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Preferred Real Estate Inspection, LLC

Website: http://preferredrealestateinspectionsllc.nachisites.com/
Email: preferredinspections@cox.net
Phone: (405) 514-8583
FAX: (405) 470-1680
23321 Lauren Lane 
Edmond, OK 73025
Inspector: Timothy Kerce, CPI
Oklahoma License #649

 

Commercial Property Inspection Report
Client(s): *******************************************, Inc.
Property address: *******************
*********************************************
Inspection date: 1/1/2011
This report published on Saturday, January 29, 2011 10:37:24 PM CST

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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 
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 

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
Grounds/Parking Areas
Exterior / Foundation
Roof
Dock Area
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling
Bathrooms / Utility / Inside Faucets
Office Areas
Interior Rooms / Areas

 
General Information Return to table of contents
Time started: 9:00 AM
Time finished: 4:00 PM
Present during inspection: Realtor, Electrician, Roofer, City Inspector
Client present for discussion at end of inspection: No
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Inspection fee: $****.**
Payment method: Invoiced
Type of building: Industrial
Age of building(s): Built in 1975
Source for building age: Municipal records
Front of building faces: South
Main entrance faces: South
Occupied: No
1) Safety, Comment - Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov
2) Evaluate - Based on a non-standard, mechanical shed construction observed, additions to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. The client should consult with the property owner about this, and if necessary research permits.

At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed. This shed has gas, electricity, and other lines installed along with what looks to be a boiler or heater of some kind. It appears as if this was tied into the system that may have once been used as a cleaning or painting booth inside the building, but is no longer there.This equipment and shed fall outside the scope of this inspection and were not evaluated.

Photo 53  
Shed on North Side, electrical and plumbing equipment installed. This was not evaluated.
Photo 54  

Photo 55  
Photo 56  
Boiler? Shed on north side

Photo 57  
Shed on north side
Photo 163  
Unknown system, old painting booth section, contected to equipment in shed outside.
3) Comment - The natural gas service was turned off. As a result, some appliances such as water heater(s), forced air furnace(s), and/or gas supply lines weren't fully evaluated. The inspector was unable to test for gas leaks.
4) Comment - The main gas meter and water meter are located on the south side of the building, next to the street.

Photo 1  
Main gas shut-off, southeast side property.
Photo 3  
Water Meter located at southwest side of property.
5) Comment - Security system is outside the scope of this inspection and was not evaluated.

Photo 246  
Security system
  
6) Comment - Vending machines are located in the building. They are outside the scope of this inspection and not evaluated.

Photo 208  
Vending machines
  

 
Grounds/Parking Areas Return to table of contents
Limitations: 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, or determination that deck, balcony and/or stair membranes are watertight.
The following items are excluded from this inspection: Shed
Site profile: Level
Condition of driveway: Appeared serviceable The asphalt section of the parking lot needs maintenance work.
Driveway material: Asphalt, Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of exterior stairs: Appeared serviceable
Condition of handrails: Near, at, or beyond service life
Exterior stair material: Concrete
7) Safety, Repair/Replace - Handrails at one or more flights of stairs were deteriorated or loose. This is a safety hazard. A qualified person should repair or replace as necessary and as per standard building practices. All of the handrails had some damage. Some handrails were completely rusted out at the base. The handrail at the northwest corner was missing. One handrail was missing a screw at the base. All items are a significant safety issue and should be repaired.

Photo 28  
Dock stairs railing
Photo 32  
Front entrance stair railing

Photo 33  
Front entrance stair railing
Photo 50  
Stairs, landing, west side
8) Safety, Repair/Replace - There were two steel rods protruding from the pavement on the west side. These are a safety hazard and should be removed.

Photo 40  
Cut-off steel rod, west side
Photo 41  
9) Repair/Replace, Maintain - Trees were in contact with and close to the building on the southeast corner. Some damage has occurred. This should be evaluated and repairs made as necessary. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.

Photo 16  
Trees next to building, southeast side
Photo 17  
Trees next to building, southeast side
10) Repair/Replace, Evaluate - The parking blocks in the north parking lot have been moved from their original position and may cause damage to a parking car.

Photo 13  
Parking lot blocks, northwest side
  
11) Repair/Replace - A large tree stump was touching the building exterior on the north side. Wood destroying insects such as carpenter ants nest in such stumps and are more likely to infest the building as a result. Recommend having large tree stumps within a few feet from the building removed, by a qualified tree service contractor if necessary.
12) Repair/Maintain, Evaluate - The asphalt parking lot has minor deterioration throughout, with some areas of major deterioration. Recommend repairing needed areas and resealing asphalt parking lot.

Photo 7  
Front parking lot
Photo 8  
Front parking lot

Photo 10  
Parking lot of west side
Photo 59  
Parking lot, west side
13) Evaluate - One or more significantly sized diseased or dead limbs were found in large trees on the property grounds. The client may wish to have them removed, or to have them evaluated by a qualified arborist.

