have collapsible rib cages and can squeeze through even the tiniest crevices. And it is not uncommon for them to establish colonies within basements, crawlspaces, attics, closets, and even the space inside walls, where they can breed and become a health-hazard. Therefore, it would be prudent to have an exterminator evaluate the structures to ensure that it is rodent-proof, and to periodically monitor those areas that are not readily accessible.

A WORD ABOUT CONTRACTORS AND 20-20 HINDSIGHT

A common source of dissatisfaction with inspectors sometimes comes as a result of off-the cuff comments made by contractors (made after-the-fact), which often differ from ours. Don’t be surprised when someone says that something needed to be replaced when we said it needed to be repaired, replaced, upgraded, or monitored. Having something replaced may make more money for the contractor than just doing a repair. Contractors sometimes say, “I can’t believe you had this building inspected and they didn’t find this problem.” There may be several reasons for these apparent oversights:

Conditions during inspection - It is difficult for clients to remember the circumstances in the subject property at the time of the inspection. Clients seldom remember that there was storage everywhere, making things inaccessible, or that the air conditioning could not be turned on because it was 60° outside. Contractors do not know what the circumstances were when the inspection was performed.

The wisdom of hindsight - When a problem occurs, it is very easy to have 20/20 hindsight. Anybody can say that the roof is leaking when it is raining outside and the roof is leaking. In the midst of a hot, dry, or windy condition, it is virtually impossible to determine if the roof will leak the next time it rains. Predicting problems is not an exact science and is not part of the inspection process. We are only documenting the condition of the property at the time of the inspection.

A destructive or invasive examination - The inspection process is non-destructive, and is generally noninvasive. It is performed in this manner because, at the time we inspected the subject property, the Client did not own, rent, or lease it. A Client cannot authorize the disassembly or destruction of what does not belong to them. Now, if we spent half an hour under a sink, twisting valves and pulling on piping, or an hour disassembling a furnace, we may indeed find additional problems. Of course, we could possibly CAUSE some problems in the process. And, therein lies the quandary. We want to set your expectations as to what an inspection is, and what it not.

We are generalists - We are not acting as specialists in any specific trade. The heating and cooling contractor may indeed have more heating expertise than we do. This is because heating and cooling is all he’s expected to know. Inspectors are expected to know heating and cooling, plumbing, electricity, foundations, carpentry, roofing, appliances, etc. That’s why we’re generalists. We’re looking at the forest, not the individual trees.

Report Summary

Environmental Hazards

Mold Item: 4 4.1. Some amount of mold is present in all buildings. Mold may not always be visible and may not be actively growing within the building. Mold assessment and testing are recommended any time there is visible mold or if there are health concerns for the present or future occupants. The inspector did not take any samples for mold. (SERENITY HOME INSPECTIONS CAN PROVIDE THIS SERVICE)

4.2. Mold like growth observed in unfloored area behind Suite 100.
Rodents Item: 5 5.2. Moderate amounts of rodent feces were visible in one or more areas. Feces should be removed and the area sanitized. Traps should be set for rodents and avenues of entry located and blocked. Recommend consultation with a pest control company. See photographs for examples.
Wood Destroying Insects Item: 6 6.2. Visible damage or possible presence of wood destroying insects was observed at the time of inspection. See photographs for locations.

6.5.2 Exterior

Siding, Flashing & Trim Conditions Item: 1 1.10. Siding gaps observed at left side. This area should be sealed to reduce potential for water and pest intrusion.

1.11. Hole observed in siding at left side. This area should be sealed to reduce potential for water and pest intrusion.
Flatwork Conditions Item: 3 3.3. Loose handrail observed at left side wooden stairs. This is a safety hazard and should be corrected.

3.4. Loose rail observed at left side deck area. This condition should be corrected for safety.
Safety Issues Item: 7 • Unsecured step observed at entrance to Suite 140

6.5.3 Wood Decks and Balconies

Deck Conditions Item: 1 1.9. There were multiple issues noted with the deck on the building. It is suggested to have the entire deck reviewed and all repairs made by a licensed decking contractor. See photographs for example issues and locations.

6.5.4 Foundation

Crawl Space Conditions Item: 6 6.8. Improper support posts were observed in the crawlspace.

6.5.(5&6) Heating, Ventilation & Cooling

Gas utility and Piping Conditions Item: 1 1.3. Uncapped gas line observed in Suite 160 front room. This is a safety hazard and should be prepared.
Heating and Cooling Accessibility Item: 2 2.4. Suite 140 mini split heat pump was not functioning properly at time of inspection

2.5. Due to the age of the exterior compressors inspect or recommend service for all evaporator coils, and furnaces to ensure safe operation
Exhaust Vent Item: 4 4.2. Detached vent pipe, observed at furnace exhaust on left side of building. This condition should be corrected.

4.3. Rust observed on furnace exhaust pipe at rear left. This is a safety hazard and should be corrected
Compressor Conditions Item: 5 5.4. The cooling unit for Suite 130 did not appear to adequately cool when tested. Less than a 14 degree temperature difference was noted, between the supply and return, with 14-22 degrees being the expected operating range. It is suggested to have the unit reviewed and serviced as needed by a licensed HVAC contractor to ensure proper operation.

