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Superior Quality Home Inspection

Website: http://superiorqualityhomeinspection.com
Inspector's email: mchev19@hotmail.com
Inspector's phone: (954) 801-1075
Inspector's FAX: (954) 302-8710
Inspector: Marcel Chevannes
Florida License HI 1336

 

Commercial Property Inspection Report

Client(s):  SAMPLE COMMERCIAL
Property address: 
Hollywood FL 33023-1905
Inspection date:  Tuesday, May 06, 2014

This report published on Monday, June 08, 2015 11:41:52 AM EDT

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.Signature
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
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
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
International Standards of practice for Commercial
General Information
Grounds
Exterior and Foundation
Roof
Electric
Plumbing / Fuel Systems
Heating, Ventilation and Air Condition (HVAC)
Warehouse Under Air
Warehouse Unconditioned Air
Interior, Doors and Windows
Water Heater


International Standards of practice for Commercial
Return to table of contents


1) - International Standards of Practice for
Inspecting Commercial Properties

1. Purpose

2. Definitions

3. Use

4. Inspection

5. Research

6. Walk-Through Survey

7. Report

8. Limitations, Exceptions and Exclusions

9. Ethics

[end SOP]



Ancillary Documents:

10. Inspection Agreement

11. Request for Documents and Person(s) with Knowledge

12. Consultant Contract

13. Thermal Imaging Addendum

14. Accessibility

15. Green Features

16. Fire Door Inspections

17. Fireplace and Chimney Inspections

18. Radon-Mitigation System Inspections

19. The Future of These Standards

20. Recommended Courses

21. Recommended Reporting Software



How to make your own clean copy of this SOP

Order a hard copy of this standard.






1. Purpose


1.1 The purpose of this document is to define good practice and to establish a reasonable approach for the performance of an inspection of a commercial property.

2. Definitions


2.1 Core Definitions


2.1.1 Commercial Property: A commercial property is defined as the building structures and improvements located on a parcel of commercial real estate. These may include structures such as buildings with residential units operated for profit, mixed-use buildings, strip malls, motels, factories, storage facilities, restaurants and office buildings.


2.1.2 Inspection: The inspection is defined as the process of an inspector collecting information through visual observation during a walk-through survey of the subject property, conducting research about the property, and then generating a meaningful report about the condition of the property based on the observations made and research conducted by the inspector. A commercial inspection requires the inspector to make observations, conduct research, and report findings.


2.1.2.1 Observations: Observations are defined as those potential items of interest noted by the inspector during the walk-through survey portion of the inspection.



2.1.2.2 Research: Research is defined as the process of gathering information through document review and interviews to augment the observations made during the walk-through portion of the inspection. This research may include reviewing readily available documents, such as previous inspection reports, building permits, code violation notices and environmental studies. This research may also include interviews with readily available personnel, such as building managers, tenants and owners.



2.1.2.3 Report: An inspection report is defined as a written communication describing the issues discovered from observations made and research conducted by the inspector that are, in the inspector's opinion, likely to be of interest to his/her client. A report may contain photographs of observations made during the walk-through survey portion of the inspection and/or copies of documents reviewed during the research portion of the inspection.

2.2 Terminology Commonly Found in Commercial Property Inspection Reports
•above-grade wall: a wall that is mostly above grade and enclosing conditioned space.
•access: that which enables a device, appliance or equipment to be reached.
•access panel: a closure device used to cover an opening into a duct, an enclosure, or equipment.
•accessibility: level of access a building offers people with disabilities.
•accessible: in the opinion of the inspector, can be approached or entered safely without difficulty, fear or danger.
•accessory structure: an additional building to the primary building.
•activate: to turn on, supply power, or enable systems, equipment or devices to become active by normal operating controls; examples include turning on the gas or water supply valves to fixtures and appliances, or activating electrical breakers or fuses.
•actual knowledge: the knowledge possessed by an individual, as opposed to that discovered through document review.
•addition: an extension or increase in the conditioned space of a building.
•adverse conditions: conditions that may be dangerous for the inspector and may limit the walk-through survey portion of the inspection.
•adversely affect: to constitute, or potentially constitute, a negative or destructive impact.
•air intake: an opening in a building's envelope whose purpose is to allow outside air to be drawn in to replace inside air.
•aisle: an exit access component that provides a path of egress travel.
•alarm signal: a signal indicating an emergency, such as a fire, requiring immediate action.
•alarm system: warning devices, installed or freestanding, including, but not limited to: carbon-monoxide detectors, flue gas and other spillage detectors, security equipment, ejector pumps and smoke alarms.
•alteration: any construction or renovation to an existing structure other than a repair or addition; also, a change in a mechanical system.
•appliance: utilization equipment, generally other than industrial, that is installed or connected as a unit to perform one or more functions.
•approved: acceptable to the authority having jurisdiction; also, accepted by an internationally recognized organization, such as InterNACHI.
•arc-fault circuit interrupter (AFCI): a device intended to provide protection from the effects of arc faults by recognizing characteristics unique to arcing, and by functioning to de-energize the circuit when an arc fault is detected.

authority having jurisdiction (AHJ): an organization, office, or individual responsible for enforcing the requirements of a code or standard, or for approving equipment, materials, an installation, or a procedure. The AHJ is often the building owner, health department, insurance agent, or fire marshal.


automatic: that which provides a function without the necessity of human intervention.


automatic fire-extinguishing system: a system of devices and equipment that automatically detects a fire and discharges in an attempt to put it out.


automatic sprinkler system: an automated sprinkler system for fire-protection purposes.


balcony: exterior floor projecting from and supported by a structure without additional independent supports.


band joist: dimensional lumber used as a perimeter joist of the building framing.


basement: that portion of a building which is partly or completely below grade.


basement wall: a wall of a building that is mostly below grade.


bathroom: a room containing plumbing fixtures, such as a water closet, urinal, bathtub and/or shower.


bedroom: a room used for sleeping purposes.