Photo 12  
Trees, northwest side
  
14) Comment - Minor cracks and deterioration were found in the concrete driveway. 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 5  
Front Drive
Photo 6  
Front Drive
15) Comment - Minor cracks, settlement, and deterioration were found in one or more sidewalk and concrete curbing 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 9  
Curb on west side
Photo 25  
Front parking lot

Photo 30  
Front parking lot near front door
  
16) Comment - Minor settlement was found in steps on the northwest corner and some minor cracking on the front entrance steps. However it doesn't appear to be a structural concern and no trip hazards were found.

Photo 34  
Front entrance stairs, west side
Photo 29  
Dock stairs

Photo 49  
Stairs, west side
  

 
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 determination 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.
Apparent wall structure: Tilt-up concrete
Condition of foundation and footings: Appeared serviceable
Foundation type: Not determined
Foundation material: Not determined
Footing material: Not determined
Condition of concrete slab floor(s): Appeared serviceable
17) Safety, Repair/Replace - Some downspouts were missing screws for the wall attachments. These should be repaired or replaced to keep downspouts from falling from building.

Photo 44  
Downspout west side
Photo 48  
18) Safety, Evaluate - There is a drain directed out of the north side of the building and terminating into the soil. Under further investigation is was determined that this drain is from the warehouse floor. This is not a proper way to drain the warehouse floor as their maybe contaminants and environmentally unsafe substances on the floor.

Client may wish to have this area behind the building further evaluated by a qualified environmental specialist to ensure that the area is not contaminated.

Photo 58  
Drianage from dock floor, north side
Photo 160  
Open drain to outside, north side
19) Repair/Replace, Evaluate - Minor cracks or deterioration were found in several sections of the outside walls. A qualified contractor should evaluate and make repairs as necessary, such as caulking to prevent water intrusion and further deterioration in the future.

Photo 45  
Central exterior wall panel, west side
Photo 46  
Central exterior wall panel, west side

Photo 47   		 
20) Repair/Replace, Evaluate - Flashing in one or more areas was loose. Leaks may occur as a result. A qualified person should evaluate and repair, replace or install as necessary, and as per standard building practices.

Photo 14  
Roof flashing, northwest side
Photo 39  
Roof flashing southwest side
21) Repair/Replace, Evaluate - The section covering the front entrance landing has damage on both corners. This should be evaluated to ensure that their is no loose material that could fall and cause damage. Repair if necessary.

This section also shows signs of a water leak in the northwest corner. Further evaluation is needed to determine the cause of the leak. It does not appear to be leaking into the building, only onto the sidewalk below.

Photo 31  
Front door overhang
Photo 35  
Front entrance overhang, west side

Photo 36  
Front entrance overhang, west side looking up
Photo 37  
Looking down
22) 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.

There is a 4" diameter hole in the northwest corner of the building that should be covered.

Photo 52  
Hole in wall, northwest side
Photo 164  
Open hole to outside, north east corner
23) Repair/Replace - Some of the dock truck bumpers are damaged or loose. They should be repaired or replace to prevent any damage to the dock or liability issues.

Photo 20  
Dock bumpers
Photo 21  
Dock bumpers
24) Repair/Replace - There is some minor damage to the southeast corner of the building. This should be evaluated and repaired if necessary.

Photo 18  
Walls next to dock
  
25) Repair/Replace - There is a minor crack above the one window on the south side of the building. This should be caulked to keep any moisture from entering the building.

Photo 38  
Window lintel, south side
  
26) Repair/Replace - All of the exterior metal doors are missing door stops, have missing or damaged weatherstripping, have damaged or missing door latches, are difficult to lock, have missing or damaged thresholds, are rusting and or damaged. Repairs should be made as necessary.

Photo 27  
Threshold under south door next to dock
Photo 168  

Photo 167  
Photo 166  
Access door, west side

Photo 148  
Photo 147  

Photo 146  
East side access door
Photo 133  

Photo 132  
Door off dock, southside
Photo 51  
Threshold, west side door
27) Repair/Maintain - Caulk was deteriorated in some areas. For example, around windows, around doors, at wall penetrations. A qualified person should repair or replace as necessary. For more information, visit:
http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf
28) Maintain - The downspouts on the east side are draining water directly against the side of the foundation and building. This can cause damage to the foundation over time. Water should be directed away from the building for at least 6 ft. A drainage system or sloped soil should be used to keep the water away from the building.

Photo 15  
Downspout, east side
  
29) Comment - Minor cracks were found in one or more sections of slab floors.

Photo 263  
Cracks in dock floor near overhead door
Photo 264  

 
Roof 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 than 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.
Condition of roof structure: Appeared serviceable
Roof type: Flat or low slope
Roof inspection method: Traversed
Roof surface material: Modified Bitumen, Torched Applied
Condition of torchdown, built: Appeared serviceable
Torchdown, built: Roll composition
Condition of exposed flashings: Flashings need maintenance as noted below
Condition of gutters, downspouts and extensions: Serviceable
Gutter and downspout material: Metal
Roof structure type: Concrete beams
Ceiling insulation material: Fiberglass bats in office space
30) Major Defect, Repair/Replace, Maintain, Evaluate - Several of the building ventilation exhaust vent hoods were damaged. One was was held down by a loose electric motor. These should be evaluated and repaired or replaced as necessary.

