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Website: http://www.BrandHomeInspections.com
Email: Guy@BrandHomeInspections.com
Inspector's email: Gbrand1950@verizon.net
Phone: (757) 486-8868 · (757) 328-9916
Inspector's phone: (757) 486-8868
FAX: (757) 486-8868
Inspector's FAX: (757) 486-8868
3869 Forest Glen Rd 
Virginia Beach VA 23452-2940
Inspector: Guy D. Brand, Sr.
Virginia State Certification #3380-000470 Expiration 03-31-2013
InterNACHI # NACHI10111905
ASHI # 251002
VA State Class A General Contractor License # 2701 029590A

 

Commercial Property Report For:
Client(s): Mr. Commercial Investor
Property address: 100 Commercial Building Parkway
Commercila, Va. 22222
Inspection date: 1/30/2012
This report published on Tuesday, February 07, 2012 12:55:36 PM EST

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This report is the exclusive property of Brand Home Inspections, LLC and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.


Review ASHI & InterNACHI Standards of Practice and Code of Ethics to understand what is included and what is not included in the home inspsection:


http://www.reporthost.com/brand/ASHIStandards.pdf http://www.nachi.org

 
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 
Major DefectCorrection likely involves a significant expense 
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 

Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:
InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) 
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) 

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
Building in Perspective
Grounds
Exterior / Foundation
Roof / Attic
Electric
Plumbing / Fuel Systems
Heating
Cooling / Heat Pump
Insulation/Ventilation
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
ATTACHMENTS/EXHIBITS
 
 
General Information Return to table of contents
Report number: 66013012CH
Time started: 9:00 AM
Time finished: 4:00 PM
Inspector: Guy D. Brand, Sr.
Present during inspection: Property Manager: Gail Porfilio
Client present for discussion at end of inspection: No
Weather conditions: Clear
Temperature: Cool45*F
Ground condition: Damp
Inspection fee: $4,000.00
Payment method: Check
Home Air Check Included: No
Type of building: Commercial
Square Footage: 23,000
Year Built: Mid 70's - 1986
Buildings inspected: 3 Story Office Building
Age of building(s): 25 + Years
Source for building age: Property Manager
Front of building faces: South
Main entrance faces: South
Occupied: Yes, Furniture or stored items were present
1) Comment - The one story bank branch is under renovation and could not be fully evaluated as systems and structure are being modified.

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Photo 8  

Photo 63  

Photo 64  
 

2) Comment - The roof surface is excluded from this report per request of client.
 
 
Building in Perspective Return to table of contents
No Major Defects: No major defects were observed in the accessible components of the buildinng structure.
No Substantial Movement: The inspection did not discover evidence of substantial structural movement.
Construction Average Quality: The construction of the building is of average quality with typical liberties taken with good building practices and with the quality of materials employed. The inspection did not disclose significant deficiencies in the structure.
 
 
Grounds Return to table of contents
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Number Of Parking Spaces: 99
Number Of ADA Parking Spaces Inclusive: 4
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete
Condition of retaining walls: Required repairs, replacement and/or evaluation (see comments below)
Retaining wall material: Brick
3) Safety, Repair/Replace, Evaluate - One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement, heaving and/or deterioration. A qualified contractor should evaluate and repair or replace sections as necessary to eliminate trip hazards.

Photo 10  

Photo 11  

4) Safety, Repair/Replace - There are multiple site light pole heads that are not working. This may be due to faulty lamps and/or ballasts. Recommend evaluation and repair by a qualified electrical contractor to insure proper lighting levels in the parking areas.
5) Safety, Repair/Replace - One/Some/Many site light poles are damaged. deteriorated or missing parts.

One light pole at the SE parking area is missing the light head. (The head is being stored in the evaporator tower enclosure)

Photo 2  

Photo 16  

6) Repair/Replace, Evaluate - The driveway had significant cracks, and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sections as necessary.

Photo 5  

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7) Repair/Replace - The parking lot striping is deteriorated and/or missing in some areas. Recommend re-striping.

Photo 3  
 

8) Repair/Replace - Missing brick was found in retaining wall at the ADA ramp. A qualified person should evaluate and repair or replace sections as necessary.

Photo 14  
 

9) Repair/Replace - Evidence of poor drainage was found in one section of the tower enclosure drain in the form of dead vegetation. One or more drains were visible, but the drain(s) appeared to be clogged. Drains should be cleared now and in the future as necessary to prevent water from accumulating.

