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Property Inspection Report
||Monday, September 11, 2017
This report published on Monday, October 30, 2017 4:38:23 PM MDT
Time started: 0800
Present during inspection: Client, Tenant
Client present for discussion at end of inspection: Yes
Inspector: Jason E Posey
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Warm
Ground condition: Dry
Inspection fee: $400
Type of building: Commercial
Number of units inspected: 1
Building stories: 1
Front of building faces: North
Main entrance faces: North
Occupied: Yes, Furniture or stored items were present, Shelving
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
This property was accessed by a driveway or private road shared with nearby properties. Shared driveways or private roads are excluded from this inspection. Comments in this report related to them are made as a courtesy only and are not meant to be a substitute for a evaluation by a specialist if repairs are needed. Recommend that the client review the recorded agreements regarding the driveway, the deeds of the property owners involved, and easements permitting access to, use of, and maintenance of the driveway.
Exterior and Foundation
Wall inspection method: Viewed from ground, from a ladder
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Concrete block
Wall covering: Solid brick (not veneer)
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade
Footing material (under foundation stem wall): Poured in place concrete, Concrete slab
Age of roof surface(s): Approx 7yrs.
Roof inspection method: Traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Synthetic plasticized or rubberized single-ply membrane
Roof type: Flat or low slope
Condition of exposed flashings: Appeared serviceable
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. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary to prevent ponding.
No secondary drains were visible on one or more sections of flat roofs with parapet walls. Leaks or water damage can occur if the primary drain system is overwhelmed by rain or snow. Recommend further evaluation by a qualified contractor and repairs per standard building practices.
Water damage and/or evidence of past leaks was found at one or more skylights. Consult with the property owner to determine if leaks have occurred, or if repairs have been made. Recommend that a qualified contractor evaluate and repair as necessary.
One or more scuppers at flat roof perimeters were clogged. Leaks and/or water damage can occur as a result. Recommend cleaning scuppers now and in the future as necessary.
Attic and Roof Structure
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Garage or Carport
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): No
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
One or more support posts were not positively secured to the beam above and/or the foundation below. Recommend that a qualified contractor repair per standard building practices. For example, by installing metal plates, plywood gussets or dimensional lumber connecting posts and beams, and/or installing anchors to the slab/footing below. Note that some support posts have concealed fasteners at their bases that are not visible.
Glass in one or more skylights was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
All four skylights in the warehouse area had broken or damaged glass.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 3 phase, 4 wire, 120
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Retail area behind counter. On south wall.
Location of main service panel #B: Garage, Shop, East wall.
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
One or more globes or covers for light fixtures were missing or damaged. Recommend replacing as necessary to avoid exposed bulbs. With closet lighting or where flammable stored objects are near light fixtures, missing or broken covers can be a fire hazard.
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.
Plumbing / Fuel Systems
Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water meter: By street
Service pipe material: Galvanized steel
Condition of supply lines: Appeared serviceable
Supply pipe material: Galvanized steel
Vent pipe condition: Appeared serviceable
Vent pipe material: Cast iron
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
Condition of water heater: Appeared serviceable
Energy source: Electricity
Capacity (in gallons): 5gal
Location of water heater: Under sink in break area.
Significant corrosion or rust was found at the supply pipes or fittings and/or shut-off valve. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and replace components or make repairs as necessary.
The estimated useful life for most water heaters is 8-12 years. The inspector was unable to determine the age of the water heater due to the manufacturer's label being obscured, no serial number being visible, or the serial number not clearly indicating the age. The client should be aware that this water heater may be near, at or beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's age.
If found to be near, at or beyond its useful lifespan, 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 does fail. 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.
Heating, Ventilation and Air Condition (HVAC)
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Forced air heating system manufacturer: Carrier
Location of forced air furnace: Roof
Forced air system capacity in BTUs or kilowatts: 58000
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location of heat pump or air conditioning unit: Roof
Estimated age of heat pump or air conditioning unit: 8yrs
Manufacturer of cooling system and/or heat pump: Carrier
Condition of controls: Appeared serviceable
The cooling fins at the heat pump or air conditioning condensing unit were dirty. Energy efficiency can be reduced as a result. Recommend that a qualified person clean fins as necessary.
The cooling fins at the air handler evaporator coils were dirty. Recommend that a qualified person clean fins as necessary.
Fireplaces, Stoves, Chimneys and Flues
Condition of chimneys and flues: Appeared serviceable
Wood-burning chimney type: Metal
Bathrooms, Laundry and Sinks
Location #A: Half bath, first floor
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom and laundry ventilation type: with individual ducts
The toilet at location(s) #A ran water continuously or didn't shut off after being flushed, and water leaked from the tank into the bowl. Significant amounts of water can be lost through such leaks. If this system uses a septic system, the septic system can be overloaded and cause significant and potentially expensive damage. A qualified person should repair or replace components as necessary.
The exhaust fan at location(s) #A was noisy or vibrated excessively and/or weak or slow. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.
Interior, Doors and Windows
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Glass panel
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Metal
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall, Masonry
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Tile
Handrails at one or more flights of stairs were loose, wobbly, damaged and/or deteriorated. This is a safety hazard. Recommend that a qualified person repair as necessary.
Guardrails at one or more locations with drop-offs higher than 30 inches were loose, wobbly, damaged, deteriorated and/or missing components, and pose a fall hazard. Recommend that a qualified person repair guardrails as necessary.
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.reporthost.com/?ECC
Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
Wood Destroying Organism Findings
Visible evidence of active wood-destroying insects: No
Visible evidence of active wood decay fungi: Yes
Visible evidence of past wood-destroying insects: No
Visible evidence of past wood decay fungi: Yes
Visible evidence of damage by wood-destroying insects: No
Visible evidence of damage by wood decay fungi: Yes
Visible evidence of conditions conducive to wood-destroying organisms: Yes
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