5.5. Missing dead front cover observed that shut off for Rheem unit at left side exterior of building. Safety hazard. This condition should be corrected.
Evaporator Coil Conditions Item: 6 6.1. Due to the age of the exterior compressors and lack of accessibility of most evaporator coils. Inspector recommends service by licensed HVAC technician to ensure proper and safe operation.

6.5.8 Electrical

Main Electrical Service Conditions Item: 1 1.3. Exposed main entrance wiring should be protected in conduit and shielded. Have a licensed electrical contractor review and correct as needed.

1.4. The overhead electric service entrance cables are in direct contact with tree limbs. Recommend review by the local utility company or a licensed electrician for correction.
Electrical Panel Comments Item: 2 2.5. The xxx panel is not completely labeled. This is a safety issue and we recommend labeling of the breakers in order to provide quick identification of service disconnects in the event of an emergency. Have evaluated and corrected.
Panel Comments Item: 3 • Different brand names on panel and breakers. Improper breaker-panel matching can cause arcing and overheating in the panel as well a potentially void the panels warranty. We recommend a licensed electrician install new breakers in panel.
Sub Panel Comments Item: 4 4.3. The suite 120 sub-panel is not labeled. This is a safety issue and we recommend labeling of the breakers in order to provide quick identification of service disconnects in the event of an emergency.

4.4. Open knockouts observed in the sub-panel cover. Suggest installing knockout plugs for safety.

4.5. Missing panel cover observed at subpanel in Suite 110. Sub panel should be installed with labeling for breakers. This is a safety hazard.
Exterior Electrical Conditions Item: 6 6.4. Missing/damaged weatherproof cover(s) noted at one or more outlets at the exterior of the home. Have the covers installed or repaired as needed. See photographs for specific locations.

6.5. Open junction box observed at the exterior of the building. Whenever an electric wire is cut and reconnected, the 'splice' should be encased in a covered junction box to prevent shocks and separation of the splice.

6.6. Missing cover plates and exposed wiring, observed at left side rear garage. This is a safety hazard and should be corrected.

6.7. Expose wiring observed and left side garage/workspace. All exposed wiring should be concealed in a conduit for safety.

6.8. Missing cover plates observed at one more areas. This condition should be corrected for safety.
Busines Interior Electrical Conditions Item: 7 7.6. Open wiring observed at one or more locations on building interior. Have repaired by a licensed electrical contractor for safety.

7.7. Missing or damaged outlet covers observed at one or more locations on the interior. Have repaired by a licensed electrical contractor for safety.


7.8. Missing or damaged switch plate covers observed at one or more locations on the interior. Have repaired by a licensed electrical contractor for safety.


7.9. Non- GFCI A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system. outlet observed in one or more restrooms. GFCI outlets are recommended in all restrooms.

7.10. One or more miswired outlets observed.

7.11. No GFCI outlets observed in one or more kitchen areas

7.12. Unmounted light switch with missing cover plate observed at entrance to Suite 160

6.5.12 Life Safety

Signage and Lighting Conditions Item: 1 1.1. Directional signs indicating exit location where not obvious were not present. This condition should be corrected.

1.2. Non-illuminated exit signs observed in one more locations. This condition should be corrected
Fire Extinguisher Access and Condition Item: 2 2.1. Portable Fire Extinguisher were not visible or not present at time of inspection. This condition should be corrected.

2.2. One or more fire extinguishers on the property had expired inspection tags. Inspection tags are valid for 12 months.

Restrooms/Bathrooms

Toilets Item: 5 5.3. Loose toilet(s) noted. All toilets should be properly secured to the floor to prevent leakage and ensure proper function. It is suggested to have all plumbing work performed by a licensed plumber. See photograph(s) for locations and details.

6.5.11 Doors, Windows & Interior

Interior Stairs Condition Item: 5 5.1. Missing handrails observed at staircase to enter left side garage/basement area

5.2. Missing spindles observed at interior stairs at access area to basement level with exterior door labeled 1. This is a safety hazard and should be corrected.

5.3. Missing railings observed at Suite 160 front steps
Interior Comments Item: 8 8.2. Active wasp nest observed in Suite 160 front room

Office Kitchen/Break Room

Countertops and Cabinets Item: 1 1.4. Upper cabinets are pulled loose from wall. This condition should be corrected for safety.
Appliance Conditions Item: 2 2.2. Uncapped gas line for range/oven observed in Suite 140 kitchen area. This is a safety hazard and should be capped.

Inspection Details

1 State of Occupancy

Portions of the property were unoccupied with furniture/equipment or stored items present • Portions of the property were occupied and the occupants were present during the inspection.

