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Website: http://www.billingshomeinspections.com
Email: billingsinspections@gmail.com
Phone: (561) 644-0279
2315 Spanish Wells 
West Palm Beach, Fl 33411
Inspector: William Billings
FHA Certified Consultant A0960
Inter NACHI Certified Home Inspecter #05011935
Certified Master Inspector
Certified General Contractor CGC1516427
Florida State Certified Home Inspector HI1236

  

Building Inspection Report

Client(s):  XXXXXX
Property address: 
Jupiter FL 33458
Inspection date:  Wednesday, September 09, 2015

This report published on Monday, January 04, 2016 3:15:00 PM EST

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
Minor DefectCorrection likely involves only a minor expense
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
MonitorRecommend monitoring in the future
CommentFor your information

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General information
Exterior
Plumbing and laundry
Electric service
Interior rooms
Heating and cooling
Kitchen
Bathrooms
Roof

16 concerns have cost estimates totaling $34,050.00


General information
Return to table of contents

Report number: 090915XXXXX
Structures inspected: Building only
Type of building: Single family
Age of building: 25 years old
Time started: 8:30 A.M.
Time finished: 11:00 A.M.
Present during inspection: Client(s)
Occupied: Yes
Temperature: Warm
Ground condition: Dry
Foundation type: Slab on grade
The following items are excluded from this inspection: Security system, Irrigation system, Low voltage outdoor lighting

1) Comment - Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.

2) Comment - A Home Inspection is a NON-INVASIVE, VISUAL EXAMINATION of a residential dwelling, which is designed to identify OBSERVED material defects within specific components of the home.

It is intended to assist in the evaluation of the overall condition of the home. The inspection is based on OBSERVATION of the visible and apparent condition of the structure and its components on the DATE OF THE INSPECTION, and not the prediction of future conditions.

A HOME INSPECTION WILL NOT REVEAL EVERY CONCERN THAT EXIST OR EVER COULD EXIST, BUT ONLY THOSE MATERIAL DEFECTS OBSERVED ON THE DAY OF THE INSPECTION.

3) - Billings Home Inspections is NOT a licensed pest control contractor. BHI will however normally recommend to have a pest control inspection from a professional licensed pest control company if there is evidence of wood deterioration or damage to wood or attic activity of any sort, BHI will highly recommend a Wood Destroying Organism (WDO) inspection from a licensed pest control company.

4) - At your request, an inspection of the above property was performed on the 9th of September, 2015. Billings Home Inspections is pleased to submit the enclosed report. This report is a professional opinion based on a visual inspection of the readily accessible areas and components of the building. This report is neither an engineering inspection nor an exhaustive technical evaluation. An engineering inspection or a technical evaluation of this nature would cost many times more and take days, if not weeks, to complete.

Please understand that there are limitations to this type of visual inspection. Many components of the property are not visual during the inspection and very little historical information (if any) is provided in advance of, or even during, the inspection, While we believe we can reduce your risk of purchasing a property, we can not eliminate it, nor can or do we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. In addition to those improvements recommended in our report, we recommended that you budget for unexpected repairs. On the average, we have found it necessary for you to set aside a percentage of the value of the home on an annual basis that will be sufficient to cover unexpected repairs. This maybe 1 % for a modest home and a higher amount, say maybe 3 % or so, for a more complex and /or an older home with aging systems and some deferred maintenance.

Your attention is directed to your copy of the Pre-Inspection Agreement. It more specifically explains the scope of the inspection and the limit of our ability in performing this inspection. The Standards of Practice and Code of Ethics of the National Association of Certification Home Inspectors (NACHI) prohibit us from making any repairs or referring any contractors. We are not associated with any other party to the transaction of this property, except as may be disclosed by you.

The information provided in this report is solely for your use. Billings Home Inspections will not release a copy or this report, nor will we discuss its contents with any third party, without your written consent.

We know you had many options in your choice of an inspection company. Thank you for selecting us. We appreciate the opportunity to be your choice in the building inspection industry. Should you have any questions about the general conditions of the house in the future, we would be happy to answer these. There is no fee for your 1st telephone consulting call. Additional calls may incur additional fees. Our inspection fees are based on a single visit to the property. If additional visits are required for any reason, additional fees may be assessed.

Sincerely and for
Billings Home Inspections,

William Billings, Inspector

5) - When the direction of "Left or Right" is mentioned, it is a description of the area of the house, facing the house from the street looking towards the house, unless otherwise stated.