Photo 21  
 

10) Repair/Maintain - Recommend resealing asphalt driveway.

Photo 4  
 

11) Repair/Maintain - One or more section(s) of curb has/have minor damage. Recommend further evaluation for cosmetic, major damage, or missing units repair/replacemnet by a qualified contractor.

Photo 12  
CURB AT SOUTH PARKING AREA
 

12) Comment - Minor cracks, deterioration were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

Photo 13  
DETERIORATED ADA RAMP SURFACE
 
 
 
Exterior / Foundation Return to table of contents
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determines the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Positive Attributes: No major defects were observed in the accessible structural components of the building.,
The building has all brick exterior walls.

General Comments: The exterior of the building shows normal wear and tear for a building of this age.
Condition of wall covering: Appeared serviceable
Apparent wall structure: Steel frame
Wall covering: Brick veneer, Expanded insulation foam system (EIFS)
Condition of foundation and footings: Appeared serviceable
Foundation type: Slab on grade
Foundation material: Poured in place concrete
Footing material: Poured in place concrete
Condition of concrete slab floor(s): Appeared serviceable
13) Repair/Replace, Evaluate - Minor deterioration was found in one or more sections of CMU enclosure walls. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar, sealing/painting to prevent water intrusion and further deterioration in the future.

Photo 17  
INSIDE OF EVAPORATOR TOWER ENCLOSURE
 

14) Repair/Replace - The steel lintel at one or more exterior windows/doors is/are rusty/corroded. Rusty steel expands and may cause bricks/masonry unit to crack or spall. Recommend prep, priming, and painting to prevent further deterioration.

Photo 22  
LINTEL AT EVAPORATOR TOWER ENCLOSURE

Photo 23  

15) Repair/Replace - Gaps existed at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

Photo 20  
UNSEALED CONDUIT PENETRATION AT EAST WALL INSIDE ENCLOSURE

Photo 31  

16) Repair/Maintain , Conducive conditions - Caulk was deteriorated in some areas. For example, around windows, around doors. A qualified person should repair or replace as necessary. For more information, visit:
http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf

Photo 24  

Photo 26  
MISSING CAULK AT DRIVE-THROUGH WALL LEDGE

17) Maintain , Conducive conditions - The exterior finish in some areas was failing, incomplete and/or substandard. A qualified contractor should prep and paint or stain areas as needed and as per standard building practices.

Photo 18  
RUSTY/CORRODED GAS PIPING IN TOWER ENCLOSURE

Photo 19  
RUSTY/CORRODED GAS PIPE IN TOWER ENCLOSURE

Photo 25  
MINOR RUST AT EXTERIOR PERSONNEL DOORS
 

18) Comment - Many foundation and/or footings sections were obscured by being below grade and couldn't be fully evaluated.
19) Comment - All concrete slab floor sections were obscured by furniture, stored items, carpeting, flooring and couldn't be fully evaluated.
 
 
Roof / Attic Return to table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine that no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.

The Roof Evaluation is excluded from this report per request of Client.
 
 
Electric Return to table of contents
Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Positive Attributes: The size of the electrical service is sufficient for a typical building's needs,
Generally speaking, the electrical system is in good order.,
All outlets and light fixtures that were tested operated satisfactory.,
The distribution of electrical within the building is good.,
All 3-prong outlets that were tested were appropriately grounded.

General Comments: Inspection of the electrical system revealed the need for typical, minor repairs.
Unsafe electrical conditions represent a shock hazard.
A licensed electrical contractor should be consulted to undertake the repairs recommended below.

Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 5
Service voltage (volts): 3 phase, 4 wire, 120
Service amperage (amps): 1200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Aluminum
System ground: Copper
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Main Switchboard is in electrical room located on the first floor of the North side of the building.
Location of sub-panel #B: 1st Floor; Panel A, Panel B, & Panel MDP North Electrical Room. 2nd Electrical Room on the 1st floor; Panel A, Panel B, & Panel C North Electrical Room.
Location of sub-panel #C: 2nd Floor Panel LP-1, Panel LP-2, & Panel (No Label) fed from LP-2, North Electrical Room.
Location of sub-panel #D: 3rd Floor North Electrical Room has Panel LP-3, Panel LP-4, & Panel LP-5
Location of other panels: Refer to Attached KC Electric report for further clarification.
20) Safety, Repair/Replace, Evaluate, Comment - The wire trough cover panel is missing for panels A, B, & C in the first floor electrical room of the Suntrust Bank tenant area. Recommend repair by qualified electricl contractor.