2 Attendance

Client present • Occupants Present

3 Property Type

The property was a strip center

4 Surface/Landscape Condition

The exterior area was dry at time inspection

5 Year of Original Construction

The building was originally constructed in approximately 1948

6 Weather Conditions and Temperature

Temperature at the time of inspection was approximately 75-85 degrees. • Sunny

Environmental Hazards

1 Radon

Observations:

1.1. The inspected property is located in an area known to have radon. Radon is a colorless, naturally occurring, radioactive gas which is formed deep underground from the decay of uranium. Radon rises through cracks and fissures in the ground and may enter a building space through a crawlspace, basement or slab-on-grade. Because radon levels are related to the structure of the soil beneath the building, they are site specific and may vary widely among buildings which are closely situated. Consider having radon measurement performed in order to confirm that safe conditions exist. (SERENITY HOME INSPECTIONS CAN PROVIDE THIS SERVICE)

2 Lead Paint

Observations:

2.1. Because this building was built before 1978 chances are high that it contains lead based paint. More than 80 percent of buildings built before 1978 contain lead based paint. Over time, paint oxidizes and a powder- containing lead- forms on the painted surface. On the exterior of the building, rain washes this powder into the soil, where toxins become increasingly concentrated as lead accumulates over time. At the interior, powder for oxidized paint also accumulates on painted surfaces but can find its way onto and into a variety of other interior areas, including floor-covering materials and furniture. It can be transferred into the human body when these surfaces/materials are touched and then enter the body through the mouth. Obviously this is a concern with children will be present. Although not as common, eating paint chips is also a potential exposure source. Soil around the perimeter of older buildings may contain lead even if the building has been recently re-painted. To gain an accurate idea of the extent of any potential lead problem would require a full specialist inspection that would follow established protocols. Testing performed using inexpensive kits available in hardware stores will not provide comprehensive information concerning the actual extent of any potential problem related to the presence of lead paint at the home. Much information about lead paint is available online. Determining lead content would require the services of a specialist. The Inspector did not test for lead based paint or lead content in or around the building. (SERENITY HOME INSPECTIONS CAN PROVIDE THIS SERVICE)

3 Asbestos

Observations:

3.1. Because the building was built before 1978 there is a chance that it contains asbestos based materials. You should keep this in mind if you plan to renovate the property. Regulations governing asbestos removal vary by local jurisdiction. Asbestos abatement (removal) can be extremely expensive. Once you own a property that contains asbestos, your options for changes requiring demolition may be affected by the fact that you may be required to pay for asbestos removal. The presence of asbestos may affect the resale value of your property should future buyers insist on asbestos screening and discover it present in construction materials. Asbestos in some forms, such as vinyl flooring, is often left in place and covered, rather than removed. This is an acceptable practice in many instances. Much information about asbestos is available online. The only way to know for certain whether asbestos is in a particular product or material is to have testing performed by a specialist. Consider having an asbestos screening performed before the expiration of your Inspection Objection Deadline. If asbestos is found, you will be required to disclose its presence if you offer the property for sale. Determining the presence of asbestos would require the services of a specialist. The Inspector did not test for asbestos. (SERENITY HOME INSPECTIONS CAN PROVIDE THIS SERVICE)

4 Mold

Observations:

4.1. Some amount of mold is present in all buildings. Mold may not always be visible and may not be actively growing within the building. Mold assessment and testing are recommended any time there is visible mold or if there are health concerns for the present or future occupants. The inspector did not take any samples for mold. (SERENITY HOME INSPECTIONS CAN PROVIDE THIS SERVICE)

4.2. Mold like growth observed in unfloored area behind Suite 100.

5 Rodents

Observations:

5.1. Although obvious damage or activity of rodents may be noted, a full rodent evaluation is outside
this inspection scope. Consider having an evaluation performed by a pest control company within
your due diligence period.

5.2. Moderate amounts of rodent feces were visible in one or more areas. Feces should be removed and the area sanitized. Traps should be set for rodents and avenues of entry located and blocked. Recommend consultation with a pest control company. See photographs for examples.

6 Wood Destroying Insects

Observations:

6.1. The CCPIA Commercial Standards of Practice does not include identification of damage from or the presence of- wood destroying insects (WDI). Although I may comment on obvious signs, as a courtesy, a WDI inspection would require the services of a qualified specialist (typically a pest control contractor).

6.2. Visible damage or possible presence of wood destroying insects was observed at the time of inspection. See photographs for locations.

6.5.1 Roof

1 Roof Covering Conditions

The roof was inspected remotely using a drone with camera attached.
The property had a gable roof structure
A portions of the roof covering type was Asphalt shingles
Roof covering type was metal

• Improper storage of items observed on roof. Storing items on a roof can cause damage. Recommend removal.
• Repairs observed at various areas of metal roofing.
• Bent roof covering observed at ridge on right side.
• Damage to shingles observed at asphalt portion of roof covering at rear, right

2 Penetrations and Flashing Conditions

Roof penetrations and flashing inspection is visual only. Inspection is limited to accessible areas. Inaccessible areas are noted if present. • Metal • Pitch pocket

2.1. Rusted metal flashing observed at one or more areas on the roof.

2.2. Flashing sealant repairs observed at one or more areas on the roof.

2.3. Improper vinyl flashing observed at asphalt portion of roofing at rear, right

6.5.2 Exterior

1 Siding, Flashing & Trim Conditions

Brick • Wood • Metal trim • Wood trim • Metal flashing

1.1. Past siding repairs observed at one or more areas on building exterior.

1.2. Minor cracking in brick veneer noted.

1.3. Deteriorated paint observed at trim in front of first suite (post office)

1.4. Missing caulk observed in wood siding at front

1.5. Loose siding observed at Suite 150

1.6. Wooden cover observed over what appears to be an opening in siding at rear left.

1.7. Water damage observed at wood siding on rear right side

1.8. Gap observed in metal soffit at rear left. This condition should be corrected to reduce potential for pest intrusion.

