1) Comment -  The Basic Commercial Inspection was conducted according to International Standards of Practice for Inspecting Commercial Properties. The inspection, the Report, and its uses are strictly limited to the scope as described herein and as expressed in the agreement. The inspection is in no way intended to be a warranty or guarantee, express or implied, regarding the future use or operability of the building or its components.

2) Comment -  The scope of service for this Basic Commercial Inspection includes the following:
Walk-through survey to visually observe the subject property so as to obtain information on material systems and components for the purposes of providing a brief description and identifying physical deficiencies to the extent that they are easily visible and readily accessible. The focus is upon larger expense items, typically well above the $500-$1000 range

3) Comment -  Photos are only a representative sample of conditions observed. There may be more than one area of concern not shown by photo

4) Comment -  This is a reminder that inspections are not code inspections, zoning checks nor a check for permits. Most buildings more than only a few years old are not up to current codes due to codes changing over time. It is normal and expected for homes and buildings not to be "up to code". Codes themselves are subject to locations and interpretation.

Inspections are also not a pest/rodent inspection. It is not uncommon for critters to move into buildings when weather gets colder and/or there are food sources available. Keep food sources away and monitor always.

It is recommended that you get estimates for repairs prior to closing to fully understand the costs involved. Cost estimates are not part of the inspection. Our inspectors do not provide repairs so any estimate provided is very rough if given and should not be relied on due to large variations from contractors and materials.

Life expectancy of materials, appliances and systems is outside the scope of the inspection. Any information regarding this should not be relied upon due to variations of opinions from contractors and materials.

5) Comment -  Issues that are considered cosmetic are not the goal of this report. For example, holes, stains, scratches, unevenness, not perfectly level or square, missing trim, paint and finish flaws or odors.

Inspections and inspection reports are not a guaranty of future performance or future functionality. The inspection company is not responsible for failure to properly maintain the property or damage that occurs or uncovered after taking possession.

6)   -  The purpose of the Basic Commercial Inspection is to determine the current condition of the improvements located on a parcel of commercial real estate, by performing a walk-through survey and conducting research. The goal is to identify and communicate physical deficiencies to the user. The term physical deficiencies means the presence of conspicuous defects or material deferred maintenance of a subject property's material systems, components, or equipment as observed during the field observer's walk-through survey.

7) Safety, Repair/Replace, Evaluate -  The parking area had significant cracks and/or deterioration/trip hazards in areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary.

8) Safety, Repair/Maintain, Evaluate -  Trip hazards was/were found in sidewalk and/or patio sections due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.

9) Safety, Repair/Maintain, Evaluate -  Stairs/walkways have settled. Recommend evaluation and repair. Consider slab jacking as a repair method to ensure proper slope away from the building and to help remove any trip hazards.

Article explaining slab jacking https://homeinspectionsinohio.com/understanding-slab-jacking-a-cost-effective-solution-for-sunken-concrete/

10) Repair/Replace, Evaluate -  There was deterioration observed around a parking area catch basin/drain. Recommend evaluation and repairs.

11) Repair/Replace, Evaluate -  Sidewalks and/or patios have significant cracks and/or deterioration in areas. Recommend evaluation and repair or replace sidewalk and/or patio sections as necessary.

12) Repair/Replace, Evaluate -  Lintel was rusted and should be protected against rusting and further deterioration. Consider having a contractor evaluate to determine if it should be replaced.

13) Repair/Maintain, Evaluate -  Minor cracks were found in one section(s) of brick/stone. This is a commonly found item. Recommend repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.

14) Repair/Maintain, Comment -  There was at one ore more gaps between sidewalk/slab and foundation. Recommend having it filled to help direct water away from foundation.

15) Repair/Maintain -  Minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to help prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:

• Hydraulic cement. Requires chiseling a channel in the crack to apply.
• Resilient caulks (easy to apply).
• Epoxy sealants (both a waterproof and structural repair).

Note: small cracks can be the result of normal drying and shrinking of cement and mortar along with settling.

16) Repair/Maintain -  Recommend resealing asphalt driveway.

17) Repair/Maintain -  Bollard(s) were missing in areas that would benefit from the protection of them. Consider installing where needed.

18) Maintain -  Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

19) Comment -  The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Exterior buildings such as sheds, barns and garages are not included unless specifically requested. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight. Inspector is unable to determine condition of underlying materials (see through solid objects) such as materials behind siding and facia positioned behind gutters or flashing for examples.

20)   -  The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, take measurements of plumbness, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

21) Safety, Repair/Replace, Evaluate -  One section of wiring that was not terminated was 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.

