Phone: (719) 568-5854 · (720) 295-2452
Inspector: James Eubank
Standard Commercial Inspection Report
||Monday, May 08, 2017
This report published on Friday, December 15, 2017 10:00:31 AM MST
The inspection and report are provided subject to the terms of the Standard Commercial Inspection Agreement which is attached to this report.
Purpose & Scope
The purpose of the Standard Commercial Inspection is to determine the current condition of the improvements located on a parcel of commercial real estate, by performing a walk-through survey and conducting research. The goal is to identify and communicate physical deficiencies to the user. The term physical deficiencies means the presence of conspicuous defects or material deferred maintenance of a subject property's material systems, components, or equipment as observed during the field observer's walk-through survey.
The scope of service for this Standard Commercial Inspection includes the following:
- Documentation review and interviews to augment the walk-through survey and to assist the consultant's understanding of the subject property.
- Walk-through survey to visually observe the subject property so as to obtain information on material systems and components for the purposes of providing a brief description and identifying physical deficiencies to the extent that they are easily visible and readily accessible.
- Preparation of opinions for the suggested remedy of the material physical deficiencies observed.
- Standard Commercial Inspection Report of the information gathered and opinions generated.
The Standard Commercial Inspection was conducted according to International Standards of Practice for Inspecting Commercial Properties (2014). The inspection, the Report, and its uses are strictly limited to the scope as described herein. The inspector is a Certified Professional Inspector # NACHI04101795, who works independently of any real estate broker, Realtor association, lender, investor, buyer, seller, appraiser, contractor, or other real-estate related business. The inspector does not modify or omit information in order to influence any person or company. The inspection is in no way intended to be a warranty or guarantee, express or implied, regarding the future use or operability of the building or its components.
Report number: (removed)
This Report expires on: (removed)
Present during inspection: Client, Realtor, Property owner, Tenants
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Partly cloudy, warm
Type of building: Offices
Buildings inspected: 1
Age of main building: 43 years (1974)
Source for main building age: (removed)
Front of building faces: South
Main entrance faces: West
Many areas and items at this property were obscured by furniture and business equipment. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. The inspector in general does not move business or personal belongings, furnishings, carpets, equipment or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
Material defect is a condition with a real property or any portion of it that would have a significant adverse impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect.
Photos have been reduced to create a concise report. High-resolution original photos are available on request. Photos are included to help you better understand the condition of the property at the time of the inspection. Photos are intended to show an example of a concern, but they may not show every occurrence and may not accurately show its severity. Not every concern will have a photo. Do not rely on photos alone.
Building was in overall acceptable condition for its age, with some areas of deferred maintenance noted. Roof drains were significantly clogged. Elastomeric coating on low-slope roof surface was deteriorated. Ponding was found at the southwest corner of the roof. Widespread soffit damage was noted. No smoke alarms, carbon monoxide alarms, or fire extinguishers were found. HVAC system needed its annual servicing. One A/C condensing unit was quite old, past its expected lifespan.
Site, Grounds & Parking
Site profile: Minor slope, north to south
Parking lot material: Asphalt
The asphalt parking surface was worn and is prone to developing further cracks from water penetration. Recommend that a qualified person reseal the parking lot.
Exterior and Foundation
Apparent wall structure: Wood frame
Wall covering: Brick veneer, Stone wash
Foundation type: Daylight basement
Foundation/stem wall material: Poured in place concrete
Unknown stains were noted on many, but not all, of the vertical stone wash structures. The source and composition of the stains could not be determined. It may be possible to remove these stains with power washing, but this could not be confirmed.
unknown stain on exterior columns/enclosures
Roof inspection method: Traversed
Roof surface material: Asphalt or fiberglass composition shingles, with extensive low-slope metal flashing on all four sides
Significant amounts of debris had accumulated in the roof drains and/or downspouts. Roof drains can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning roof drains and downspouts now and as necessary in the future.
clogged roof drain
clogged roof drain
clogged roof drain
Vegetation such as trees, shrubs, and/or vines overhung the roof surface or were in contact with the roof edge. Organic debris such as leaves or needles are likely to accumulate in roof drains and on the roof surface. Roof drains can overflow and cause water to come in contact with the building exterior or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. Recommend pruning vegetation so as to not be in contact with the roof and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.