Photo 75  
 

21) Safety, Repair/Replace, Evaluate - Inadequate working space existed for panel #D, - Panel LP-5. Standard building practices require the following clearances:

  • An area 30 inches wide by 3 feet deep exists in front of the panel
  • The panel is at least 5 1/2 feet above the floor
  • There is at least 6 feet 6 inches of headroom in front of the panel
  • The wall below the panel is clear to the floor

    A qualified contractor and/or electrician should evaluate and make modifications as necessary. Panel only has 1'-3" clearence in front due to duct work.

    Photo 80  

    Photo 81  

    22) Safety, Repair/Replace, Evaluate - The legend for overcurrent protection devices (breakers or fuses) in panel #C was missing. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary. This panel also has a missing a panel blank which has exposed wires when the cover is open.

    Photo 74  
     

    23) Safety, Repair/Replace, Evaluate - One junction box & conduit sections and/or fittings were loose. This is a potential safety hazard for shock or fire. A qualified person should evaluate and repair as necessary. A junction box and conduit over the 1st floor Men's restroom is not properly suspended.

    Photo 76  
     

    24) Safety, Repair/Replace, Evaluate - One or more receptacles were damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary. Exterior receptacle located in transformer fence cage is damaged.

    Photo 27  
     

    25) Safety, Repair/Replace, Evaluate - One or more electric receptacles at the exterior had no visible 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, repair as necessary. For more information, visit:
    http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

    26) Safety, Repair/Replace, Evaluate - One light fixture was substandard. A qualified person should evaluate and repair or replace as necessary. There is a 2x2 light fixture suspended above the northest ceiling of the 3rd floor (near Suite 310). This fixture should be installed properly or removed.

    Photo 82  
     

    27) Safety, Repair/Replace - One or more electrical appliances is missing a disconnect. Have repaired/replaced/installed by a qualified electrical contractor.

    Water Heater in ceiling above Vault is missing a disconnect.

    Photo 78  

    Photo 79  

    28) Safety, Minor Defect - Many junction box cover plates were missing. 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. A qualified person should repair as necessary.

    Junciton covers are missing in multiple locations throughout the building above the suspended ceilings.

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    Photo 77  
     
     
    Plumbing / Fuel Systems Return to table of contents
    Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
    Positive Attributes: The plumbing system is in good condition.,
    The water pressure supplied to the fixtures is reasonably good.

    General Comments: The plumbing system requires typical minor improvements.
    Condition of service and main line: Not determined
    Location of main water meter: SW Exterior at City Easement
    Location of main water shut: At Meter
    Water service: Public
    Water pressure (psi): 52 PSI
    Condition of supply lines: Appeared serviceable
    Supply pipe material: Copper
    Waste Service: Public
    Condition of drain pipes: Appeared serviceable
    Drain pipe material: Plastic-PVC, Galvanized steel
    Condition of waste lines: Appeared serviceable
    Waste pipe material: Plastic-PVC, Cast iron
    Vent pipe condition: Appeared serviceable
    Vent pipe material: Plastic-PVC
    Condition of fuel system: Appeared serviceable
    Location of main fuel shut: East Exterior in Tower Enclosure
    29) Repair/Replace, Evaluate - One or more outside faucets were leaking. For example, from the valve stem when turned on or from the spigot when turned off. A qualified plumber should evaluate and repair as necessary.

    Wall hydrant at the south exterior leaks when back -pressure is applied.

    Photo 70  
     

    30) - One or more hose bibbs is/are not operable. Have evaluated and repair as needed by a qualified person.

    The wall hydrants at the north exterior did not operate. Unable to determine if interior shutoffs are on these fixtures.

    Photo 73  
     

    31) - Evidence of previous leak at sprinkler pipe joints. Recommend evaluation and reapir if required by a qualified fire sprinkler contractor.

    Photo 41  
    Sprinkler over 3rd floor Suntrust suite. Outside of 5th office from south rear wall.
     