•bidet: a toilet-like plumbing fixture designed to promote posterior hygiene; not a toilet.

bonding: the permanent joining of metallic parts to form an electrically conductive path that ensures electrical continuity, and the capacity to conduct safely any fault current likely to be imposed.


branch circuit: the circuit conductors between the final over-current device protecting the circuit and the outlet(s).


building: the primary building subject of the commercial inspection.


building code: rules and regulations adopted by the governmental authority having jurisdiction over the construction and/or remodeling of the commercial property.


building department: local authority having jurisdiction over the construction, alteration and use of a property.


building envelope: the enclosure that defines the heated/cooled area of a building, namely, the exterior walls and roof.


building systems: components, assemblies and systems that are a part of the overall building and property such as pavement, flatwork, structural components, roofing, exterior walls, plumbing, HVAC, electrical components, fire prevention, etc.

•built-in: permanently installed.
•chimney: a structure containing one or more flues for removing gases to the outside atmosphere.
•cladding: something that covers or overlays, often used to describe exterior wall coverings or metal that covers windows, doors or fascia for weather protection.
•cleanout: an accessible opening in the drainage system used for the removal of possible obstructions and for inspections; an opening in a chimney that provides access to the flue for cleaning purposes.
•clearance: the minimum distance through air measured between the surface of something heat-producing and the surface of something combustible.
•clearly identifiable: capable of being recognized by a person of normal vision.
•client: the party that retains the inspector and pays for the inspection.
•code official: the officer or other government-designated authority charged with enforcement of building codes.
•combustible: describes any material that will burn.
•commercial cooking appliances: appliances used in a commercial food service establishment for heating or cooking food.
•commercial property: the building structures and improvements located on a parcel of commercial real estate. These may include structures such as buildings with residential units operated for profit, mixed-use buildings, strip malls, motels, factories, storage facilities, restaurants and office buildings.
•component: a permanently installed or attached fixture, element, or part of a system.

concealed: rendered inaccessible by the structure or finish of the building. Wires in concealed raceways are considered concealed, even though they may become accessible by withdrawing them.


condition: the plainly visible and conspicuous state of being of a material object or thing.


conditioned space: an area or room within a building being heated or cooled.


connector: the pipe that connects a fuel-burning appliance to a chimney.

•consultant: a person with particular expertise in a subject who assists the inspector with portions of the inspection.
•contamination: an impairment of the quality of the potable water.
•crawlspace: the area within the confines of the foundation and between the ground and the underside of the lowest floor's structural component.
•cross-connection: any connection between two otherwise separate piping systems, one of which contains potable water, and the other which contains something that could contaminate the potable water.
•crown: the sloped top of a masonry chimney designed to shed water away from the flue; also called a splay or a wash.
•damper: a valve or plate for controlling draft or flow of gases, including air, in a vent or ductwork; a manually-operated plate for controlling draft in a flue.
•deck: exterior floor system supported on at least two opposing sides by an adjoining structure and/or post, piers, or other independent supports.
•decorative: ornamental; not required for the operation of essential systems and components of a building.
•defensible space: an area around a building designed to slow the rate of an advancing wildfire.
•deferred-maintenance items: deficient items that cannot be remedied with routine maintenance, generally caused by neglect.
•describe: to report, in writing, a system or component by its type or other observed characteristics to distinguish it from other components used for the same purpose.
•destructive: an act of demolishing, damaging or probing any system, structure or component, or to dismantle any system or component that would not be taken apart by an ordinary person in the course of normal maintenance.
•determine: to arrive at an opinion or conclusion pursuant to examination.
•disconnected: shut down.
•dismantle: to open, take apart or remove any component, device or piece that would not typically be opened, taken apart or removed by an ordinary occupant.
•duct: a passageway, tube or conduit utilized for the transmission of air and vapors.
•due diligence: a level of care in the inspection process which varies, depending upon the scope of work agreed upon by the inspector and his/her client.
•dwelling unit: a single unit providing complete, independent living facilities, including permanent provisions for living, sleeping, eating, cooking and sanitation.
•easement: that portion of a land or property reserved for use by a person or agency other than the owner of the property.
•easily visible: describes systems, items and components that are both conspicuous and in plain sight, absent of the need for intrusive inspection techniques, probing, disassembly, or the use of special equipment.
•egress: a means of exiting.
•emergency shut-off valve: a valve designed to shut off the flow of gases or liquids.
•energy analysis: a method for estimating the annual energy use of a building.
•energy-recovery ventilation system: a system that uses air-to-air heat exchangers to recover energy from exhaust air for the purpose of pre-heating or pre-cooling outdoor air prior to supplying the air to a space.
•engineering service: any professional service or creative work requiring engineering education, training and experience, and the application of special knowledge of the mathematical, physical and engineering sciences to such professional service or creative work as consultation, investigation, evaluation, planning, design and/or supervision of construction for the purpose of assuring compliance with the specifications and design, in conjunction with structures, buildings, machines, equipment, works or processes.
•enter: to access or go into an area to observe visible components.
•evaluate: to assess the systems, structures and/or components of a building.
•evidence: plainly visible and conspicuous material objects or other things presented to the senses that would tend to produce conviction in the mind of an ordinary person as to the existence or non-existence of a fact.
•examine: to visually examine; to look for and identify material physical deficiencies in systems, structures or components of a building through a non-intrusive physical inspection. See inspect.
•existing: buildings, facilities or conditions which are already in existence. This Standard is designed to be used to inspect existing commercial properties.
•exit discharge: the portion of a means of egress between the termination of an exit and a public way.
•exposed: capable of being inadvertently touched by a person because it is not suitably guarded, isolated or insulated.
•exterior property: the open space on the property.
•exterior wall: an outside wall of a building, either above or below grade.
•extermination: the control or elimination of insects, rats, vermin or other pests.
•fenestration: products with glass and non-glass glazing materials, including skylights, roof windows, vertical windows, opaque doors, glazed doors and glazed block.
•fire apparatus access road: a road, fire lane, public street, private street, or parking lot lane that provides access from a fire station to a facility.
•fire code official: the fire chief or other authority charged with the enforcement of a code.
•fire department master key: a special key carried by fire department officials which will open key boxes on commercial properties.
•fire-resistance rating: the time that materials or assemblies can withstand fire exposure.
•fireplace lintel: a horizontal, non-combustible member that spans the top of the fireplace opening.
•firewall: a wall separating buildings or subdividing a building to prevent the spread of fire.
•fixture: component.
•flood-level rim: the edge of a fixture from which water overflows.
•floor area, gross: the floor area within the inside perimeter of the exterior walls.
•floor area, net: the actual occupied area not including accessory areas, such as corridors, stairways, restrooms, mechanical rooms and closets.
•flue: a passage through which gases move from the fire chamber to the outer air.
•foundation: the base upon which the structure or wall rests (usually masonry, concrete or stone), and generally partially underground.
•function: the action for which an item, component or system is specially fitted or used, or for which an item, component or system exists; to be in action or perform a task.
•functional: performing, or able to perform, a function.
•functional drainage: the emptying of a plumbing fixture in a reasonable amount of time without overflow when another fixture is drained simultaneously.
•functional flow: a reasonable flow of water supply at the highest and farthest fixture from the building main when another fixture is operated simultaneously.
•further evaluation: a degree of examination beyond that of a typical and customary, non-intrusive physical examination.
•fusible link: a form of fixed-temperature heat-detecting device sometimes used to restrain the operation of an electrical or mechanical control until a certain temperature is reached, usually signifying a fire.
•garbage: the animal or vegetable waste resulting from preparation or consumption of food.
•grease: animal fat, vegetable shortening or oil used in preparing food or resulting from cooking.