Each ventilation hood is equipped with a lock down to keep anyone from entering from the roof. All of the hood either had no lock, the lock was cut, or something other than a lock was used such as a wire or bolt. Evaluate and make repairs as needed.

All of the ventilation hoods had screens to prevent rodents or other animals from entering the building. Some of the screens were damaged and should be repaired or replaced as necessary.

All of the ventilation hoods had rust and should be painted to prevent any further damage.

Photo 74  
Under ventalation fan hood, west side
Photo 86  

Photo 85  
Photo 84  

Photo 81  
Photo 80  

Photo 79  
Photo 76  

Photo 75  
Photo 87  
31) Repair/Replace, Evaluate - Many of the roof vents for the ceiling heaters are loose or damaged. These should be repaired or replaced by a qualified contractor.

Photo 64  
Gas heater vents, roof
Photo 94  

Photo 95   		 
32) Repair/Maintain - Trees were overhanging roof and were within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.

Photo 69  
Tree limbs, southeast corner roof
  
33) Repair/Maintain - The roof flashing, ventilation fan hood flashings, and HVAC flashing are deteriorating. These areas should be caulked or a roofing cement used to insure that no water can enter the building.

Photo 66  
Heater vents, roof
Photo 72  
Vent flashing roof

Photo 73  
Vent flashing roof ventalor fans
Photo 83  
34) Repair/Maintain - Two scuppers were clogged with debris and causing water to build up on the roof. It is important to ensure that these drains stay unclogged. A regular maintenance program should be enacted to ensure the roof stays clean and the drainage systems is working properly. All clogged scuppers should be cleaned.

Photo 62  
Photo 68  
Scupper, east side roof

Photo 61  
Roof, east side
  
35) Repair/Maintain - The flashing on top of the parapet wall has nails that are rusting and backing out of the wall. The nails should be driven back in or replaced. Recommend caulking all exposed nail heads to prevent rusting and water intrusion.

Photo 63  
Flashing on parparet walls
  
36) Maintain, Evaluate - The roof is accessible from the attic on the inside. It did not have a lock and there is a latch on the outside that would allow anyone to enter the building from the roof. Recommend installing lock on hatch.

Photo 60  
Door to roof
  
37) Maintain, Monitor - There are several areas of bubbled roofing. There does not appear to be any penetration into the building and there was no evidence of leaks from these areas. These areas should be monitored to ensure they do not become damaged.

Photo 70  
Bubbles in roof
Photo 71  
38) Maintain - There are two ventilation louvers that are sitting loose on the roof and can cause damage to the roofing surface or in high winds might even be blown from the roof. Recommend any loose materials be removed from the roof.

Photo 67  
Debris on roof
Photo 88  
39) Evaluate, Monitor - Evidence of standing water was found on the flat roof. It should evaporate within 48 hours after it rains. If standing water remains after 48 hours, then the roof installation is likely substandard. Condition should be monitored in the future.
40) Evaluate, Monitor - One gap was found in the roof surface at the parapet wall bases, on the northwest corner. Leaks may occur as a result. Roofing contractor indicated that repairs would only be needed when and if leaks occur.

Photo 65  
Northwest corner roof
  
41) Comment - The roof as seen from different areas. The roof was evaluated by a qualified contractor and his report is apart of this report. A summary follows: The overall system is in good condition, regular maintenance will be required to maintain the stability of this product, there appear to be no source of major leaks at this time, and this roofing system typically carries a ten year warranty. Client should check with seller to determine the age of the roofing system.

Photo 91  
Roof looking west
Photo 92  
Roof looking north

Photo 93  
Roof looking east
  
42) Comment - The ventilation fan in the northwest corner, was apparently used to ventilate whatever ever substance that was sprayed in the warehouse section. (Paint?) It has stained portions of the roof structure. It does not appear to have damaged any of the structure, but client may wish to have it cleaned or removed.

Photo 77   		 

 
Dock Area Return to table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation varies between municipalities.
43) Repair/Replace, Evaluate, Comment - There are 12 ventilation fan hoods on the roof. Some of them have electrical disconnect boxes and some don't. After further evaluation it appears that only some of the ventilation fan hoods actually have fans in them. Some of the disconnect are turned off, and one has a damaged handle. It is beyond the scope of this inspection to inspect each fan and its electrical connections, so these were not evaluated.

The client should be sure how many ventilation fans are present and know that the majority of the hoods have no fans in them.

The existing fans should be operated and evaluated by a qualified technician to ensure they operate properly.

Photo 78  
Photo 82  

Photo 89  
Photo 90  

Photo 144  
Ventalation fans
Photo 145  
Ventalation vents, no fan
44) Repair/Replace, Evaluate - All of the dock overhead door have some damage. Dents, scratches, bent panels, missing rollers, bent or broken locks. A qualified contractor should evaluate and repair or replace the door(s) as necessary.