1.9. Unpainted deteriorated trim, observed at edge of roofline right side over Suite 150

1.10. Siding gaps observed at left side. This area should be sealed to reduce potential for water and pest intrusion.

1.11. Hole observed in siding at left side. This area should be sealed to reduce potential for water and pest intrusion.

2 Doors & Windows Condition

Aluminum storefront material with tempered glass • Steel security
 • Wood • Aluminum storefront material with tempered glass • Curtain wall • Panel • Wood Frame

2.1. Missing weatherstripping noted at one or more exterior doors

2.2. Damage and rust with missing weatherstripping observed at rear exterior basement access door labeled 1

2.3. Center overhead door did not close completely and had gaps in weatherstripping

2.4. Missing latching mechanism observed at left side exterior overhead door

2.5. Unpainted and deteriorated trim observed at left side, wood window frames

3 Flatwork Conditions

: Concrete sidewalk • Wood stairways • Concrete ramps • Metal railings • Wood railings

3.1. Minor settlement or “hairline” cracks in drives, walks, concrete stairs and ramps or even foundations are normal to properties of any age. They should, however, be monitored for expansion and sealed as necessary.

3.2. Damage observed at wooden exterior steps at left side. This condition should be corrected.

3.3. Loose handrail observed at left side wooden stairs. This is a safety hazard and should be corrected.

3.4. Loose rail observed at left side deck area. This condition should be corrected for safety.

4 Topography Conditions

While accessibility barriers may be noted on the inspection report, this inspection is not a full accessibility inspection. An ADA compliance inspection is recommended to ensure all accessibility concerns are addressed.

 • Parking area/thoroughfare material was bituminous asphalt
 • Parking area material was concrete
• Landscape drainage was public storm sewers • Gravel landscaping • Grass landscaping • Shrubs observed in landscaping

4.1. Minor settlement or “hairline” cracks in drives, walks or even foundations are normal to properties of any age. They should, however, be monitored for expansion and sealed as necessary.

4.2. Deterioration observed in parking area/thoroughfare.

4.3. Potholes observed in parking area and/or thoroughfare.

4.4. Landscaping was in poor condition at one or more areas and in need of maintenance.

5 Lighting Conditions

Building lighting was operated by switches

5.1. One or more of the exterior light fixtures was not operational when tested. Our inspection is limited to operating on the normal setting and using standard controls.

5.2. Damaged wired, low-voltage exterior LED light fixtures observed in front of Suite 130

6 Fences/Retaining Wall Condition

Materials: Wood plank fence

Observations:

6.1. Recommend adding sealant at exterior wood fencing to extend life expectancy

7 Safety Issues

• Unsecured step observed at entrance to Suite 140

6.5.3 Wood Decks and Balconies

1 Deck Conditions

Wood deck • Wood support posts

1.1. The flashing and connections between the deck framing and the siding are visually examined only and are not always visible. It is recommended to bring all decks (older and newer) up to current standards for deck safety. This includes framing, support, attachment to the home, flashing, handrails, and stairs as needed.

1.2. Wood deck support posts/framing should not be in direct contact with soil and will increase rate of deterioration and increase potential for movement/wood destroying organism activity

1.3. Deck is weathered and is due for a water proofing sealer to extend life expectancy.

1.4. Multiple weathered and/or split deck boards noted. Suggested to have all worn deck boards replaced and sealed as needed.

1.5. There is no visible flashing where deck meets building. The joint between the deck and the building should be flashed to prevent water penetration where the deck is bolted to the building.

1.6. The deck appears to be nailed to the structure. Nails may pull out and fail. It is recommended to have the deck properly bolted and secured where it meets the rear of the building.

1.7. It is recommended to install metal plates and fasteners to secure connections of the deck framing and the wood posts to the deck framing.

1.8. Access to rear left side deck was blocked. This area was not inspected.

1.9. There were multiple issues noted with the deck on the building. It is suggested to have the entire deck reviewed and all repairs made by a licensed decking contractor. See photographs for example issues and locations.

6.5.4 Foundation

1 Foundation Conditions

Minor settlement or “hairline” cracks in drives, walks or even foundations are normal to properties of any age. They should, however, be monitored for expansion and sealed as necessary. • Concrete block foundation

1.1. Moderate amounts of efflorescence was visible at some interior surfaces of the foundation walls. Efflorescence is a white, powdery residue left by moisture seeping through the foundation wall and its presence indicates high moisture levels in soil near the foundation. Excessively high moisture levels in soil supporting the foundation can cause various structural problems related to soil movement. The source of moisture should be identified and the condition corrected.