     
     
    Heating Return to table of contents
    Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
    Positive Attributes: Heat distribution within the building is adequate.,
    The distribution of heat is divided into "zones", allowing for greater ease of balancing heat flow.

    General Comments: The heating systems are older and may be approaching the end of its useful life.,
    The typical life expectancy for a heat pump is 10-15 years, some of these units may be nearing or at this age and will require regular maintenance to extend their useful life.

    Condition of heating system: Appeared serviceable
    Heating type: Circulating pump, Heat pump
    Fuel type: Natural gas, Electric
    Manufacturer: See HVAC Attachment For Manufacturers & Dates.
    Condition of distribution system: Appeared serviceable
    Distribution system: Ducts and registers
    Condition of controls: Appeared serviceable
    Condition of air filters: Appeared serviceable
    Location of air filters: At end of air handler
    32) Major Defect, Comment - The estimated useful life for most boilers is 20 years. This boiler appeared to be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

    The inspection is unable to determine the boiler age at this time. Further investigation will be done to determined the boiler date and the report revised to reflect this information.

    33) Repair/Replace, Evaluate - This system did not respond when its normal controls were operated. As a result, the inspector was only able to perform a limited evaluation. The client should consult with the property owner as to how the system operates. Recommend that a full evaluation be made by a qualified person when the system is operable.

    Water source heat pump in Suite 300 would not come on with normal controls. See attached equipment list for unit data.
     
     
    Cooling / Heat Pump Return to table of contents
    Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
    Positive Attributes: The heat pump serves to air condition the building and provide heat during cooler weather conditions.
    General Comments: As the system is old, it will require repairs or replacement soon., A/C condenser life expectancy is 10-15 years.
    Condition of cooling system and/or heat pump: Appeared serviceable
    Location: Ceilings 7 Tower Enclosure
    Type: Split system, Heat pump
    Estimated age: 19 Years
    Manufacturer: See HVAC Attachment For Manufacturers & Dates.
    Condition of distribution system: Appeared serviceable
    Condition of controls: Appeared serviceable
    Condition of air filters: Appeared serviceable
    Location of air filters: At end of air handler
    Condition of Cooling Tower: Appeared serviceable
    34) Major Defect, Comment - The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system has units which appear to be beyond this age and/or their useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacements in the near future.

    See Exhibit B for unit mfg. dates.

    35) Repair/Maintain, Evaluate - The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
    36) Comment - The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
    37) - The cooling tower has rust & corrosion. Recommend evaluation and repair as necessary by a qualified HVAC contractor.

    Photo 71  

    Photo 72  

    Photo 84  
    RUST AT COOLING TOWER

    Photo 85  
    RUST AT BASE OF COOLING TOWER
     
     
    Insulation/Ventilation Return to table of contents
    General Comments: Building insulation not visible for evaluation.
     
     
    Bathrooms / Laundry / Sinks Return to table of contents
    Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
    General Comments: Vanity counter tops are in satisfactory condition.
    Location #A: 1st Floor
    Location #B: 2nd Floor
    Location #C: 3rd Floor
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of sinks and related plumbing: Appeared serviceable
    Condition of toilets: Appeared serviceable
    Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
    38) Repair/Replace, Evaluate , Conducive conditions - The exhaust fan at location #C was inoperable. Moisture may accumulate as a result. A qualified person should evaluate and repair or replace as necessary. Common area bathroom fan not operating; no access to roof at time of inspection for evaluation.
    39) Repair/Replace - The urinal(s) in the 2nd & 3rd floor Men's bathrooms have weak flush. Have evaluated and reapired/replaced by a qualified plumbing contractor.
     
     
    Interior Rooms / Areas Return to table of contents
    Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
    Positive Attributes: The floors of the building are relatively level and walls are relatively plumb.
    General Comments: On the whole, the interior finishes of the building are in average condition.
    Typical flaws were observed in some areas.,
    The windows are average quality units.,
    The doors are average quality.

    Exterior door material: Metal, Glass
    Condition of exterior entry doors: Appeared serviceable
    Condition of interior doors: Appeared serviceable
    Type of windows: Aluminum, Multi, Fixed
    Condition of windows: Appeared serviceable
    Wall type or covering: Drywall
    Condition of walls: Appeared serviceable
    Ceiling type or covering: Acoustic Tiles
    Condition of ceilings: Appeared serviceable
    Flooring type or covering: Carpet, Tile
    Condition of flooring: Appeared serviceable
    40) Safety, Repair/Replace - Multiple minor penetrations were observed throughout the building in the common and tenant separation walls. Recommend evaluation and repair by a qualified contractor.