tree touching roof
The elastomeric coating on the flat or low-slope roof surface was deteriorated. Such coatings are designed to protect against ultraviolet light and moisture, help prevent leaks and cracks, lower-roof surface temperatures, and maintain waterproofing properties. Recommend that a qualified person apply a new roof coating now and as necessary in the future. Typically this is done every four to five years.
roof coating deterioration
Ponding (pools of standing water) was found at one or more locations on the flat or low-slope roof surface. Even on a flat roof, water should be removed by a drainage system so that any remaining water evaporates within 48 hours after it rains. Prolonged standing water can result in roof leaks. The ponding at the southwest corner appeared to have contributed to the soffit damage below. Recommend that a qualified contractor evaluate and repair as necessary to prevent ponding. Recommend installing a 2-inch high waterproof structure in this area in order to raise the surface to prevent ponding.
significant ponding at SW corner
minor ponding along west edge
Shallow scuppers were installed as a secondary drainage system. Note that water flowing out from the scuppers will fall next to the foundation. It is important to keep the primary roof drain system operational at all times in order to minimize the need for the scuppers.
primary roof drain
Composition roof surface was in generally good condition, with a few relatively minor exceptions. Granules were missing from some roof ridge shingles. Minor dings were noted in three locations. Water stain was noted below the HVAC vent. Recommend occasional monitoring of the roof surface. Recommend asking seller about the roof's age and warranty.
view of roof
missing granules at roof ridge
moisture stain below HVAC vent
Water stains, water damage, and repairs were found in several sections of the soffit. Repairs were not consistent and some repairs appeared substandard. Recommend replacing all sections of the soffit. While the soffit structure is open, before installing new soffit, recommend evaluation of the exposed soffit/roof structure to make sure no residual water damage is present.
soffit repair below SW ponding
soffit water damage
soffit water damage
soffit water damage
Upper wood surfaces of exposed fascia were unpainted. This will allow rapid deterioration and weathering. Recommend painting all exposed wood surfaces.
unfinished wood trim/fascia
Roof drain downspouts were enclosed in the vertical stone wash structures, with exits onto splashblocks or into underground drains. The exits from the underground drains could not be found. Recommend asking seller where these drains come out. It is important to keep the drains unclogged at all times to prevent overflow.
roof drain outlet
roof drain outlet
An unknown gap was noted in the fascia on the west side. The purpose for this gap was not apparent. Recommend asking seller about the purpose for this gap.
unknown gap in fascia/soffit
Attic access was blocked by permanently installed shelving. Attic space could not be inspected.
attic access obstructed
Primary service type: Underground
Estimated service amperage: 400
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 400
Location of main service panel #A: Basement mechanical room
Location of sub-panel #B: Basement mechanical room
Location of sub-panel #C: Upstairs office area
Location of main disconnect: Large handle on exterior panel, or two disconnect switches at bottom of mechanical room panel
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: None visible
Three exterior electric receptacles (outlets) appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
One or more electric receptacles (outlets) at the restrooms and break room had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
- Outdoors (since 1973)
- Restrooms (since 1975)
- Garages (since 1978)
- Kitchens (since 1987)
- Crawlspaces and unfinished basements (since 1990)
- Wet bar sinks (since 1993)
- Laundry and utility sinks (since 2005)
For more information, visit: http://www.cpsc.gov/cpscpub/pubs/099.pdf
One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
No smoke alarms were visible. This is a potential safety hazard. A qualified electrician should install smoke alarms per standard building practices.
No carbon monoxide alarms were visible. This is a potential safety hazard. Recommend installing approved CO alarms close to any gas-fired appliance, such as water heater or furnace, and in accordance with the manufacturer's recommendations.
Main electric disconnect was found at the large handle on the panel at the northeast corner of the property. Alternate disconnect was found at the two bottom switches in the main panel in the basement mechanical room.
exterior electric panel
exterior electric disconnect
main interior electric panel
Subpanels were located in the upstairs office area near the receptionist's desk, and in the basement mechanical room.
upstairs electric panel
downstairs electric panel
Plumbing / Fuel Systems
Location of main water meter: Near SE corner of property
Location of main water shut-off: At water meter
Supply pipe material: Copper
Location of main fuel shut-off valve: At gas meter, at NE corner of building
The sprinkler system was not operated and is excluded from this inspection. Recommend asking seller to demonstrate the operation of the sprinkler system, and to show how to winterize the system to prevent freezing.