Exterior  - Section cost estimate: $30800
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Apparent wall structure: Concrete block
Wall covering: Stucco
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Glass panel, Metal
Window Frames and Trim: Aluminum
Overhead Garage Door(s): Metal

6) Safety, Repair/Replace, Evaluate - One or more trip hazards were found in the driveway due to cracks, settlement and/or heaving. Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.
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7) Safety, Repair/Replace, Evaluate - Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.

The electrical box for the sensing bulb for the lighting is detached from the conduit and the electrical wires are exposed.
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8) Safety, Repair/Replace - There are no indicator mats at the end of the entry sidewalks. It is recommended to have 2 3x5 indicator mats installed at the end of each side wall at the entry.
Cost estimate: $ 1000.00

9) Safety, Repair/Replace - The draining in the loading dock area has a damaged grate. There is a possibility that someone could step and fall due to the damaged grate. It is recommended to have the grate repaired or replaced to prevent personal injury.
Cost estimate: $ 800.00
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10) Safety, Repair/Replace - There are several parking lot light pedestal bases that are deteriorating. It is recommended to have these evaluated and the necessary repairs made. As they are now it is possible and a high wind storm that the light poles made fall over. There should be grout installed under the pedestal base to prevent deterioration.
Cost estimate: $ 2000.00
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11) Safety, Repair/Replace - There is a broken cross bar at the rear entry guard rail. It is recommended to have the guardrail repair.
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12) Safety, Repair/Maintain - Several of the parking lot lights are restricted by the growth of the trees located on the left side of the parking. It is recommended to have the trees prune to allow the parking lot lighting to illuminate a parking lot properly.
Cost estimate: $ 800.00
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13) Safety, Minor Defect - One or more wall-mounted exterior light fixtures have wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.
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14) Repair/Replace, Maintain - The light sensing bulb in the middle of the front by the address sign is not properly secured and is hanging over. It appears that the metal pole that was holding it in place has rusted out. It is recommended to have a new support installed so that the sensing bulb will function properly.
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15) Repair/Replace, Evaluate - The driveway has significant cracks and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary.
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16) Repair/Replace, Evaluate - Due to the trees around the driveway area it appears that many of the roots have caused the driveway to crack and lift in several areas. It is recommended to have this evaluated by an arborist. The issue may continue as long as the roots are growing under the slab.
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17) Repair/Replace, Evaluate - The concrete driveway surrounding the building is approximately 4 inches in-depth. 4 inches is not adequate for the weight of semi tractor trailers. It is recommended to have a minimum of 6 inches reinforced concrete to substain the weight of larger vehicles.
Cost estimate: $ 22000
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18) Repair/Maintain, Comment - Many of the parking spot lines have faded due to age and weather. It is recommended in the near future to possibly have the parking lot relined for high visibility.
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19) Repair/Maintain - Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
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20) Repair/Maintain - One or more sprinkler heads are not properly functioning. It is recommended to have the necessary repairs made by a certified landscaping company.

Several of the sprinkler heads appear to be missing or damaged as they are marked with yellow flags.
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21) Repair/Maintain - It appears that the drain in the loading dock may be clogged as there is water laying under the grate. It is recommended to have the drain evaluated and clean as necessary.
Cost estimate: $ 500.00
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22) Repair/Maintain - There are several curbs in the parking lot area that are damaged or missing. It is recommended to have new curves installed or damaged ones repaired.
Cost estimate: $ 1000.00
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23) Repair/Maintain - The front and rear handicap spots have lines that are faded and difficult to see. It is recommended to have this repaint it so it is highly visible.
Cost estimate: $ 700.00
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24) Repair/Maintain - It is recommended to replace several of the wheel stops in the parking lot area as there are several that are damaged or missing.
Cost estimate: $ 2000.00
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25) Minor Defect, Evaluate, Monitor - There is minor cracking of the stucco exterior covering at some window areas, door areas and general wall areas. The cracking does not appear to be structural at this time. The cracking allows water to get behind the stucco and will possibly lead to damage to the interior walls, base molding and floor finishes. The client may want to have the repairs made to stop any interior damages and for aesthetics reasons. It is recommended to monitor the areas as well as possibly have an engineer make an evaluation if necessary.