grounded: connected to the earth or to some conducting body that serves in place of the earth.


grounded, effectively: intentionally connected to the earth through a ground connection or connections of sufficiently low impedance, and having sufficient current-carrying capacity to prevent the buildup of voltages that might otherwise result in undue hazards to connected equipment or to persons.


ground-fault circuit interrupter (GFCI): a device intended for the protection of personnel that functions to de-energize a circuit.


grounding electrode: a device that establishes an electrical connection to the earth.


habitable space: space in a structure for living, sleeping, eating and/or cooking. Bathrooms, closets, halls, storage areas and utility spaces are not considered habitable spaces.


hearth: the floor within a fireplace.


hearth extension: non-combustible material in front of and at the sides of a fireplace opening.


heated slab: slab-on-grade construction in which the heating elements are placed within or under the slab.


hood: a device that directs and captures grease-laden vapors and gases from a cooking appliance.


humidistat: a device used to automatically control relative humidity.


identify: to notice and report.


immediate cost: estimated cost of remedying an existing safety hazard, or repairing a system or component that will likely fail within a year.


imminent danger: a condition which could cause serious or life-threatening injury or death.


infestation: the presence of insects, rats, vermin or other pests.


infill: area of the railing system bounded by the railing posts, cap, rail and the deck.


infiltration: the uncontrolled inward air leakage into a building.


inspect: to examine readily accessible systems and components safely, using normal operating controls, and accessing readily accessible areas, in accordance with these Standards of Practice.

•inspected property: the readily accessible areas of the buildings, site, items, components and systems included in the inspection.
•inspection: the process of an inspector collecting information through visual observation during a walk-through survey of the subject property, conducting research about the property, and then generating a meaningful report about the condition of the property based on the observations made and research conducted by the inspector. A commercial inspection requires the inspector to make observations, conduct research, and report findings.
•inspector: one who performs the commercial property inspection.
•installed: attached or connected such that the installed item requires a tool for removal.
•interview: to discuss with those who have knowledge about the subject property.
•intrusive: destructive.
•key box: a lockable device which permits the fire department to access the building in an emergency.
•labeled: devices, equipment or materials to which have been affixed a label, seal, symbol or other identifying mark of product evaluation.
•ledger: dimensional lumber attached to the building framing and used for supporting the section of a deck adjacent to the building.
•life expectancy: average function time, in years, assuming regular maintenance.
•listed: equipment, materials or services included in a list published by an organization that is acceptable to the authority having jurisdiction (AHJ), and concerned with evaluation of products or services, that maintains periodic inspection of production of listed equipment or materials, or periodic evaluation of services, and whose listing states that the equipment, material or service meets appropriate designated standards, or has been tested and found suitable for a specified purpose.
•mantel: a shelf or horizontal ornament above a fireplace opening.
•manual: capable of being operated by a person.
•material: having significant importance, as in "material defect." This term is reserved for describing things of significant importance.
•material defect: a condition of a commercial property, or any portion of it, that would have a significantly adverse impact on the value of the real property, or that involves unreasonable risk to people on the property. The fact that a structural element, system or sub-system is near, at or beyond the end of the normal useful life of such a structural element, system or sub-system is not, by itself, a material defect.
•means of egress: a continuous and unobstructed path out of a building to a public way.
•mezzanine: a semi-permanent, freestanding stair-and-deck system, typically constructed of fiberglass grating, heavy-duty steel and/or aluminum, and installed between two permanent/original floors within an industrial or commercial building in order to provide an open space on and under which can be created informal office areas, storage for inventory, tools and industrial equipment, etc.
•mold: a form of fungus. Some molds can cause disease in humans.
•non-combustible: a substance that will not burn when subjected to fire.
•normal operating controls: devices, such as thermostats, that would be operated by ordinary occupants which require no specialized skill or knowledge.
•observations: those potential items of interest noted by the inspector during the walk-through survey portion of the inspection.
•observe: to visually notice.
•obvious: a condition or fact not likely to be ignored or overlooked.
•occupancy load: the number of people permitted in a building based on the means of egress.
•occupant: any individual living in, sleeping in, or having possession of a space within a building.
•operate: to cause systems to function or turn on with normal operating controls.
•operational: systems or components capable of being safely operated.
•oral consultation: a limited visual inspection of specific systems, structures or components of a building where no written report is prepared by the inspector, and the inspector's findings, opinions, conclusions and recommendations are orally communicated by the inspector to the client.
•owner: any person, agent, operator, firm or corporation having a legal or equitable interest in a property.

panelboard: a panel, including buses and automatic over-current devices, designed to be placed in a cabinet accessible only from the front.


permanently installed: fixed in place (i.e., screwed, bolted or nailed), as distinct from components, systems or appliances considered portable or freestanding.