Photo 22  
Dock overhead doors
Photo 23  
Dock overhead doors

Photo 24  
Dock overhead doors
Photo 134  
Middle overhead door, dock, missing roller

Photo 136  
East side overhead door, lock damaged
  

 
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.
Electric service condition: Appeared serviceable
Primary service type: Underground
Service voltage (volts): 3 phase, 4 wire, 120
Service amperage (amps): 600
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Copper
Main disconnect rating (amps): Not applicable, no single main disconnect
System ground: Not determined
Condition of main service panel: Appeared serviceable
Condition of sub: Appeared serviceable There are sub-panels located throughout the building, including the attic space.
Circuit breakers that were in the "off" position: There were many circuit breakers in the "off" positions. Inspector cannot operate these breakers.
Branch circuit wiring type: Non-metallic sheathed, (BX) Armor clad flexible, Not determined
Condition of branch circuit wiring: Serviceable
Condition of smoke detectors: Requires repair, replacement and/or evaluation (see comments below)Only one smoke detector was found. It was not operational
Carbon monoxide detectors present: No
Smoke detector power source: Battery
45) Safety, Repair/Replace, Evaluate - One or more sections of wiring that weren't terminated were found. This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box.

Photo 153  
Photo 188  

Photo 189  
Photo 193  

Photo 203  
Exposed wiring on ceiling lights
Photo 207  

Photo 108  
Exposed wiring, attic
  
46) Safety, Repair/Replace, Evaluate - Wire splices were exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.

Photo 175  
Photo 176  

Photo 204   		 
47) Safety, Repair/Replace, Evaluate - Extension cords were being used as permanent wiring in one or more areas. 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.

Photo 101  
Lighting in attic
Photo 256  

Photo 196  
Photo 178  

Photo 151  
Photo 150  

Photo 143  
Photo 142  

Photo 140  
Open connection wireing, throughout
Photo 156  
48) Safety, Repair/Replace, Evaluate - Some 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. Located throughout the building on walls and ceilings.

Photo 169  
Photo 197  

Photo 198  
Photo 200  
Loose electrical conduits, ceiling

Photo 201   		 
49) Safety, Repair/Replace, Evaluate - Most of the receptacles were broken, damaged, loose. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary. A majority of these were marked with blue tape.
50) Safety, Repair/Replace, Evaluate - One or more electric receptacles at the bathroom(s), and utility room 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

There are electrical receptacles located on the lights in the women's bathroom. These are not code rated, and not acceptable for a bathroom installation. They should be removed or replaced.

Photo 214  
Outlet under men's and women's bathroom sinks
Photo 229  

Photo 232  
Photo 234  
Mirror lighting and outlet, women's bathroom

Photo 220  
Electrical outlet under utility room sink
  
51) Safety, Repair/Replace, Evaluate - Many light fixtures were damaged, loose. A qualified person should evaluate and repair or replace as necessary.

Photo 115  
Ceiling light fixtures
Photo 199  
52) Safety, Repair/Replace, Evaluate - One or more light fixtures used at the building exterior were damaged, missing components. This is a potential safety hazard for shock and/or fire. A qualified electrician should evaluate and repair as necessary. The light fixture on the west side is cracked. The light fixture over the dock is missing a cover. Some wiring in this area was also out of it's conduit. None of the light fixtures on the exterior were operated due to the fact that they are on a timer operated switch.

Photo 2  
Light on west side.
Photo 19  
Light above dock

Photo 26  
Light connection above docks
  
53) Safety, Repair/Replace, Evaluate - The electrician recommends that the emergency exit and lighting system be updated or replaced. It may have to be replaced in order to qualify for an occupancy permit. The emergency lighting system was not operated as it is outside the scope of this inspection, however, some of the lights had operational lights on, some did not, some were obviously damaged and not operational.

All of the Exit signs were lighted and operational at the time of the inspection.

Photo 130  
Exit signs, throughout
Photo 131  

Photo 149  
Safety lighing, throughout
Photo 181  

Photo 202  
Photo 254  
Damaged by battery acid

Photo 255  
Photo 165  
54) Safety, Repair/Replace - The service entrance box was missing two screws. Replace as needed.

Photo 42  
Electrical service entrance panel, outside
  
55) Safety, Repair/Replace - Many switch, receptacle, junction box cover plates were missing, broken. 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. Located throughout the building. Most were identified with blue tape. Some plates missing screws.

Photo 102  
Gas furnance # 14 in attic
Photo 249  
Cracked outlet cover, offices

Photo 217  
Broken outlet cover, bathroom
Photo 190  

Photo 183  
Photo 162  
Opening in electrical panel

Photo 158  
Photo 139  
Open electrical outlets, throughout

Photo 129  
Wall switches, throughout
Photo 268  
Exposed wireing junction, above tool room ceiling
56) Safety, Repair/Replace - Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them is also recommended by NFPA. For more information, visit:
http://www.google.com/search?q=old+smoke+alarms

This smoke alarm in the office area did not function when tested and should be replaced.