Rear portion of the building upper wall, front exterior wall
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26) Monitor, Comment - At every gutter downspout there is noticeable deterioration on the concrete driveway surrounding the building. It is recommended to monitor these areas as they may worsen in the future.
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27) - LIMITATIONS OF EXTERIOR INSPECTION:
As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:
1). A representative sample of exterior components was inspected
rather than every occurrence of components.
2). The inspector does not include an assessment of geological,
geotechnical, or hydrological conditions, or environmental hazards.
3). Screening, shutters, awnings, or similar seasonal accessories,
fences, recreational facilities, outbuildings, seawalls, break walls,
docks, erosion control and earth stabilization measures are not
inspected unless specifically agreed-upon and documented in this
report.
Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

28) - The drainage on the right side of the building appears to be inadequate. There appears to be a raised portion of the concrete driveway on the right side that is allowing the water to lay instead of properly drain. The laying water will prematurely deteriorate the concrete.
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Plumbing and laundry
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Location of main water shut-off valve: Front right corner of the building
Location of main water meter: Front right side of entry driveway
Water service: Public Water Supply
Service pipe material to house: Copper, where visible
Interior supply piping: Copper, where visible
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic

29) Repair/Replace - The warehouse sink is not anchored to the wall or floor. A qualified contractor should securely anchor the sink to the wall and/or floor to prevent damage to and leaks in the water supply and/or drain pipes due to the sink being moved.

30) Comment - The main water shut off valve location:
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31) - As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following.

1) Portions of the plumbing system canceled by finishes and/or storage (below sinks etc.) below the structure, or beneath the ground surface are not inspected.

2) Water quantity and water quality are not tested unless explicitly contracted for and discussed in this or a separate report.

3) Clothes washing machine connections are not inspected.

4) Interior of flues or chimneys which are not readily accessible are not inspected.

5) Water conditioning systems, solar water heaters, fire and lawn sprinklers, and private waste disposal systems are not inspected unless explicitly contracted for and discussed in this or a separate report.

Please refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

32) - As is typical of most buildings, the majority of the supply piping is concealed from view. Basically it is installed inside the walls and under the floors. Where the supply piping was noted, it was found to be copper. This is an excellent water piping material with an indefinite lifespan.

Electric service
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Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: Electric panel in the middle front office hallway
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Not Present

33) - LIMITATIONS OF ELECTRICAL INSPECTIONS
As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following:
1). Electrical components concealed behind finished surfaces are not
inspected.
2). Only a representative sampling of outlets and light fixtures were
tested.
3). Furniture and/or storage restricts access to some electrical
components which may not be inspected.
4). The inspection does not include remote control devices, alarm
systems and components, low voltage wiring systems and
components, ancillary wiring systems, and components which are
not part of the primary electrical power distribution system.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Interior rooms  - Section cost estimate: $2400
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34) Safety, Repair/Replace, Evaluate - One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored in the rear warehouse left side wall.

Main reception area left sidewall at windows.
Front office at main electric panel

Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
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35) Safety, Repair/Replace, Evaluate - Extension cords are being used as permanent wiring in one or more areas.

Rear office space
main wearhouse

They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is inadequate and should be updated. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.
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36) Safety, Repair/Replace - There is a damaged electrical junction box above the bathrooms in the warehouse area. It is recommended to have this box repaired as the wires are exposed at the bottom of the box.
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37) Safety, Repair/Replace - There is a piece of damaged flex conduit above the bathroom areas exposing the electrical wires. It is recommended to have the conduit repaired to prevent any issues.
Cost estimate: $ 150.00
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38) Safety, Repair/Replace - One or more smoke alarms are damaged, deteriorated and/or missing from their mounting brackets. Damaged and/or missing smoke alarms should be replaced as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html


Rear office space
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39) Safety, Repair/Replace - Lamp holders or light fixtures with fully or partially exposed bulbs are installed in one or areas in the warehouse. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace lights as necessary and as per standard building practices.

Front office
Warehouse
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40) Safety, Repair/Replace - One or more interior doors have a keyed lockset or deadbolt installed. This is a safety hazard for small children in the event that they lock themselves in the room, do not know how to unlock the door, and the key is not available. Keyed locksets and/or deadbolts should be replaced as necessary with "privacy" locksets that don't require a key.