Phase I: a type of fireplace and chimney inspection that exceeds the standards required by a traditional home inspection.


physical deficiency: a major defect, a significant deferred-maintenance item, or a component or system that has exhausted most or all of its remaining useful life (regardless of its actual life expectancy), or a safety concern, or anything that could potentially cause the need for an expensive repair.


pitch: angle or inclination, usually of a roof.


plenum: an air compartment or chamber that connects one or more ducts and forms part of an air-distribution system.


premises: a lot, plot, parcel of land, property or building.


pressure drop: the loss in pressure due to friction or obstruction in pipes, valves, fittings, regulators and burners, and the length of pipes and the number of elbows.


pressure regulator: a device placed in a gas line for reducing, controlling and maintaining the pressure downstream of the device.


primary building: a building that an inspector has agreed to inspect, excluding all accessory buildings, with the exception of the primary parking structure.


primary parking structure and surfaces: a building and appurtenant surfaces for the purpose of vehicle storage associated with the primary building.


public way: a street, alley or yard open to the outside and leading to a public area.

•publicly available information: information that is accessible or available to anyone upon request.

raceway: an enclosed channel or conduit designed expressly for holding wires or cables.


ramp: a sloped walking surface.


readily accessible: describes the area of the subject property that has been made available to the inspector at the time of the walk-through survey portion of the inspection, and/or a system or component that, in the judgment of the inspector, is capable of being safely observed without the need of portable ladders, the removal of obstacles, the detachment or disengagement of connecting or securing devices, or other unsafe or difficult procedures to gain access, and/or a document that has been made available to the inspector for use in the research portion of the inspection.

•readily ascertainable: describes information that is available to the inspector within reasonable time at a nominal cost so that it can be practically reviewed during the research portion of the inspection.
•readily available: describes the information, personnel and documents that are made available quickly to the inspector.

receptacle: a contact device installed at the outlet for the connection of an attachment plug.


recreational facilities: spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment or athletic facilities.

•remaining useful life: a subjective estimate or guess made by the inspector based upon his observations and experience as to the number of remaining years that a component will be functional before needing replacement.
•removable: capable of being transferred to another location easily.
•repair: the reconstruction or renewal of any part of an existing building.
•replacement air: air deliberately brought into a structure to compensate for the air being consumed or expelled.
•report: the written communication describing the issues discovered from observations made and research conducted by the inspector and which, in the inspector's opinion, are likely to be of interest to his/her client. A report may contain photos or digital images of observations made during the walk-through survey portion of the inspection, and/or copies of documents reviewed during the research portion of the inspection.
•representative number: a sufficient number to serve as a typical or characteristic example of the item(s) inspected.
•representative sampling: a small quantity of components of any system or structure, enough like others in its class or kind, to serve as an example of its class or kind.
•research: the process of gathering information through the review of documents and interviews to augment the observations made during the walk-through survey portion of the inspection. This research may include reviewing readily available documents, such as previous inspection reports, building permits, code violation notices, and environmental studies. This research may also include interviews with readily available personnel, such as building managers, tenants and owners.
•roof assembly: a system designed to provide weather protection and including the roof covering, underlayment, roof deck, insulation, vapor retarder and interior finish.
•rubbish: waste materials other than garbage.
•scope of work: work that deviates from this Standard, depending on budget, time constraints, purpose of the inspection, age of the subject property, and risk-tolerance of the client, which the inspector and client have agreed to.
•screw-lamp holder: a lamp base that requires a screw-in-type lamp, such as a compact fluorescent, incandescent, or tungsten-halogen bulb.
•short-term cost: estimated cost of repairs which may not require immediate attention, but which should not be delayed for more than two years.
•shut down: turned off, unplugged, inactive, not in service, or not operational.
•single-wall metal chimney: a field-constructed chimney not permitted in one- and two-family dwellings.
•sleeping unit: a room or space in which people sleep.
•smoke alarm: a single or multiple alarm responsive to smoke and not connected to a sprinkler system.
•smoke detector: a device that senses particles of combustion.
•solid fuel: wood, coal, pellets, and other materials that can be burned for heat.
•special consultant: a person with particular expertise in a subject who assists the inspector with portions of the inspection.
•special equipment: any tools or devices other than those normally used by an inspector to perform a typical and customary, non-invasive, physical examination of the systems, structures and components of a building, including, but not limited to: levels, probes, meters, video or audio devices, and measuring devices.
•Standard: often used to mean InterNACHI's Standards of Practice for Inspecting Commercial Properties.
•storefront: a non-residential system of doors and windows typically at floor-level of a commercial building.
•structural component: a component that supports the building's dead and live loads.
•structure: an assemblage of various systems and components to function as a whole.
•subject property: the commercial property that is the subject of the inspection.
•suggested remedy: an opinion offered as to a course of action to repair a deficiency. Suggested remedies are outside the scope of a commercial inspection.
•sump: a tank or pit that receives sewage or wastewater that is typically located below the drain system, and so must be emptied by mechanical means.
•sump pump: an automatic water pump powered by a motor and typically controlled by a float for the removal of wastewater from a sump pit.
•system: an assembly of various components which function as a whole.
•technically exhaustive: a comprehensive and detailed examination beyond the scope of a commercial property inspection that might involve, but would not be limited to: specialized knowledge or training, special equipment, measurements, calculations, testing, research, analysis, meters, scaffolding, dismantling, probing or troubleshooting; also, where the cost of obtaining information or the time required to conduct a portion of the inspection and prepare that portion of the inspection report could outweigh the likely usefulness of the information obtained, or could be detrimental to the orderly and timely completion of the client's transaction.
•thermostat: an automatic control device used to maintain temperature at a set point.
•thimble: the tube or lining through a wall that a connector passes through to enter a flue or that a flue passes through to exit a roof.
•timely access: access to the subject property and documentation required by the inspector to perform the inspection.
•toilet room: a room containing a water closet or urinal, but not a bathtub or shower.
•trap: a fitting that provides a liquid seal to prevent the emission of sewer gases and odors.
•tree crown: the branches growing out from a
tree, including twigs and foliage. •unsafe: in the inspector's opinion, a condition of an area, system, component or procedure that is judged to be a significant risk of injury during normal, day-to-day use. The risk may be due to damage, deterioration, improper installation, or a change in accepted commercial construction standards.
•valve: a device used in piping to control the gas or liquid supply downstream of the device.
•vapor retarder: a vapor-resistant material, membrane or covering, such as foil, plastic sheeting or insulation facing, that limits the amount of moisture vapor that passes through a material or wall assembly.
•ventilation: the natural or mechanical process of supplying and removing air from any space.
•verify: to confirm or substantiate.
•visible: that which may be easily observed during the walk-through survey portion of the inspection.
•walk-through survey: that portion of the inspection where the inspector makes non-intrusive, visual observations of readily accessible areas of the subject property.
•wall protector: non-combustible shield between a wall and anything heat-producing for the purpose of reducing required clearance.
•workmanlike: executed in a skilled manner.
•yard: an open space on the same lot with a building.
•zone: the space or group of spaces within a building with conditioning, controlled by a single device.