22) Safety, Repair/Replace, Evaluate -  Wire splices were exposed due to not being contained in a covered junction box or in a box that had no cover. 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 and/or cover plates where needed to contain wiring splices.

23) Safety, Repair/Replace, Evaluate -  One electric receptacle had reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. An electrician should evaluate and make repairs as necessary.

conference room

24) Safety, Repair/Maintain, Evaluate -  At least one electric receptacle(s) and/or the boxes they are installed in were loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.


Lower hallway

25) Safety, Repair/Maintain -  Arc flash protection warning signs were missing, Recommend placing where needed.

Missing in all locations

26) Repair/Replace, Evaluate -  Several light fixtures were dim, damaged and/or deteriorated. A qualified electrician should evaluate and repair or replace light fixtures where necessary.

Ballasts appear to be wearing out. Recommend evaluation and/or repair/replacement by qualified licensed electrician.

27) Repair/Replace, Evaluate -  Ark flash panel cover missing.

Recommend evaluation and/or repairs by a qualified licensed electrician.

28) Comment -  The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring condition or materials; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch or outlet. Inspectors do not remove outlet covers and are unable to determine the type of wiring inside walls or in concealed spaces. Inspection are not code inspections.

Note: National safety standards require electrical panels to be weatherproof, readily accessible, and have a minimum of thirty-six inches of clear space in front of them for service. Also, they should have a main disconnect, and each circuit within the panel should be clearly labeled. Industry standards only require us to test a representative number of accessible switches, receptacles, and light fixtures. However, we attempt to test every one that is unobstructed, but if a building is furnished we will obviously not be able to test each one.

29) Comment -  Image of generator and generator panel. No automatic transfer switch was found to evaluate.

Recommend installation of an automatic generator transfer switch, for when power goes out to the building.

30)   -  General images of main shut offs for the building power and/or other systems within the building.

31)   -  Controls and/or Network systems, appeared to be operational however it appeared to be an "older system", and may need to be upgraded to handle and/or tolerate current day to day operations with minimal disruption of "slowdowns" or of security failures.

Recommend evaluation an/or upgrades by professional contractors.

32) Safety, Comment -  What appears to be asbestos tape was visible on some duct work. However, it appears to be intact and not significantly deteriorated. The client may wish to have this material tested at a qualified lab.

blog post regarding asbestos
https://homeinspectionsinohio.com/about-asbestos/

33) Repair/Replace, Evaluate -  Gas appliance exhaust pipe passes though a rubber boot flashing. Gas appliance vents should use a metal boot flashing so as to handle the heat. Recommend evaluation and replacing.

34) Repair/Maintain, Minor Defect -  Recommend replacing duct tape with metal tape designed for use on HVAC duct work. Regular duct tape becomes brittle and loses adhesiveness when exposed to heat. This can lead to unconditioned air entering the system and increase energy costs.

35) Repair/Maintain, Maintain, Monitor -  The heating system pipes had corrosion in various areas. Recommend monitoring for leaks and/or replacing as needed.

36) Repair/Maintain -  The cooling fins cover screens on the air handler's evaporator coils were dirty. This may result in reduced efficiency and higher energy costs. Some sources claim that energy efficiency is degraded by about five percent each year as the coils get dirtier due to accumulated dust and grime. A qualified heating and cooling contractor should clean the evaporator coils as necessary.

37) Maintain, Evaluate -  The last service date of the heating and cooling systems appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary prior to closing. This servicing should be performed every few years in the future, or as per the contractor's recommendations.

38) Maintain, Monitor -  The estimated useful life for boiler system is 25-40 years. This system appears to be at this age or older and may need replacing at any time. Recommend budgeting for repairs/ replacement.

39) Maintain, Comment -  The estimated useful life for forced air furnaces is 15 to 20 years. This furnace was at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Periodic maintenance will help ensure continued operation.

40) Maintain, Comment -  The estimated useful life for air conditioning compressors is 8 to 15 years. This unit was at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Periodic maintenance will help ensure continued operation.

41) Maintain -  The filter(s) for the heating/cooling system should be checked monthly and replaced or washed as necessary.

Also be aware that heating and cooling systems should have regular maintenance on them yearly to help ensure long life spans.

42) Comment -  We check heating and cooling for basic function. Our inspection is not technically exhaustive.
Our inspection of ducts is naturally limited to observable areas. Therefore large areas of ducts cannot be seen. Since dirt, dust, mold, even toys are commonly found in ducts we recommend that you have the ducts cleaned.

43) Comment -  Image(s) of furnace

44) Comment -  Boiler operated and circulated the heated water as designed.