Exterior faucet on the south side was not working. Recommend repair as needed.
example of plumbing
Energy source: Natural gas
Estimated age: 13 years (2004)
Capacity (in gallons): 40
Manufacturer: A.O. Smith
Serial number: 1204J005033
Location of water heater: Basement mechanical room
The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be at this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
Water heater was installed next to a finished workspace or in an area where leaking can cause damage, and there was no catch pan and no drain was installed. Consider having a qualified contractor install a catch pan and drain to prevent water damage if the water heater develops a leak. Note that installing a drain may be difficult or impossible depending on the location of the water heater.
Heating, Ventilation and Air Conditioning (HVAC)
General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: 2015
Source for last service date of primary heat source: Label
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: Rheem, 21 years (1996). Ruud, 22 years (1995).
Forced air heating system manufacturer: Rheem, Ruud
Forced air furnace serial number: Rheem, DF5D307F179600116. Ruud, DF5D307F07953126.
Location of forced air furnace: Basement mechanical room
A/C Type: Split system
A/C Estimated age: Rheem, 21 years (1996). Lennox, 43 years (1974)
A/C Manufacturer: Lennox, Rheem
Air conditioner serial number: Rheem, 5721F209610680. Lennox, 5174C00190.
The estimated useful life for most forced air furnaces is 15-20 years. These furnaces appeared to be at this age and/or their useful lifespans and may need replacing or significant repairs at any time. Recommend budgeting for replacements in the near future.
The last service dates of the gas-fired forced air furnaces appeared to two years ago. Since this system was serviced more than one year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors.
The estimated useful life for most air conditioning condensing units is 10-15 years. This unit appeared to be 43 years old, which is beyond its expected useful lifespan, and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
south condensing unit
Based on tenant comments, the heating/cooling thermostats may not have been working properly. Tenants stated that the interior temperature did not remain constant, but instead fluctuated, requiring frequent adjustments to the thermostats. Thermostats did not appear to be holding a constant temperature. Recommend replacing thermostats with newer programmable models.
A window air conditioning unit was installed on the upper east side. Tenant stated that they had never used this unit. Recommend removing this air conditioning unit if it is not needed.
upper level window unit
Condensing units were located on the east side of the building. The older Lennox unit was on the left (south) side and the Rheem unit was on the right (north) side.
north condensing unit
The water supply flow was low in the womens restroom. Recommend that a qualified plumber evaluate and repair as necessary.
The mens restroom downstairs didn't have an exhaust fan installed. Moisture can accumulate and result in odors, mold, bacteria or fungal growth. Even if the restroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the restroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in restrooms.
Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product: http://www.google.com/search?q=elastic+crack+cover
Stains were found in the ceiling at the top of the stairs. However, no elevated levels of moisture were found. The stains may be due to past roof leaks. Consult with the property owner and monitor the stained area in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
water stain at upstairs ceiling
Carpeting in one or more areas was loose. Recommend that a qualified contractor repair as necessary. For example, by stretching or replacing carpeting.
This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in many structures. Lead is a known safety hazard, especially to children but also to adults. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described by the Consumer Products Safety Commission.
Interior was divided into several office suites:
- The entire upstairs floor was one suite. Within this suite, the northwest office was locked and the receptionist did not have a key. The southeast office was in use for a meeting. These two rooms could not be inspected.
- Suite F downstairs was locked and the receptionist did not have a key. This suite could not be inspected.
- Suite E tenants mentioned the thermostat concern described in line 37 above.
- Suite H was in good condition at the time of inspection.
- Creative Counseling suites were in good condition at the time of inspection.
Document Review & Interviews
The following documents were reviewed in order to augment the walk-through survey and to assist the consultant's understanding of the subject property:
The consultant is not required to independently verify the information provided and may rely on information provided to the extent that the information appears reasonable to the consultant. The items on this list were provided by the agencies as listed. In the event of any future plumbing, electrical, mechanical or building construction, new permit(s) will be required.
The following persons were interviewed to augment the walk-through survey and to assist the consultant's understanding of the subject property:
The following documents were not reviewed. Suggest obtaining this information directly from the seller or seller's agent:
- Certificate(s) of Occupancy
- Any fire/safety inspection records
- Any warranty information (roof, HVAC, etc)
- Any current or pending plans for material repairs or improvements
- Previous ADA surveys, if any
Additional recommendations & information
This Inspection is like a "snapshot" of the property's condition on a specific date and time. Those conditions will change, so you need to keep inspecting your property during the time you own it:
- Verify that any air conditioning condensate water is draining properly to the exterior after operation on a hot day.