2.3 Common Abbreviations and Acronyms Used in Commercial Property Inspection Reports

ADA: Americans with Disabilities Act (U.S.).


AHJ: authority having jurisdiction.


BUR: built-up roofing.


CCI: Certified Commercial Inspector.


CMI: Certified Master Inspector.


CPI: Certified Professional Inspector.


CO: Certificate of Occupancy.


ComSOP: International Standards of Practice for Inspecting Commercial Properties.


CSA: Canadian Standards Association.


EIFS: exterior insulation and finish system.


EPA: Environmental Protection Agency (U.S.).


HVAC: heating, ventilation and air conditioning.


IAC2: International Association of Certified Indoor Air Consultants.


IAQ: indoor air quality.


InterNACHI: International Association of Certified Home Inspectors.


ICC: International Code Council.


IR: infrared.


MICB: Master Inspector Certification Board.


NEC: National Electrical Code (U.S.).


NFPA: National Fire Protection Association.


PE: Professional Engineer.


RICS: Royal Institute of Chartered Surveyors (U.K.).


RUL: remaining useful life.


2.4 Other Inspection-Related Terms


Other inspection-related terms can be found by visiting InterNACHI's searchable online Glossary at www.nachi.org/glossary.htm.

3. Use


3.1 Royalty-Free Use


Although this Standard is protected by copyright and other laws, the International Association of Certified Home Inspectors, Inc. (InterNACHI) hereby grants non-exclusive, royalty-free license to all members of InterNACHI and their clients, and all public authorities, government agencies and government employees throughout the world to use this code as desired, including making copies, posting, transmitting and incorporating into reporting software, free of charge, without the need for pre-approval, provided that each use is clearly attributed to InterNACHI. Acceptable examples of attribution include "performed in accordance with InterNACHI's Commercial SOP," "based on InterNACHIcomsop" or "see www.internachi.org/comsop."



Nothing in this license shall preclude InterNACHI from modifying this Standard, and users should regularly check for the latest revision at www.nachi.org/comsop.htm, which supersedes earlier versions.

3.2 Conflicts With Other Standards, Codes, Local Laws, and Manufacturers' Instructions


There likely exist other standards, codes, local laws, and manufacturers' instructions that differ or are in conflict with this Standard and with each other. Although this Standard does not require an inspector to know or discover all the provisions that may pertain to every situation, this Standard does require an inspector, if aware of such conflicts, to author the inspection report based on the requirements that provide the greatest protection of life and property, in the inspector's judgment. This Standard is not intended to usurp or abridge adopted codes or ordinances.

3.3 Substantial Compliance


The inspector shall substantially abide by this Standard, unless otherwise agreed to in writing by the inspector and client.

3.4 Disclaimer of Liability


InterNACHI administers the process in the development of its standards. InterNACHI does not independently test, evaluate or verify the accuracy of any information or the soundness of any judgments contained in its Standards. InterNACHI disclaims liability for any personal injury, property or other damages of any nature whatsoever, whether special, indirect, consequential or compensatory, directly or indirectly resulting from the publication, use of, or reliance on this document. InterNACHI also makes no guarantee or warranty as to the accuracy or completeness of any information published herein.



Anyone using this document should rely on his or her own independent judgment, or, as appropriate, seek the advice of a competent professional in determining the exercise of reasonable care in any given circumstances.

4. Inspection


4.1 Objective


The objective of an inspection is to provide written communication describing the issues discovered from observations made and research conducted by the inspector, which, in the inspector's opinion, are likely to be of interest to his/her client, and to enhance the client's information and knowledge about the commercial property to improve decision-making for buying, selling, maintaining or improving the property.

4.2 Who May Perform the Inspection


Any portion of the inspection, including the walk-through survey, research and report-generation, may be performed by the inspector, his/her staff, or any consultant hired by the inspector. This Standard recognizes that, for the majority of commercial inspections, the inspector is likely an individual with a general, well-rounded knowledge of commercial properties, and that the inspector or client may want to augment the inspector's skills with specialty consultants who have particular expertise in certain areas. The decision to hire specialty consultants will, of course, rely on budget and time constraints, as well as the risk-tolerance of the client.


4.3 Varying Levels of Due Diligence


This Standard is designed as a baseline from which the inspector and client can develop and agree to a scope of work that may deviate from this Standard, depending on budget, time constraints, purpose of the inspection, age of the subject property, and risk-tolerance of the client. The level of due diligence should be set where the cost, in time and money, of acquiring information about the subject property will not likely exceed the value of that information. Therefore, an inspection performed in accordance with this Standard will not be technically exhaustive.