45)   -  Image(s) of condenser.

46)   -  Rtu

47) Repair/Replace, Evaluate -  At least one active leak was found on sump pump and/or waste pipes or fittings. A qualified plumber should evaluate and repair as necessary.

48) Comment -  The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing materials / 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 is not required to operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.

49) Comment -  "In accordance with industry standards, we do not normally test washing machines and their water connections and drainpipes if present. However, there are a few things of which you should be aware. The water supply to washing machines is usually left on, and their hoses can leak or burst under pressure and continue to flow. Therefore, we recommend replacing the rubber hose type with newer, braided, stainless steel ones that are much more dependable and that they be operated only during times you will be present. You should also be aware that the newer washing machines discharge a greater volume of water than many of the older drainpipes can handle, which causes the water to back up and overflow, and the only remedy would be to replace the standpipe and trap with one that is larger. Although not required, whenever structural damage may result from an overflow, we recommend a pan with a plumbed drain. An alternative is a flood or leak detection device that will terminate the water supply in a water pipe failure."

50) Comment -  It is beyond the scope of the inspection to confirm if the structure uses a septic or a public sewer system. This includes determination or inspection of aerators designed for septic systems. Recommend confirming with seller if there is any questions regarding this. It is always a great idea to have the county health department inspect any septic system.

51) Repair/Replace, Evaluate -  The masonry chimney crown was cracked/had gaps and should be evaluated and repaired. The crown is meant to keep water off of the chimney structure. The chimney can be damaged by wet masonry going through freeze-thaw cycles. A properly constructed chimney crown should:

• Be constructed using either pre-cast concrete slabs, cast-in-place steel reinforced concrete, solid stone, or metal
• Be sloped down from the flue
• Overhang the edges by 2 inches
• Not directly contact the flue liner (if installed), and this gap should be filled with flexible caulk

52) Repair/Replace, Evaluate, Monitor -  Evidence of prior water intrusion was found in at least one section of the basement. For example, water stains and/or efflorescence on the foundation or floor, water stains at bases of support posts, etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the basement. The inspector is unable to determine how much water may enter in the future. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:

• Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
• Improving perimeter grading
• Repairing, installing or improving underground footing and/or curtain drains

Ideally, water should not enter the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.

53) Monitor -  Stains were found in one ceiling area(s). However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain.

54) Comment -  General interior images

55) Repair/Replace, Evaluate -  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. A qualified roofing contractor should evaluate and repair if necessary to prevent prolonged standing water.

56) Maintain, Comment -  Rubber membrane roofs require periodic maintenance typically every 4-5 years. Consider hiring a roofer to periodically inspect and do maintenance as needed.

57) Maintain -  Debris had accumulated in the gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

58) Maintain -  Debris such as leaves, needles, seeds, etc. had accumulated on the roof. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.

59) Comment -  Be aware that lifting and or moving around insulation is beyond the scope of the inspection, therefore the areas directly buried and under insulation are not visible. Due to attic structures access to some areas are limited due to physical spaces and safety.

60) Comment -  No accessible attic spaces were found or inspected at this property.

61) Comment -  The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life nor any guarantee of roofs age, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice. We also recommend asking sellers for verification of roof covering age for all roof surfaces and/or checking building permits.

Insurance companies may or may not provide coverage due to a roofs age or other reasons of theirs. Recommend checking with your insurance provider regarding coverage. This is outside the scope for an inspector to know.

62) Comment -  Building was 10 years old or less, original roof covering may remain under a transferable warranty. Recommend consulting with sellers/builder regarding warranty information if any.

63) Comment -  The plumbing vent type rubber boot(s) were in good condition.

64) Comment -  Generally the roof covering was in useful condition. Be certain to have the concerns identified evaluated prior to closing

65) Safety, Comment -  Fire extinguishers were up to date.

66) Repair/Replace, Maintain, Evaluate -  Fire alarm and/or burglar alarm systems appear operational, however appeared to be an older system and maybe out of date.
Recommend evaluation and replacement as needed.

67) Comment -  Recommend asking building owner and or the person in charge of maintenance for the records of health and safety inspections from the local jurisdiction.

68) Comment -  A fire sprinkler system was not observed in the building.

69)   -  Up to date extinguishers were present

70)   -  Exits were clearly identified

71) Comment -  Sump pump operated as designed when tested.

We are unable to determine the age of sump pumps and due to the randomness of sump pump failures it is recommended to have a back up system. Always monitor and check sump pumps especially during wet seasons. Most sump pump can last up to 10 years, this varies greatly.