Photo 253  
Smoke alarm
  
57) Safety, Repair/Replace - Some of the electrical sub-panels were missing knock out covers. One of the electrical sub-panels was not properly attached to the wall. These are safety and fire issues. All sub-panels need to be properly attached so that they can not move from their position, and all open holes into sub-panels should have the proper covers to prevent anything from entering the panel.

Photo 161  
Open breakers
Photo 182  
Panel on south side is coming loose from wall

Photo 184  
Photo 185  
Missing breaker panel blanks
58) Safety, Repair/Replace - There was a electrical light fixture hanging from a central column that appeared to be energized. This should be repaired or replaced and is a safety hazard.

Photo 187  
Lighting and wireing, exposed on center pole
  
59) Safety, Evaluate - Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Centigrade. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal clad flexible wiring. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Centigrade. Connecting older, 60 degree-rated wiring to such newer fixtures is a potential safety hazard due to the risk of fire. Repairs for such conditions often involve replacing the last few feet of wiring to newer fixtures with new 90 degree-rated wire. This often requires installing a junction box to join the old and new wiring.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware that this safety hazard may be present in this building. Recommend consulting with the property owner to determine if and when newer fixtures were installed, and/or to have a qualified electrician evaluate and repair as per standard building practices.
60) Repair/Replace, Evaluate - The main electrical panels are located in the warehouse section of the building on the west side. There are sub-panels located on the south wall, the middle columns, and in the attic. These were inspected separately by a qualified and licensed electrician. All panels covers were removed and checked. His report:

1. All electrical distribution appears to be a reliable state of condition and is upgradeable. Panels were clean and connection tight. No arching or scorching was noted.
2.Emergency lighting and exit lighting will need to be upgraded.
3.All branch circuits appear to be in a reliable state of condition and working.
4.Lighting needs maintenance and some minor repairs.

There are timers connected to the exterior lights and signs. These are outside the scope of this inspection and were not evaluated by the inspector.

Photo 170  
Main electrical panels and disconnect
Photo 172  
Main electrical panel

Photo 174  
Main disconnects for ceiling ventalation fans
Photo 177  
Main sub panel, south side

Photo 186  
Photo 192  

Photo 171  
Outside light timers
  
61) Repair/Replace, Evaluate - There is a service entrance wire that has an unknown source or destination. It is loose on the outside in has been placed into a plastic pipe that has come loose. The inside wire is attached to a control module marked "Rain Bird" The inspector would assume that this is the control wire for a sprinkler control valve, however, no sprinkler system was detected on the property. Suggest asking current owner what system is for and having a qualified contractor inspect and service system.

It has been placed under the parking lot on the west and the exit is unknown.

Photo 43  
Rainbird? wiring
Photo 173  
Wiring connected to control box, above main panel

Photo 11  
Wiring runs under parking lot on west side into the grass
  
62) Repair/Replace, Evaluate - One or more electric receptacles appeared to have no power. They are located throughout the building and most are marked with blue tape. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.

Photo 107  
Plug next to subpanel
Photo 122  
Electrical outlet, conference room cloest

Photo 141  
Electrical outlets, throughout, marked with blue tape
Photo 152  

Photo 155  
Photo 157  

Photo 159  
Photo 191  
63) Evaluate, Comment - Some bulbs in light fixtures were missing. As a result, some light fixtures couldn't be fully evaluated. Recommend replacing bulbs to fully evaluate fixtures where necessary.
64) Comment - The electrical sub-panel for the smaller A/C unit is located in the attic above the office.

There is also a large phone/data service panel located upstairs. Phone/data systems are beyond the scope of this inspection and are not evaluated.

Photo 106  
Small A/C subpanel in attic
Photo 109  
Data/phone panels, attic

Photo 110   		 

 
Plumbing / Fuel Systems Return to table of contents
Limitations: The following items are not included in this inspection: 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.
Condition of service and main line: Appeared serviceable
Location of main water meter: Located next to street on south side of building.
Location of main water shut: Utility room next to bathrooms
Water service: Public
Service pipe material: Not determined
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, Not determined Some were wrapped
Waste pipe material: Plastic, Cast iron, Not determined
Condition of fuel system: Appeared serviceable
Location of main fuel shut: At gas meter near street on south side of building.
65) Safety, Repair/Replace, Evaluate - The gas service was not turned on during this inspection and no gas fired appliances or furnaces were evaluated.
66) Safety, Evaluate - The gas meter was located where it is subject to damage from vehicles. This is a safety hazard. A qualified contractor should install barriers as per standard building practices.
67) Safety, Comment - Copper water supply pipes in buildings built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:

  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
  • Install appropriate filters at points of use.
  • Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.
  • Use bottled or distilled water.
  • Treat well water to make it less corrosive.
  • Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.

    For more information visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
    http://www.epa.gov/safewater/lead/index.html
    68) Safety, Comment - There is a second gas shut-off located on the east side of the building where the main line enters the building.

    Photo 137  
    Main gas line into building, Cut-off valve
    Photo 138  
    69) Comment - The water service was turned on during this inspection. All of the plumbing fixtures seem to be operational with noted defects below. All faucets with a hot water outlet produced hot water.