4.3.1 Sample Language for Use When Defining the Scope of Work


"The inspection will be performed in accordance with InterNACHIcomsop, except that..."

4.3.2 Representative Observations


In recognizing that the client likely has the goal of acquiring information about the subject property at a cost, in time and money, that does not exceed the value of that information, representative observations are not just permitted by this Standard, but recommended, as well.

4.4 Uncertainty


The client should understand that no inspection report is completely accurate. A report is only the written communication of the observations made and research conducted by the inspector. The report contains those items which, in the inspector's opinion, are likely to be of interest to his/her client.

4.5 Subjectivity


The client should understand that the inspection report is, to a large degree, the subjective opinions of the inspector based on his/her observations and research within the limits of access, time and budget, and without the aid of special equipment or meters, and without dismantling, probing, testing or troubleshooting, and without detailed knowledge of the commercial property, its components or its systems. The inspection report is not much more than a subjective professional opinion.

4.6 Not an Architectural or Engineering Service


An inspector performing a commercial inspection in accordance with this Standard is not practicing architecture or engineering.

4.7 Not a Warranty, Guarantee or Insurance Policy


The inspection is not a warranty, and the inspection report is merely the written communication of the inspector's subjective opinion on the condition of the subject property.

5. Research


5.1 Objective


The objective of research, including the review of documents and the performing of interviews, is to augment the information obtained during the walk-through survey and to provide supporting documentation to the inspection report.

5.2 Document Procurement


It is the client's responsibility to obtain copies of all documents and provide them for the inspector. These documents are most often obtained from the seller or from local government offices. The inspector is not responsible for gathering or paying for copies of appropriate documents to be reviewed unless these tasks are specifically assigned to the inspector in the Scope of Work Agreement.

5.3 Documents to be Reviewed and Included in the Inspection Report


The inspector should review all documents provided by the client and owner. The inspector should also make an inquiry and review of any other documents that can be reasonably procured on-site or from the building owner or manager, such as Certificates of Occupancy, building code violation notices, repair invoices, and warranties. The inspector is not required to uncover and review information that is not provided or cannot be reasonably ascertained or acquired on-site. Copies of documents that the inspector believes may be of interest to the client and copies of documents that support the inspector's opinions should be included in the inspection report.



5.3.1 Examples of documents the inspector may want to request for review:

accessibility surveys;


appraisals;


building plans;


Certificates of Occupancy;


citations;


deck age records, plans and construction permits;


deck and balcony maintenance, power-washing, painting, treating, repair and modification history;


emergency evacuation plans;


environmental studies;


evacuation drill records;

•fire-detection test and maintenance records;

fire door inspection reports;


fire-prevention plans;


fire extinguisher service records;


fire records;


flame-resistant certificates;


floodplain maps;


floor plans;


kitchen grease-cleaning records;



kitchen post-fire inspections;


maintenance records;


manufacturers' installation instructions;


notices;


permits;


power-washing records;


previous inspection reports;


proposals;


rent records;


repair estimates/invoices;


safety inspection records;


seller disclosures;


sprinkler head replacement records;


utility bills; and


warranties.


5.4 Interviews


The inspector should identify and interview the person(s) with the most knowledge about the condition of the building. Typically, this will be the building owner or manager. Unless otherwise agreed to in the Scope of Work Agreement, it is the responsibility of the client to arrange to have such person(s) on hand for interview by the inspector on the day of the walk-through survey.

5.5 Pre-Inspection Questionnaires


The inspector may request that the owner, building manager and/or client fill out pre-inspection questionnaires to gather information. The inspector may rely that these responses are truthful. In cases where parties refuse to fill out questionnaires in writing, the inspector may interview the parties and fill out the questionnaires for them. The inspector should note in the report if s/he filled out the questionnaire based on an interview and whether such interview was performed in person, by telephone, or by email. Copies of all responses to such questionnaires should be included in the inspection report.

5.6 Reliance


The level of accuracy of information varies, depending on its source. The inspector may rely on information obtained to the extent that the information appears to be accurate and complete. This Standard does not require the inspector to independently verify the accuracy of the documents reviewed by the inspector or included in the report, nor the statements made by those interviewed by the inspector.

5.7 Fraud


The inspector is not a fraud investigator, and this Standard does not require the inspector to look for intentionally hidden deficiencies in the subject property. The inspection report is supplementary to the seller's disclosures.

5.8 Previously Generated Reports


A previously generated inspection report should be treated no differently than any other document reviewed during the research portion of the inspection, and, as with information collected from any other source, information obtained from a previously generated report should reference its source in the new inspection report. No portion of a previously generated report should be used as a substitute for the new inspection report.

6. Walk-Through Survey


6.1 Objective


The objective of the walk-through survey is to allow the inspector to visually observe the subject property, gather information, and note items of interest.

6.2 Access Responsibility


It is the client's responsibility to arrange for the inspector to receive timely access to the subject property for the walk-through survey portion of the inspection, as well as access to all documents and interviewees needed for the research portion of the inspection. This includes access to all documents, information and previously generated reports in the client's possession. The inspector is not responsible for obtaining, reviewing or providing information, should the source withhold, impede or delay access. Anything that hinders the inspector's access should be noted in the report.

6.3 Revisits


It is expected that the inspector will perform only one walk-through survey per inspection report. However, it may be necessary for the inspector to revisit certain areas of the subject building after performing the research portion of the inspection.

6.4 Inspector Safety


It is the responsibility of the inspector to perform the walk-through survey safely.

6.5 Observations


6.5.1 Roof



I. The inspector should inspect from ground level, eaves or rooftop (if a rooftop access door exists):


A. the roof covering;

B. for the presence of exposed membrane;

C. slopes;
D. for evidence of significant ponding;
E. the gutters;
F. the downspouts;
G. the vents, flashings, skylights, chimney and other roof penetrations;
H. the general structure of the roof from the readily accessible panels, doors or stairs; and

I. for the need for repairs.

II. The inspector is not required to:


A. walk on any pitched roof surface.
B. predict service-life expectancy.
C. inspect underground downspout diverter drainage pipes.
D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.