1.2. Holes in exterior foundation wall and rear should be sealed to reduce potential for moisture and pest intrusion

2 Under-Floor Access

Exterior hatch • Exterior overhead doors

3 Structural Component Conditions

Joist construction

3.1. Subfloor damage observed in basement access from exterior door labeled 1. Dry at time of inspection.

3.2. Moisture stains, observed on joists and subfloor in basement area access from exterior door labeled 1. Dry at time of inspection.

3.3. Water damage observed in framing above Suite 100 crawlspace

3.4. Repairs were being performed on under floor structural components behind Suite 100 at time of inspection.

4 Basement Conditions

Basement with Crawl Space

Materials: Roll up door • Interior stairwell

4.1. Unfinished basement. Certain factors such as; insulation coverage, paneled walls/ceilings, storage and shelving will limit the scope of the inspection.

5 Basement Floor Conditions

Exposed Concrete

5.1. Shrinkage cracks are a natural part of the curing process of concrete and surface cracking is common. Generally shrinkage cracking in the basement concrete floor slab are not a structural concern. Monitor for additional movement and consider further evaluation if observed.

6 Crawl Space Conditions

: No venting observed • Non insulated • Crawl space floor was dirt

6.1. Crawl space was accessed via hatches located on exterior at rear and in garage/basement areas at rear

6.2. Crawl space access is limited due to low headroom. Therefore, the review of joists, plumbing, structural support, etc. is limited.

6.3. No moisture barrier observed in crawlspace area. Moisture barriers may not have been required at the time the home was built. We suggest installing a proper moisture barrier in the crawlspace by a qualified contractor.

6.4. Access to crawlspace in second from left garage/workspace area was blocked. This area was not accessed

6.5. Crawlspace access attached to basement area access from exterior door labeled 1 was missing door

6.6. Crawlspace area attached to basement area access from exterior door labeled 1 was not safely accessible due to obstructions. This area was not entered.

6.7. Wood debris observed in crawlspace at left side. Wood debris should be removed as this is an avenue for a termite entry.

6.8. Improper support posts were observed in the crawlspace.

7 Insulation Conditions

7.1. Insulation should be installed in all unfinished areas at conditioned surfaces.

7.2. Most areas of basement and crawlspace were not insulated.

6.5.(5&6) Heating, Ventilation & Cooling

The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood.

The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person.

1 Gas utility and Piping Conditions

Gas meter(s) located on the rear side and the service disconnect is at the meter(s) • The gas meter manifold is for three meters

1.1. Pipes penetrate through masonry wall in a large irregular hole in the masonry. Recommend installing metal sleeves around the pipes and patching the masonry wall for fire resistance.

1.2. Gas meter(s) at the rear

1.3. Uncapped gas line observed in Suite 160 front room. This is a safety hazard and should be prepared.

2 Heating and Cooling Accessibility

2.1. Electric wall heater observed in one or more locations. These are no longer in use and were not tested

2.2. Window units observed. These are not evaluated as part of this inspection.

2.3. Exterior AC compressor at left side was not accessible.

2.4. Suite 140 mini split heat pump was not functioning properly at time of inspection

2.5. Due to the age of the exterior compressors inspect or recommend service for all evaporator coils, and furnaces to ensure safe operation

3 Heating Unit Conditions

Gas furnace(s) • Natural gas with shutoff valve provided

4 Exhaust Vent

Metal

4.1. Any fans, vents, or other exhaust appliances in the home may affect the air pressure in the building and reduce proper venting. It is recommended to make sure there is proper combustion air The ductwork installed to bring fresh outside air to the furnace and/or hot water heater. Normally, two separate supplies of air are brought in: one high and one low. to prevent exhaust gases from leaking back into the building.

4.2. Detached vent pipe, observed at furnace exhaust on left side of building. This condition should be corrected.

4.3. Rust observed on furnace exhaust pipe at rear left. This is a safety hazard and should be corrected

5 Compressor Conditions

Split System. In a split system the cooling compressor is located away from the interior cooling components and on the exterior of the building. • Compressor • Heat Pump

5.1. One or more HVAC systems use R22 refrigerant which is banned and no longer produced. Very few HVAC companies have access to the existing recycled or recovered R22 supply. Once the system needs to be recharged (refilled with refrigerant) it will no longer work and the system will have to be replaced.

5.2. Refrigerant line insulation is damaged/missing at one or more outdoor ac-units. Recommend repairs for improved performance.

5.3. Mini split unit observed inside attic space of Suite 160. Mini split units should only be on exterior.

5.4. The cooling unit for Suite 130 did not appear to adequately cool when tested. Less than a 14 degree temperature difference was noted, between the supply and return, with 14-22 degrees being the expected operating range. It is suggested to have the unit reviewed and serviced as needed by a licensed HVAC contractor to ensure proper operation.

5.5. Missing dead front cover observed that shut off for Rheem unit at left side exterior of building. Safety hazard. This condition should be corrected.

6 Evaporator Coil Conditions

6.1. Due to the age of the exterior compressors and lack of accessibility of most evaporator coils. Inspector recommends service by licensed HVAC technician to ensure proper and safe operation.

7 Condensate Drainage Conditions

PVC Polyvinyl chloride, which is used in the manufacture of white plastic pipe typically used for water supply lines.