    There were two water fountain connections and drains. These were not evaluated.

    Photo 244  
    Drinking fountain water and drain, office and bathroom hall
    		  
    70) Comment - The handles at one or more outside faucets were missing. The outside water faucets were not tested due to no handles.
     
    Water Heater Return to table of contents
    Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.
    Condition of water heater: Appeared serviceable
    Type: Tank
    Estimated age: According to mfg. web page, tank was made May 1987
    Energy source: Electricity
    Capacity (in gallons): 52
    Manufacturer: State
    Model: CV 52 1RS2 O
    Location of water heater: In attic above bathrooms
    71) Repair/Replace, Comment - A water heater was installed over office or bathroom spaces and had no catch pan and drain installed. Recommend having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces below if/when the water heater develops a leak or is drained.
    72) Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.

    Photo 118  
    Electric water heater, attic
    		  

     
    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.
    Location of heating system: Roof, hanging from ceiling
    Heating type: Forced air, Ceiling
    Fuel type: Natural gas
    Approximate BTUs: Large roof unit is 185,000 BTU's
    Manufacturer: Rheem - Large Unit
    Model: RKKB A120DM22E
    Condition of venting system: Required repair, replacement and/or evaluation (see comments below)
    Condition of distribution system: Appeared serviceable
    Distribution system: Ducts and registers
    Condition of controls: Appeared serviceable
    Condition of air filters: Appeared serviceable In large unit
    Location of air filters: Inside large unit on roof
    73) Safety, Evaluate, Monitor - There appear to be 14 ceiling heating units installed. Because of the age and/or condition of the ceiling furnaces, it is recommended that a qualified heating technician inspect each unit after gas can be turned on for the building. There appears to be issues with electrical connections with some of the units. Every unit was very dirty and needs servicing.

    Because these units are gas fired, they should be placed on a regular servicing schedule to ensure their peak performance and safety.

    Photo 103  
    Photo 104  

    Photo 194  
    Photo 195  

    Photo 206       		 
    74) Repair/Replace, Evaluate - One of the return air ducts was disconnected from the main unit, damaged, and was lying on floor above the office space. It is unknown whether or not this was intended and is just not being used. Further evaluation may be needed to determine why this vent duct is not connected.

    Photo 111  
    Return vent to nowhere, attic
    Photo 112  
    75) Maintain - The small unit air filter was missing. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.

    Photo 257  
    Small A/C filter access, behind return vent
    		  
    76) Evaluate, Comment - The heating system was not fully evaluated because the gas supply was turned off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable.

    Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".

    The large roof-top heating system appears to be less than 5 years old and is in excellent condition. None of the ceiling heaters could be evaluated.
     
    Cooling 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.
    Condition of cooling system and/or heat pump: Appeared serviceable - Large unit
    Location: On roof
    Type: Large unit is a Packaged unit. Small unit is split system
    Estimated age: Large unit - 2004 Small unit -1993
    Manufacturer: Rheem - Large Unit. Small unit is ComfortMaker
    Condition of distribution system: Appeared serviceable
    Condition of controls: Appeared serviceable
    Condition of air filters: Appeared serviceable In large unit. Small unit was missing filter.
    Location of air filters: Large unit filters located inside the unit. Small unit located behind the return air grills.
    77) Safety, Repair/Replace, Evaluate - The large unit was rated at a maximum of 45 amps. The disconnect next to the unit appeared to be connected to a past unit and may have higher amp fuses installed. Inspector noted that at least one 60 amp fuse was located in this 3 phase disconnect. This is potentially unsafe. A qualified electrician should evaluate and replace disconnect or fuses to match the newer system.

    Photo 100  
    Large HVAC unit disconnect.
    		  
    78) Safety, Repair/Replace - The refrigerant lines for the small A/C unit entering the building from the roof are damaged and missing insulation. They have a coating of roof tar on them and on the electrical junction box. This hot roofing tar may have melted the wire insulation in the junction box or damaged the other lines. A qualified technician or electrician should evaluate and make any necessary repairs.

    Photo 105  
    Small A/C lines to roof
    		  
    79) Repair/Replace, Evaluate - The system on the small unit 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.

    The large unit appeared to be operating normally.
    80) Repair/Replace, Evaluate - The condensate drain line on the large unit appeared to be installed with an incorrect termination which may cause equipment damage as line can be blocked by debris or mold. A qualified contractor should evaluate and repair as necessary.

    Photo 97  
    Condinsate drain, roof large A/C
    Photo 98  
    81) Repair/Replace, Evaluate - The condensate drain line on the small unit had a substandard termination. Standard building practices require that primary condensate drain lines terminate in a floor drain, in a sink, or outside. This one appears to terminate on the floor of the tool room. A qualified contractor should evaluate and repair as necessary, and as per standard building practices.

    Photo 262  
    Condensation drain, dock tool room, from small A/C
    		  
    82) Repair/Replace - Insulation for the outside condensing unit's refrigerant lines was missing in areas. This may result in reduced efficiency and increased energy costs. A qualified person should replace insulation as necessary. On the small unit on the roof.