E. move insulation.
F. inspect antennae, lightning arresters, de-icing equipment or similar attachments.

G. walk on any roof areas that appear, in the opinion of the inspector, to be unsafe.

H. walk on any roof areas if it might, in the opinion of the inspector, cause damage.

I. perform a water test.

J. warrant or certify the roof.
K. walk on any roofs that lack rooftop access doors.

6.5.2 Exterior


I. The inspector should inspect:


A. the siding, flashing and trim;
B. all exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fasciae;

C. and report as in need of repair any safety issues regarding intermediate balusters, spindles or rails for steps, stairways, balconies and railings;

D. a representative number of windows;
E. the vegetation, surface drainage, and retaining walls when these are likely to adversely affect the structure;

F. the exterior for accessibility barriers;

G. the storm water drainage system;

H. the general topography;

I. the parking areas;

J. the sidewalks;

K. exterior lighting;

L. the landscaping;

M. and determine that a 3-foot clear space exists around the circumference of fire hydrants;
N. and describe the exterior wall covering.

II. The inspector is not required to:


A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings or exterior accent lighting.
B. inspect items, including window and door flashings, that are not visible or readily accessible from the ground.
C. inspect geological, geotechnical, hydrological or soil conditions.
D. inspect recreational facilities.
E. inspect seawalls, breakwalls or docks.
F. inspect erosion-control or earth-stabilization measures.
G. inspect for proof of safety-type glass.

H. determine the integrity of thermal window seals or damaged glass.
I. inspect underground utilities.
J. inspect underground items.
K. inspect wells or springs.
L. inspect solar systems.
M. inspect swimming pools or spas.
N. inspect septic systems or cesspools.
O. inspect playground equipment.
P. inspect sprinkler systems.
Q. inspect drainfields or dry wells.

R. inspect manhole covers.

S. operate or evaluate remote-control devices, or test door or gate operators.

6.5.3 Wood Decks and Balconies


I. The inspector should inspect:


A. with the unaided eye, for deck and balcony members that are noticeably out of level or out of plumb;

B. for visible decay;

C. for paint failure and buckling;

D. for nail pullout (nail pop);

E. for fastener rust, iron stain and corrosion;

F. and verify that flashing was installed on the deck-side of the ledger board;

G. for vertical members (posts) that have exposed end-grains;

H. for obvious trip hazards;

I. for non-graspable handrails;

J. railings for height less than the 36-inch minimum*;

K. guardrails and infill for openings that exceed the 4-inch maximum*;

L. open-tread stairs for openings that exceed the 4⅜-inch maximum*;

M. the triangular area between guardrails and stairways for openings that exceed the 6-inch maximum*;

N. built-up and multi-ply beam spans for butt joints;

O. for notches in the middle-third of solid-sawn wood spans;

P. for large splits longer than the depths of their solid-sawn wood members;

Q. for building egresses blocked, covered or hindered by deck construction; and

R. for the possibility of wetting from gutters, downspouts or sprinklers.



*See www.nachi.org/stairways.htm for formal standards (compliance verification in entirety not required).

II. The inspector is not required to:


A. discover insect infestation or damage.

B. inspect, determine or test the tightness or adequacy of fasteners.

C. determine lumber grade.

D. measure moisture content.

E. inspect for or determine bending strength.

F. inspect for or determine shear stress.

G. determine lag screw or bolt shear values.

H. calculate loads.

I. determine proper spans or inspect for deflections.

J. discover decay hidden by paint.

K. verify that flashing has been coated to prevent corrosion.

L. determine that post-to-footing attachments exist.

M. dig below grade or remove soil around posts.

N. crawl under any deck with less than 3 feet of headroom, or remove deck skirting to acquire access.

O. determine proper footing depth or frostline.

P. verify proper footing size.

Q. perform pick tests.

R. perform or provide any architectural or engineering service.

S. use a level or plumb bob.

T. use a moisture meter.

U. predict service-life expectancy.

V. verify compliance with permits, codes or formal standards.

W. inspect for disabled persons' accessibility barriers.

X. determine if a deck blocks, covers or hinders septic tank or plumbing access.

Y. determine easement-encroachment compliance.

6.5.4 Basement, Foundation and Crawlspace


I. The inspector should inspect:


A. the basement;
B. the foundation;
C. the crawlspace;
D. the visible structural components;

E. and report on the location of under-floor access openings;
F. and report any present conditions or clear indications of active water penetration observed by the inspector;

G. for wood in contact with or near soil;

H. and report any general indications of foundation movement that are observed by the inspector, such as, but not limited to: sheetrock cracks, brick cracks, out-of-square door frames, or floor slopes


From International Standards of Practice for Inspecting Commercial Properties - InterNACHI http://www.nachi.org/comsop.htm#ixzz30EZX7GVv
General Information
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Report number: 20140501
Time started: 01.00PM
Time finished: 03.30PM
Present during inspection: Client, Property owner, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Hot
Inspection fee: 650.00
Payment method: Check
Type of building: Commercial
Buildings inspected: One shop
Age of main building: 45YRS
Source for main building age: MUNICIPAL RECORDS
Front of building faces: South
Main entrance faces: South
Occupied: Yes
2) Safety, Comment - Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC
Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
3) Maintain - The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. It is a conducive condition for wood-destroying organisms. Recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.
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Photo 3-1
 

4) Comment - Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
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Photo 4-1
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Photo 4-2

5) Comment - Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
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Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Concrete block
Wall covering: CEMENT
6) Repair/Replace - The masonry (brick or stone) veneer was deteriorated or damaged in some areas. Where cracks or openings are exposed, water can enter the wall structure causing mold, fungal growth and structural damage. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.
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Photo 6-1
 