- Verify that the gutters and downspouts are performing during a hard rain.
- Verify that no water is ponding on the property after a hard rain.
- Verify that no dimming or flickering of lights occurs.
- Verify that no repeated resetting of any circuit breakers is necessary.
- Verify that the quantity of the hot water supply is adequate.
- Verify that the performance of the HVAC systems are adequate.
- Verify that no leaking is present in ceilings or attics during a hard rain.
And inspect any of the other concerns that were mentioned in this Report.
OLDER PROPERTY: We expect buildings to be built according to the standard practices and building codes, if any, that were in use at the date of construction. Older buildings often have areas or systems that do not comply with current building codes. While this Inspection makes every effort to point out safety concerns, it does not inspect for building code compliance.
It is common for buildings of any age to have had repairs done, and some repairs may appear less than standard. This Inspection looks for items that are not functioning as intended. It does not grade the quality of the repairs.
In older properties, the Inspector reviewed the structure from the standpoint of how it has fared through the years with the materials that were used. You can expect problems to become apparent as time passes. The Inspector will not be able to find all deficiencies in and around a property, especially concerning construction techniques of the past.
The Standard Commercial Inspection and Report are performed and prepared for the use of (removed). Consultant accepts no responsibility for use or misinterpretation by third parties. This assessment and report are in no way intended to be a guarantee or warranty, express or implied, regarding the future use, operability, habitabiity, or suitability of the commercial property or its components. Consultant assumes no liability for the cost of repair or replacement of unreported defects or deficiencies either current or arising in the future. Consultant does not perform engineering, architectural, plumbing, electrical, or any other job function requiring an occupational license in the jurisdiction where the assessment is taking place.
Inspection standard contains certain limitations, exceptions, and exclusions. Examples include, but are not limited to:
- identifying capital improvements
- providing cost estimates for recommended repairs
- moving or dismantling any items or structures
- preparing engineering calculations
- taking measurements
- inspecting for pests
- reporting on subterranean conditions
- entering any area that is unsafe or that would damage property
- providing opinion on a system that is shut down
- providing opinion on security of building
- guaranteeing compliance with laws and regulations, including building codes
No fire extinguishers were found at the property. A complete fire safety inspection is beyond the scope of the Standard Commercial Inspection. Upon the buyer's possession of the building, recommend contacting the Fire Department and requesting an on-site fire safety inspection. The fire safety inspector will make specific recommendations based on the building's intended use.
Although the subject property was in overall good structural condition, some systems showed a lack of recent maintenance. Ongoing preventative maintenance is a key to maintaining the property's value and its usefulness for the client. Recommend establishing a written Property Maintenance Plan. This plan should include all major systems of the building, such as roof, foundation, electrical, plumbing, HVAC. All public areas of the building, including offices and restrooms, should be included in the plan. Fire safety and other possible safety hazards need to be addressed. It is important to include exterior areas in the Property Maintenance Plan, so that issues of erosion, storm drainage, weed control, gutters, parking, and access/egress are addressed consistently. Depending on the client's requirements, property maintenance may be performed by company employees, or may be contracted to a professional maintenance service company.
Submitted May 10, 2017, by Field Observer and Certified Professional Inspector:
Copyright © 2017 Westinspect. This Standard Commercial Inspection Report is the exclusive Intellectual Property (IP) of Westinspect. The client named above has purchased the right to use this Report as part of their due diligence in a real estate transaction. Use of this Report by any unauthorized persons is prohibited.
This Report has been prepared according to International Standards of Practice for Inspecting Commercial Properties (2014)
, including limitations as described in those Standards. The inspection is comprehensive but not exhaustive.
Your opinion matters to me. It helps me to be a better inspector when you tell me your questions and comments. Let me hear from you!
EXPIRATION DATE: This Report describes the property's condition on the date of the Standard Commercial Inspection. Conditions can change daily due to ongoing use, deferred maintenance, and environmental circumstances. Your inspection follow-up service expires 60 days after the inspection date. If you do not purchase this property, then this Standard Commercial Inspection Report expires on the date that the purchase contract expires or is canceled. If you like, you may allow others to read this Report as a part of your informed decision-making. You are not authorized to pass this Report on to other potential buyers, or to other real estate agents.