8 Ventilation & Distribution Conditions

Flexible and Metal Ductwork

8.1. Damaged ductwork observed in one more areas.

8.2. Open section of ductwork observed at right side of basement area access from exterior door labeled 1

9 Filter Conditions

The filter(s) for the HVAC units are located at the sides or in the lower portions of the furnace(s). See photographs for locations, sizes and details.

9.1. There it no way to determine the last time the filters were changed, and they were dirty at the time of inspection. It is suggested to install new filters.

9.2. The filter cover is missing at the furnace in one or more locations. Have the cover installed to prevent from drawing unfiltered air through the furnace.

10 Operating Controls Comments

Remote thermostat

6.5.7 Plumbing

1 Main Shut Off and Piping


Materials: Public water source • Copper supply lines

1.1. Unable to determine location of main water shutoff. The main valve should be located and labeled.

2 Drain, Waste, Vent Conditions

Public Waste

Materials: PVC • Cast Iron/Black Steel • Sewer Clean out located at rear on exterior.

2.1. Based on large trees at property or age the inspector recommends having the main underground plumbing waste line scoped by a qualified contractor for a conditional assessment.

2.2. All or some of the waste water pipes in the home are cast iron or black steel. These were common in buildings this age. The pipe will tend to rust along the bottom of the pipes if not properly sloped and have a life expectancy of 50-75 years. The pipes rust from the interior of the pipe and are only visually inspected from the exterior at the time of the inspection. Monitor for eventual repair or replacement.

2.3. Sewer Clean out located at rear side of building on exterior.

3 Water Heater

3.1. Detached cover observed at base of water heater in basement area access from exterior storage door labeled one.

4 Utility Area Comments

4.1. A utility sink was installed in left side garage/basement area. Not connected to plumbing.

4.2. Non-functioning hand sink observed in basement area access from exterior door labeled 1

5 Exterior Faucet Conditions

The exterior hose spigots were operational when tested.

5.1. One or more exterior hose spigots were not secured/and or caulked to siding.

5.2. Install anti-siphon vales at all exterior hose faucets for exterior backflow prevention.

6.5.8 Electrical

1 Main Electrical Service Conditions

Materials: This is a multi unit building. Exterior electric meters and disconnects are inspected when properly labeled.
Electric meter and shut off are at the rear side of the property.
Electric meter is on the rear exterior side.
Service entrance is overhead
Service conductors are SEU type encased in pvc sheath

Observations:

1.1. Main electrical disconnect noted at the meter base.

1.2. Some of the electrical meters were not clearly labeled by individual unit

1.3. Exposed main entrance wiring should be protected in conduit and shielded. Have a licensed electrical contractor review and correct as needed.

1.4. The overhead electric service entrance cables are in direct contact with tree limbs. Recommend review by the local utility company or a licensed electrician for correction.

2 Electrical Panel Comments

2.1. Main disconnect located in main panel box

2.2. No open positions observed, box is full.

2.3. Main electrical panel was located in a bathroom. This is improper location for a panel due to safety reasons. Recommend relocating.

2.4. Metal screws observed securing main panel cover. This is an improper and unsafe way of securing panel. Some of the screws were stuck and could not be removed. Interior of panel was not inspected.

2.5. The xxx panel is not completely labeled. This is a safety issue and we recommend labeling of the breakers in order to provide quick identification of service disconnects in the event of an emergency. Have evaluated and corrected.

3 Panel Comments

• There is a black and white wire connected to a 2 pole breaker to feed a 240 volt circuit in the panel. In this case the white wire is usually not a neutral wire and should be coded black to avoid confusion. This is usually done at the panel with electrical tape or marker.
• Missing screws noted at panel cover. Have replaced by licensed electrical contractor

• Different brand names on panel and breakers. Improper breaker-panel matching can cause arcing and overheating in the panel as well a potentially void the panels warranty. We recommend a licensed electrician install new breakers in panel.

4 Sub Panel Comments

There is a sub panel located in Suite 110 • There is a sub panel located at suite 120 • There is a sub panel located at suite 130

4.1. Ground and neutral wiring in sub electrical panel should be isolated on a separate buss.

4.2. Missing screw, observed at Suite 120 sub panel cover

4.3. The suite 120 sub-panel is not labeled. This is a safety issue and we recommend labeling of the breakers in order to provide quick identification of service disconnects in the event of an emergency.

4.4. Open knockouts observed in the sub-panel cover. Suggest installing knockout plugs for safety.

4.5. Missing panel cover observed at subpanel in Suite 110. Sub panel should be installed with labeling for breakers. This is a safety hazard.

5 Grounding

• Grounding bond location not visible. Consult with building owner or manager to verify location.

6 Exterior Electrical Conditions

Exterior outlets were tested when visible and accessible. Any outlets not visible or accessible are excluded from this inspection.

6.1. Missing bulbs observed in left side garage/basement area ceiling

6.2. Non-functioning light pictures observed left side entrance to garage/basement area

6.3. Non-functioning light fixture observed in one more exterior areas

6.4. Missing/damaged weatherproof cover(s) noted at one or more outlets at the exterior of the home. Have the covers installed or repaired as needed. See photographs for specific locations.