    Photo 52  
     

    41) Repair/Replace, Evaluate, Monitor - Water stains or evidence of leaking were found at some windows. A qualified person should evaluate and repair as necessary.

    2nd Floor; Suntrust Investment-previous leak evidence at the 1st and 3rd
    offices from south end conference room.
    Suntrust Security (under heat pump)
    Remax-at east wall.

    3rd Floor: Evidence of previous leaks in;
    Suntrust suite at-4th office from south rear wall, 5th office from
    south rear wall.
    Greg Garret suite-at west exterior wall.

    Leak evidence is not limited to this list.

    No elevated moisture levels were detected with Surveymaster Protometer moisture meter.

    Photo 39  

    Photo 42  

    Photo 48  
     

    42) Repair/Replace, Evaluate , Conducive conditions - Seals between multi-pane glass in one windows appear to have failed based on condensation or stains between the panes of glass. The view through the window may be obscured, and accumulated condensation leaking into wall cavities is a conducive condition for wood destroying organisms. A qualified contractor should evaluate and replace glass where necessary.

    The client should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.

    Photo 38  
    3rd Floor - Suntrust
    RVAL OFFICE - BROKEN THERMAL SEAL IN WINDOW
     

    43) Repair/Replace, Evaluate - Apparent water stains from a previous leak were observed on the ceilings. Have evaluated and repaired by a qualified contractor,

    Photo 35  

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    Photo 43  

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    Photo 67  

    Photo 47  

    44) Repair/Replace, Evaluate - One interior door was sticking. A qualified person should evaluate and repair as necessary. East end bathroom door sticks.

    Photo 68  
     

    45) Repair/Replace - One or more exterior doors had minor deterioration. A qualified person should repair or replace as necessary.
    The South entrance left active door panel has a rusted hinge assembly.

    Photo 15  
     

    46) Minor Defect - Minor cracks and/or holes were found in walls in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.

    Photo 36  
    MINOR SETTLEMENT CRACKING AT SOUTHEAST STAIRWELL AREA
     

    47) Minor Defect - Minor cracks and/or holes were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
    48) - Apparent water stains from previous leaks were observed on the walls. Have evaluated and repaired by a qualified contractor.

    No elevated moisture levels were detected.

    Moisture damage was observed at the east wall stairwell
    The wall over the 1st floor foyer between the Bank and Office Space has apparent leaks. Unable to reach stains for moisture testing.

    Photo 28  

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    Photo 44  
    MOISTURE STAINS AT EAST END STAIRWELL

    Photo 60  
    Apparent moisture stains at bulkhead over foyer of 1st floor.

    Photo 62  
    Apparent moisture stains at bulkhead over foyer of 1st floor.

    Photo 65  
    EXTERIOR VIEW OF 1ST FLOOR BULKHEAD OVER FOYER

    Photo 66  
    EXTERIOR VIEW OF 1ST FLOOR BULKHEAD OVER FOYER

    Photo 59  

    Photo 61  
     
     
     
    ATTACHMENTS/EXHIBITS Return to table of contents
    EXHIBITS: EXHIBIT A -VENDOR LIST
    EXHIBIT B - MID-ATLANTIC REPORT
    EXHIBIT C - KC ELECTRIC REPORT
    EXHIBIT D - COVER LETTER, FIRE PANEL INSPECTION, CITY OF CHESAPEAKE
    ELEVATOR INSPECTION, COMMONWEALTH OF VA BOILER SAFETY
    COMPLIANCE, CITY OF CHESAPEAKE FIRE DEPT. FIRE
    INSPECTIONS, BACKFLOW TEST REPORT, VSC SPRINKLER SYSTEM TEST
    REPORT
    EXHIBIT E SEE ELEVATOR INSPECTION CERTIFICATE IN PHOTOGRAPH BELOW.
     

    Photo 69  
    ELEVATOR INSPECTION CERTIFICATE LOCATED IN ELEVATOR

    Photo 83  
    CARRIER A/C CONDENSER IN TOWER ENCLOSURE

    Photo 86  
    COOLING TOWER IN SOUTH EXTERIOR ENCLOSURE
     
     

     
    Inspected Once! Inspected Right!