    Photo 96  
    Small A/C outside unit, roof
    		  
    83) Maintain - One or more air filters were dirty. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.

    Photo 99  
    Large HVAC filter access.
    		  
    84) Evaluate, Comment - The estimated useful life for most cooling systems is 10 to 15 years. The smaller split system located on the roof and above the ceiling tiles in the tool room was manufactured in 1993. The client should be aware that it may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend budgeting for a replacement if necessary.
     
    Bathrooms / Utility / Inside Faucets Return to table of contents
    Location #A: Men's Bathroom
    Location #B: Women's Bathroom
    Location #C: Utility Room
    Location #D: Break Room
    Location #E: On West Wall in Warehouse
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
    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)
    85) Safety, Repair/Replace, Evaluate - The electrical heating wall units did not respond to their controls and could not be evaluated. Client should have a qualified technician evaluate and should also consider replacing these units with a more updated and safe heating system.

    Photo 221  
    Electrical heaters, men and women's bathroom
    Photo 238  
    86) Safety, Repair/Replace - Several of the hardware fixtures have come loose from the walls or partitions they are mounted to. These need to be repaired or replaced. Any loose toilet stall partitions need to be repaired or replace for safety issues.

    Photo 216  
    Photo 223  
    Loose paper brackets, bathrooms

    Photo 226  
    Loose stall partion brackets, bathrooms
    		  
    87) Repair/Replace, Evaluate - The tile in both bathrooms is cracked in some corners, some floor sections, and some wall sections.

    Photo 219  
    Broken tile, bathroom
    Photo 224  
    Crack in corner, women's bathroom

    Photo 227  
    Photo 236  
    Corner, women's bathroom

    Photo 237  
    Photo 239  
    88) Repair/Replace - The sink drain at location #C and #E had an active leak. A qualified plumber should evaluate and repair as necessary.

    Photo 212  
    Photo 213  
    Faucet on west wall on dock
    89) Repair/Replace - The sink drain stopper mechanism at location #B was missing. A qualified person should repair or replace as necessary.

    Photo 235  
    Sink stopper, women's bathroom
    		  
    90) Repair/Replace - Leaks were found at one of the urinal supply valves at location #A. A qualified plumber should evaluate and repair as necessary.

    Photo 215  
    Active leak, men's urnial
    		  
    91) Repair/Maintain - Caulk around plumbing fixtures (sinks, urinals, toilets) at location #A and #B was deteriorated. A qualified person should repair as necessary.

    Photo 225  
    Gap behind tolets
    		  
    92) Minor Defect - The cover to the exhaust fan at location #A was missing. A qualified person should repair as necessary.

    Photo 230  
    Ventalation men's bathroom
    		  
    93) Evaluate, Comment - The urinal bowl was cracked or broken at location #A. A qualified person should repair or replace toilet(s) or components as necessary.

    Photo 228  
    Broken corner, urnial
    		  
    94) Evaluate, Comment - There is a large crack in the tile on both of the south walls in both bathrooms. Further evaluation may be required to determine the cause of the cracks. Tiles are damaged, but inspector is unable to see any damage behind the walls. There was no evidence of major cracking in the floors of these areas.

    Photo 222  
    South wall, men's bathroom
    Photo 233  
    South wall, women's bathroom
    95) Comment - Moderate corrosion was found underneath the sink at location #C. The client should consider replacing sinks with moderate or major corrosion.

    Photo 211  
    Utility room sink
    		  

     
    Office 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.
    Exterior door material: Metal, Glass
    Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
    Type of windows: Aluminum
    Condition of windows: Appeared serviceable
    Wall type or covering: Drywall, Paneling, Wallpaper, Masonry, Fabric
    Condition of walls: Appeared serviceable
    Ceiling type or covering: Suspended acoustic
    Flooring type or covering: Carpet, Tile
    96) Safety, Repair/Replace, Evaluate - 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 residential structures. Lead is a known safety hazard, especially to children but also to adults. Numerous areas of the paint found in and around this structure are in poor condition (peeling, flaking, etc.). Recommend consulting with a qualified industrial hygienist to determine the safest and most cost-effective action to take regarding the paint. Testing and/or abatement may be necessary. Also recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint:
    http://www.cpsc.gov/CPSCPUB/PUBS/5054.html
    http://www.cpsc.gov/CPSCPUB/PUBS/5055.html
    97) Repair/Replace, Evaluate - Batt insulation is located above the drop ceiling in the office. It has shifted, been moved, or is damaged in most areas. To insure proper insulation these needs to be repaired or replaced.

    Photo 269  
    Missing or mislaid insulation, above offices throughout
    Photo 270  
    98) Repair/Replace, Evaluate - There are several broken, damaged, or non-operating electrical outlets in the office and bathroom areas. Most are marked with blue tape. These should be evaluated and repaired or replaced as necessary.

    Photo 218  
    Electrical outlet, bathroom
    		  
    99) Repair/Replace, Comment - 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.
    100) Repair/Replace, Comment - 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.