6.5. Open junction box observed at the exterior of the building. Whenever an electric wire is cut and reconnected, the 'splice' should be encased in a covered junction box to prevent shocks and separation of the splice.

6.6. Missing cover plates and exposed wiring, observed at left side rear garage. This is a safety hazard and should be corrected.

6.7. Expose wiring observed and left side garage/workspace. All exposed wiring should be concealed in a conduit for safety.

6.8. Missing cover plates observed at one more areas. This condition should be corrected for safety.

7 Busines Interior Electrical Conditions

Any present emergency and automated power distribution, fire alarm systems, solar, backup generator, surge protection systems, noise filters, lightning protection systems, variable frequency drives and motor control centers are not evaluated as part of this inspection. • Low voltage wiring such as security systems, speakers, intercoms, phone and data cables are not part of this inspection and are not evaluated.


Materials: Conduit • BX

7.1. One or more receptacles observed not energized. Recommend evaluation and correction by licensed electrical contractor.

7.2. One or more light fixtures was not operating at time of inspection.
See photographs for locations.


7.3. Missing protective covers, observed at fluorescent light fixtures in one or more areas

7.4. Open Ground outlet observed at one or more location locations.

7.5. Light fixtures were not operating in Suite 160. See photographs for example examples

7.6. Open wiring observed at one or more locations on building interior. Have repaired by a licensed electrical contractor for safety.

7.7. Missing or damaged outlet covers observed at one or more locations on the interior. Have repaired by a licensed electrical contractor for safety.


7.8. Missing or damaged switch plate covers observed at one or more locations on the interior. Have repaired by a licensed electrical contractor for safety.


7.9. Non- GFCI A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system. outlet observed in one or more restrooms. GFCI outlets are recommended in all restrooms.

7.10. One or more miswired outlets observed.

7.11. No GFCI outlets observed in one or more kitchen areas

7.12. Unmounted light switch with missing cover plate observed at entrance to Suite 160

6.5.12 Life Safety

1 Signage and Lighting Conditions

1.1. Directional signs indicating exit location where not obvious were not present. This condition should be corrected.

1.2. Non-illuminated exit signs observed in one more locations. This condition should be corrected

2 Fire Extinguisher Access and Condition

2.1. Portable Fire Extinguisher were not visible or not present at time of inspection. This condition should be corrected.

2.2. One or more fire extinguishers on the property had expired inspection tags. Inspection tags are valid for 12 months.

Restrooms/Bathrooms

1 Restroom Locations

Single use restrooms

2 Bathrooms

Bathroom was located in Suite 130 • Single use bathrooms

3 Sinks, Faucets & Drains

3.1. The faucet constantly dripping at suite 110 hand wash sink. Have repaired to prevent water wastage and possible damaged.

3.2. Faucet handles were installed backwards or are misaligned. Adjust as needed. See photographs for examples.

3.3. Non-functioning/missing drain stopper(s) observed.

3.4. Slow drain(s) observed. This is most likely due to a clogged P-Trap. Consult a licensed plumber to evaluate and repair. See photographs for exact locations and details.

3.5. Missing faucet handle at Suite 130 bathroom sink

3.6. Suite 150 bathroom faucet was loose at base.

3.7. Suite 160 rear bathroom faucet was not functioning properly and should be replaced

4 Counters/Cabinets

Observations:

4.1. Missing cover/door observed at Suite 150 bathroom cabinet

4.2. Unsecured countertop observed at Suite 150 bathroom

4.3. Cracked mirror observed in Suite 160 front bathroom. This is a safety hazard. It should be corrected

5 Toilets

5.1. Non-functioning toilet observed in Suite 130 bathroom

5.2. Non-functioning toilet observed at Suite 160 rear bathroom

5.3. Loose toilet(s) noted. All toilets should be properly secured to the floor to prevent leakage and ensure proper function. It is suggested to have all plumbing work performed by a licensed plumber. See photograph(s) for locations and details.

6 Showers

6.1. Missing showerhead observed in Suite 130 bathroom

6.2. Missing showerhead at Suite 160 front bathroom

7 Tubs

7.1. Suggest all bathroom tub enclosure edges and transitions between dissimilar materials be periodically caulked and sealed to prevent moisture penetration. Any missing/damaged grouting should be replaced as well. Any gaps at the perimeter of the tubs should be caulked. Failure to keep walls and surrounds sealed may cause deterioration and moisture damage to the interior walls and surrounding sub flooring.

7.2. Non-functioning drain stopper at Suite 130 bathroom tub

7.3. There was no water flow with Suite 130 bathroom tub faucet

7.4. Non-functioning tub faucet, observed at one or more areas

7.5. Missing handle at hot water faucet at Suite 150 bathroom

7.6. Missing handles at Suite 160 rear bath tub faucet

8 Ventilation

8.1. One or more exhaust fan were not operational in the bathrooms and should be repaired or replaced. See photographs for specific locations.

8.2. Missing cover at Suite 160 front bathroom vent fan

6.5.10 Attic

1 Attic Access Conditions

Attic was accessed from a walk in door.

1.1. Attic access in Suite 130 was sealed. Attic was not accessible from this location and not entered here.

2 Insulation & Ventilation Conditions

Unfinished fiberglass batts observed at interior walls.