7) Repair/Maintain, Evaluate - Please consult the latest federal, state, or local codes or regulations for any revisions of these specifications. Be advised that new construction specifications are more stringent and that all modifications to abide by the American with Disabilities Act are subject to “readily achievable”.
Parking Lots
1. One handicapped space for each 25 spaces or a minimum of 1 space.
2. Handicapped spaces shall be labeled as reserved for individuals with physical handicaps.
3. Handicapped accessible parking spaces shall be 96 inches wide with an access aisle of 60 inches.
4. It should not be necessary for individuals using wheelchairs or crutches to wheel or walk behind parked cars.
Walks and Ramps
1. Public walks and ramps shall be at least 48 inches wide, with a gradient not greater than 1 inch in 1 foot and have a non-skid surface.
2. Walks shall be of a continuing surface, not interrupted by steps or abrupt changes in level. Wherever they cross walks, driveways, or parking lots, walks blend to a common level.
3. Ramps shall have a slope no greater than one foot rise in twelve feet.
4. Ramps shall have smooth handrails on at least one side which are 34-48 inches in height measured from the surface of the ramp, and extend one foot beyond the top and bottom of the ramp.
5. Ramps and walkways shall have a level platform at the top which is at least 5 feet by 5 feet if the door swings out onto the platform or toward the walk, or 3 feet by 5 feet if the door doesn’t swing onto the platform.
Entrances and Exits
1. At least one primary entrance to each building shall be accessible to and usable by
individuals in wheelchairs or with other handicaps. Doorways shall be a minimum of
32 inches (clear opening).
2. The floor in the inside and outside of each doorway shall be level for a distance of five
feet from the door in the direction the door swings.
3. There shall be no sharp inclines or abrupt changes in level (more than ½ inches) at the
sill.
Roof
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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; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Synthetic plasticized or rubberized single-ply membrane, Rolled composition
Roof type: Flat or low slope
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
8) Repair/Replace, Evaluate - Substandard repairs were found at one or more locations on the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair per standard building practices.
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9) Repair/Replace, Evaluate - Ponding (pools of standing water) was found at one or more locations on the flat or low-slope roof surface. Even on a flat roof, water should be removed by a drainage system so that any remaining water evaporates within 48 hours after it rains. Prolonged standing water can result in roof leaks. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary to prevent ponding.
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10) Repair/Replace - Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
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11) Repair/Maintain - Some gaps, open cracks or holes were found in the flat or low-slope roof surface at one or more seams, perimeter areas, parapet wall bases. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary.
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12) Repair/Maintain - One or more downspouts were loose. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
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Photo 12-1
 

Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, 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, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers, Fuses
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Condition of sub-panel(s): Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Building exterior
Location of main service panel #B: Shop
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Copper clad
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: No, recommend install
13) Safety, Repair/Replace, Evaluate - Panel(s) #A used fuses for the over-current protection devices. Fuses are prone to tampering and over-fusing, which can damage wiring and cause fire hazards. Insurance companies may deny coverage for homes with fused panels. Modern panels use circuit breakers for over-current protection devices, which can be reset easily after tripping rather than needing to replace fuses. Modern panels also offer more flexibility for new, safer protective technologies like ground fault circuit interrupters (GFCls) and arc fault circuit interrupters (AFCls). Consult with a qualified electrician about replacement options for fused panels, and about other system upgrades as necessary.
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Photo 13-1
 

14) Safety, Repair/Replace - One or more electric boxes housing fire/burglary alarm equipment installed outside were deteriorated, corroded. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.
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Photo 14-1
 

15) Safety, Repair/Maintain - One or more slots where circuit breakers are normally installed were open in panel(s) #B. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.
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Photo 15-1
 

16) Safety, Repair/Maintain - One or more knockouts were missing from panel(s) #B. Holes in panels are a potential fire hazard if a malfunction ever occurs inside the panel. Rodents can also enter panels through holes. Recommend that a qualified person install knockout covers where missing and per standard building practices.
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Photo 16-1
 

17) Repair/Replace, Evaluate - One or more electric receptacles (outlets) appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
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18) Maintain - The service drop wires were in contact with trees or vegetation. This can result in damage to wiring insulation or broken wires during high winds. Recommend pruning trees or vegetation as necessary. The utility company may prune trees at no charge.
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Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression 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 determine the existence or condition of underground or above-ground fuel tanks.
Heating, Ventilation and Air Condition (HVAC)
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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 or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, WATER SOURCE HEAT PUMP
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Electric
Location of forced air furnace: Mechanical room
Forced air system capacity in BTUs or kilowatts: 48000
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location: SHOP
Type: Packaged unit, Heat pump
Condition of controls: Appeared serviceable
Warehouse Under Air
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19) - The air conditioned portion of the warehouse is aproximately 1500 sq ft with some partions installed. The are workststions installed around the perimerter with multiple electrical outlets available. The owner advised that the ceiling insulation is comprised of TECTUM material which has very good noise abatement, flame retardant qualities.

There were some water stains and roofing material stains visible on the walls in some areas. These appear to be older stains as no elevated moisture levels were detected.
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Warehouse Unconditioned Air
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20) - The portion of the warehouse not under air measures approximately 1500 sq ft. There were 2 means of egress by way of a metal door to the rear(north) of the premises as well as a roll-up metal garage door which exits to the south.
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21) - There were some cracks noted in the concrete slab ceiling, however these do not appear to be structural and were confined to an area where the metal brace adjoins north and south sides of the building.
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Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues 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, drawer, cabinet door or closet door 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 and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal, Glass panel
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Single-hung
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Wood
Ceiling type or covering:
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet
22) Repair/Replace - Crank handles at many windows were missing, stripped. Recommend that a qualified person replace handles or make repairs as necessary.
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23) Repair/Replace - One or more walls, ceilings were damaged. Recommend that a qualified person repair as necessary.
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24) Repair/Replace - Carpeting in one or more areas was damaged or deteriorated. Recommend that a qualified contractor replace as necessary. 40% remaining.
25) Repair/Replace - Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
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26) 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.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
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Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. 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 or a shut-off valve to be operated.
Condition of water heater: Near, at or beyond service life
Type: Tank
Energy source: Electricity
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 130
27) Comment - The estimated useful life for most water heaters is 8-12 years. This water heater appeared 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, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
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