    Photo 251  
    Damaged ceiling tiles, office
    		  
    101) Repair/Replace - Some interior door hardware, including locksets were inoperable, damaged, missing. A qualified person should repair or replace as necessary.

    Photo 242  
    Door lock, main office
    Photo 250  
    Damaged door stops, offices
    102) Repair/Replace - Significant damage (holes, etc.) were found in one or more wall sections in the warehouse area. A qualified person should repair as necessary.

    Photo 117  
    Walls to offices
    Photo 179  

    Photo 180       		 
    103) Repair/Replace - Carpeting in one or more areas was loose.
    104) Repair/Replace - Carpeting in many areas was stained, damaged, deteriorated. A qualified contractor should replace as necessary

    Photo 209  
    Photo 210  
    105) Repair/Replace - The glass front doors weatherstripping has deteriorated or is missing. It should be repaired or replaced as needed.

    Photo 247  
    Gap in front door
    		  
    106) 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 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.

    Photo 125  
    Water stains in ceiling, conference room
    Photo 265  
    Evidence of water damage, ceiling above tool room

    Photo 266  
    Photo 267  
    107) Comment - Phone/Data cables and junction boxes are located throughout the office. They do not fall within the normal scope of this inspection and were not evaluated.

    Photo 248  
    Data/phone floor outlets
    Photo 252  
    Phone/data lines throughout office
    108) Comment - One pair of wood doors from the office to the warehouse has been boarded up and is no longer available for use. Another single door has been removed, from the front area to the back office. The inspector did not see the door.

    Photo 241  
    Doors to main office
    Photo 243  
    No door, office area
    109) - There are many light fixtures in the office area that did not operate. They may be defective or may just need new bulbs. Fixtures should be further evaluated licensed electrician and make any repairs as necessary.

    Photo 231  
    Lighting throughout office
    Photo 245  

     
    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.
    110) Safety, Repair/Replace - There are wooden stairs to the attic area outside the conference room. The second stair from the bottom has rot on the right side and is loose. The railing just above this area is missing, and in the landing area above the stairs is an open ventilation duct. The stairs should be repaired or replace as needed. The railing should be replaced. The duct should be extended up to at least 3 feet or covered.

    These are all safety hazards.

    Photo 113  
    Missing attic rails
    Photo 114  
    Open ventalation in attic floor

    Photo 116  
    Stairs to attic
    		  
    111) Safety, Evaluate, Comment - There is a black substance on the warehouse floor in the northwest side of the building. It appears to be paint or a paint-like. It was theorized that a "truck-bed lining" material may have been sprayed on the floor. It was also suggested that this was at one time a paint room.

    The nature or safety of any substance on the floors or walls are beyond the scope of an inspection and are not evaluated. Client should ask the seller to see if they know what the substance is. If the client is concerned about the safety of the substance, they should contact a qualified contractor to determine the nature of this substance.

    Photo 271  
    Unknown substance on dock floor, where past paint room was located
    Photo 272  
    112) Safety - There are no fire extinguishers in the building. This is a violation of the fire code when the building is occupied. A qualified safety contractor should evaluate the type and number of extinguishers and these should be installed before occupation.

    Photo 135  
    No fire extinguishers, throughout
    Photo 154  
    113) Repair/Replace - There is a ventilation fan located in the conference room. It was not operational at the time of the inspection. It should be repaired or replaced as needed.

    Photo 119       		 
    114) Repair/Replace - There are several light fixtures in the conference that were not operational or missing bulbs. These should be repaired.

    The light switch on the wall is loose. This is a safety hazard and should be repaired or replace by a qualified contractor.

    Photo 123  
    Conference room lighting
    Photo 124  
    Conference room lighting

    Photo 126       		 
    115) Evaluate, Comment - The conference room has what appears to be water damage on the walls and in the closet. There is also water damage on the ceiling tiles. On the outside of this room there appears to be water damage on the wall. Further investigation reveled what appears to be water stains and damage coming from the ceiling. The concrete ceiling beam has water stains and there appears to be some minor damage just above this.

    These areas were not wet and it all looked to be past damage. Suggest the client ask the seller about past leaks and when they happened.

    Photo 120  
    Water damage, conference room closet
    Photo 121  
    Water damage, conference room

    Photo 127  
    Water damage on walls, outside of conference room
    Photo 128  
    Damaged ceiling

    Photo 205  
    Evidense of water leaks on west side of west center support beam
    		  
    116) - The metal door in the tool room has a door latch that is not operational. The swinging doors do not line up correctly and the hinges on the east side of the doors are coming loose from the frame. These should be repaired or replaced.

    Photo 258  
    Door to dock tool room
    Photo 259  
    Swinging doors to dock tool room

    Photo 260  
    Photo 261  
    117) - The ventilation screen into the utility room is loose. It should be repaired or replaced.

    Photo 240  
    Vent, utility room door
    		  
     
    If you have any questions about this report and its contents, please contact Preferred Real Estate Inspections, LLC.