Materials: Attic ventilation was passive

2.1. Missing and fallen insulation observed, and accessible attic areas.

3 Attic Framing & Roof Sheathing Conditions

Materials: Rafters • 2x6 • OSB Strand board

Observations:

3.1. Moisture stains observed in roof sheathing. Dry at time of inspection.

6.5.11 Doors, Windows & Interior

1 Doors and Windows

1.1. Damage observed at one or more doors on interior.

1.2. One or more misaligned doors noted on interior. It is not uncommon for interior doors to not latch properly or stick on the frame. Typically, minor adjustments are all that are needed to correct the situation.

1.3. Obviously fogged window(s) observed at one or more locations on interior. This is an indication of thermal seal failure which will reduce visibility and the insulating capability of this window. To restore visibility and regain the insulating capability, replacement of this window pane is required.

1.4. Missing doors observed in Suite 130

1.5. Damaged door knob at rear left door in Suite 140 front room. The door could not be open. Area was not inspected.

2 Interior Flooring Conditions

2.1. Unevenness is noted in the sub flooring around the property. This appears to be consistent the age and wood framed construction, although not all framing members are visible at the time of inspection. This should be repaired and leveled if the finished flooring is replaced. If further review is desired, it is suggested to consult with a licensed contractor for review.

2.2. Damage is noted to the flooring at one or more interior locations. Have repaired or replace as needed. See photographs for examples and locations.

2.3. Soft flooring observed in Suite 120 restroom. Dry at time of inspection.

2.4. Soft subfloor observed at Suite 140 bathroom. Dry at the time of inspection.

3 Interior Wall Conditions

3.1. Damage observed at one one or more interior walls. See photographs for locations.


3.2. Evidence of repairs observed at one or more interior walls. There was no evidence of current leaks.

3.3. Nonprofessional repairs observed in Suite 130 bathroom wall

3.4. Missing drywall observed at Suite 160 entryway

3.5. Missing section of drywall observed in Suite 160 front bathroom

3.6. Missing drywall at Suite 160 front room

3.7. Loose and damaged ceiling tiles observed in Suite 160

3.8. Multiple areas of missing wall covering observed in Suite 160

4 Interior Ceiling Conditions

4.1. Evidence of repairs observed. There were no active leaks noted at the time of inspection. At the time of inspection, there was no way to determine the cause of the original damage. Suggest referring to the sellers regarding any prior repairs.

4.2. Moisture stains observed at one or more areas on interior ceiling. The areas were dry at the time of inspection and no leaking was noted. See photographs for locations and details.

4.3. Damaged drywall observed. Drywall should be professionally repaired as needed. See photographs for examples and locations.

4.4. Missing ceiling tiles observed in Suite 130

4.5. Missing ceiling tiles at rear Suite 150 right room

4.6. Damage area of ceiling observed in Suite 150 bathroom

4.7. Missing drywall observed at Suite 160 entryway

4.8. Missing ceiling tiles observed in Suite 160 front room

4.9. Damage to ceiling tiles observed in Suite 160

5 Interior Stairs Condition

5.1. Missing handrails observed at staircase to enter left side garage/basement area

5.2. Missing spindles observed at interior stairs at access area to basement level with exterior door labeled 1. This is a safety hazard and should be corrected.

5.3. Missing railings observed at Suite 160 front steps

6 Overhead Doors and Openers Conditions

Roller doors

Materials: Manual

7 Warehouse/Workspace/Loading Docks

7.1. Damaged flooring observed at one or more areas at work area flooring. Repair to ensure safe workspace and ease of equipment movement.

7.2. Moisture stains, observed at wood wall at rear portion of garage/basement area at left side. Dry at time of inspection.

8 Interior Comments

Minor cosmetic issues are not within the scope of this inspection as it focuses on basic structure and major systems only. • Some amount of mold is present in all buildings. Mold may not always be visible and may not be actively growing within the property. Mold assessment and testing are recommended any time there is visible mold or if there are health concerns for the present or future occupants.

8.1. There was significant damage and missing areas of covering observed in walls, floors, and ceilings of Suite 160. Photographs in this section or for example, examples. This area will likely need to be fully renovated.

8.2. Active wasp nest observed in Suite 160 front room

Office Kitchen/Break Room

1 Countertops and Cabinets

1.1. Under sink area cabinet was damaged.

1.2. Misaligned cabinets and drawers observed in Suite 130 kitchen area

1.3. Detached covers and missing hardware observed at Suite 140 kitchen cabinets

1.4. Upper cabinets are pulled loose from wall. This condition should be corrected for safety.

2 Appliance Conditions

2.1. Appliances were observed, but were not operational

2.2. Uncapped gas line for range/oven observed in Suite 140 kitchen area. This is a safety hazard and should be capped.

Glossary


TermDefinition
Combustion Air The ductwork installed to bring fresh outside air to the furnace and/or hot water heater. Normally, two separate supplies of air are brought in: one high and one low.
GFCI A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.
PVC Polyvinyl chloride, which is used in the manufacture of white plastic pipe typically used for water supply lines.