Preferred Real Estate Inspection, LLCWebsite: http://preferredrealestateinspectionsllc.nachisites.com/
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|
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.
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:
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.
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.
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.
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.
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.
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.
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.
Exterior / Foundation
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.
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.
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.
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.
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.
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.
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.
24) Repair/Replace - There is some minor damage to the southeast corner of the building. This should be evaluated and repaired if necessary.
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.
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.
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:
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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:
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.
51) Safety, Repair/Replace, Evaluate - Many light fixtures were damaged, loose. A qualified person should evaluate and repair or replace as necessary.
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.
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.
54) Safety, Repair/Replace - The service entrance box was missing two screws. Replace as needed.
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.
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:
This smoke alarm in the office area did not function when tested and should be replaced.
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.
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.
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.
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.
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.
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.
Plumbing / Fuel Systems
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:
For more information visit:
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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
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.
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.
87) Repair/Replace, Evaluate - The tile in both bathrooms is cracked in some corners, some floor sections, and some wall sections.
88) Repair/Replace - The sink drain at location #C and #E had an active leak. A qualified plumber should evaluate and repair as necessary.
89) Repair/Replace - The sink drain stopper mechanism at location #B was missing. A qualified person should repair or replace as necessary.
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.
91) Repair/Maintain - Caulk around plumbing fixtures (sinks, urinals, toilets) at location #A and #B was deteriorated. A qualified person should repair as necessary.
92) Minor Defect - The cover to the exhaust fan at location #A was missing. A qualified person should repair as necessary.
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.
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.
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:
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.
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.
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.
101) Repair/Replace - Some interior door hardware, including locksets were inoperable, damaged, missing. A qualified person should repair or replace as necessary.
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.
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
105) Repair/Replace - The glass front doors weatherstripping has deteriorated or is missing. It should be repaired or replaced as needed.
Interior Rooms / Areas
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.
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.
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.
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.
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.
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.