Front Office restroom
Warehouse restroom, left side
Rear office restroom
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41) Safety, Minor Defect - Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

Main office reception area.
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42) Safety, Minor Defect - Cover plate(s) are broken at one or more electric boxes, such as for receptacles, switches and/or junction boxes. At the rear warehouse left wall. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be replaced where necessary.
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43) Repair/Replace, Evaluate - One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

Emergency office light Rear back warehouse
Overhead office space
Rear warehouse area
Emergency lights Right side rear warehouse by bay door
Emergency lights over office door entry at warehouse
Emergency lights at reception area
Emergency exit at reception area
Cost estimate: $ 1,000
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44) Repair/Replace, Evaluate - One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.


Rear office space right side door
Main warehouse office to front lobby

45) Repair/Replace - The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.

Left side warehouse man entry door.
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46) Repair/Replace - Fixtures such as door stops, hinge stops or wall stops are missing at one or more doors. It is recommend having a qualified contractor install stops, wall stops or hinge stops where missing. When wall/door stops are missing there is a possibility of the door handle putting a hole in the wall.

Front & rear office spaces

47) Repair/Maintain - It appears that the roof drain at the rear right corner of the building is leaking into the warehouse area. It is recommended to have this area evaluated and the necessary repairs made to prevent the moisture intrusion into the warehouse.
Cost estimate: $ 250.00
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48) Repair/Maintain - Overhead bay doors do not open to the full position. It's recommended to have these doors serviced.

two left side bay doors closes to rear
rear bay door
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49) Repair/Maintain - The insulation is coming loose at the ceiling.

Main warehouse
Cost estimate: $ 500.00
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50) Repair/Maintain - There's a loose threshold at the front office door leading to the warehouse.
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51) Evaluate - The right side wall at the loading dock has damage. There has been repairs made to the wall. It is recommended to consult with the current owner of the build for the repair history and request the engineering report for the repair to verify proper repair was completed.
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52) Monitor - Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

Rear office space
Front right side office area
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53) Comment - Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

Rear office area
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54) Comment - Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

Warehouse rear office area
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55) Comment - The rear exit warehouse door is blocked. It's recommended to have this area readily accessible to exit incase of a emergency.
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56) Comment - Minor cracks were found in walls in one or more areas of the warehouse. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
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57) - The rear wear house fan is inoperable. It appears to have damage to the wires and the motor is bent.
Cost estimate: $ 500.00
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58) - There is a bulge at the ceiling on the right side of the building.

Main warehouse right side of building
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Heating and cooling
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59) Maintain - Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.

Rear office area
front office area
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60) Maintain - Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.

Kitchen
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61) Safety, Repair/Replace, Evaluate - One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

It is possible that when the the house was built, GFCI's were not required. It is recommended however to have GFCI's installed for your own protection and safety.

Bathrooms  - Section cost estimate: $350
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62) Repair/Replace, Evaluate - One or more faucets leak by handle(s) or at their base when turned on. A qualified plumber should evaluate and repair as necessary.

rear warehouse bathroom sink faucet
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63) Repair/Replace - One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.

Rear warehouse restroom sink
Main wearhouse restroom sinks
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64) Repair/Replace - The cover for the toilet in the rear office space is missing. It's recommended to have this replaced.

Rear office space
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65) Repair/Maintain - Caulk is missing and/or deteriorated where counter tops meet back splashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.

Rear office bathroom
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66) Comment - All restrooms need to have a gender identification sign posted.

67) Comment - The restrooms need to be handicap accessible.

68) - The water fountain in the main warehouse is not working. It's recommended to have this repaired buy a certified plumber.
Cost estimate: $ 350.00
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69) - The flush handle in one or more toilets are loose. A qualified plumber should evaluate and repair or replace components as necessary.

Main warehouse
Front office bedroom

Roof  - Section cost estimate: $500
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70) Repair/Replace - It appears that the rear right corner of the building that has a leak in heavy rain. The roof drain is leaking in the warehouse area. The ceiling insulation has dropped due to this. It is recommended to have this area evaluated and the necessary repairs made.
Cost estimate: $ 500.00
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This confidential report is prepared for the private and exclusive use of out client and may not be relied upon by any other person or entity. The allowed usage of this copyrighted report is valid for the client only after they have signed and agreed to our standard pre-inspection agreement. Any unauthorized photo coping and/or distribution of this report is in violation of Federal Copyright Laws. Anyone, who for any reason, uses an unauthorized original ( or copy) of this report agrees to hold the inspector and Billings Home Inspections, harmless regarding any and all matters@ 2013 Billings Home inspections.