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) Comment -  Many walls, floor and/or ceiling surfaces were obscured by large amounts of machines, tools, carts, furniture and/or stored items. These areas could not be evaluated.

7)   -  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.

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

9) Repair/Replace -  The perimeter grading sloped towards the structure in areas and was too flat in other areas. This is a common find. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure. The grade should drop at least 6 inches within the first 10 feet. Correct any negative slope of brick/concrete areas as well to direct water away from structure. https://homeinspectionsinohio.com/negative-grading/

Where the site does not allow for the necessary fall away from the structure, drains or swales could be used.

10) Repair/Maintain, Evaluate -  Observed 2 damaged foundation area2. Recommend evaluation and repair/replacement to help ensure proper function and to prevent further deterioration.

11) Repair/Maintain, Evaluate -  Siding was damaged and/or deteriorated in small areas. Recommend evaluation and correction as necessary to help prevent water intrusion. Inspector is unable to determine condition of underlying material.

12) Repair/Maintain -  Recommend resealing asphalt driveway.

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

14) Maintain -  Caulk was missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Caulking.

15) 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.

16)   -  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.

17) 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.

identified with blue dot(s) with "H&N"

Lobby bathroom

18) Safety, Repair/Replace, Evaluate -  Loose conductors were found in the sub service panel had bare ends and were not connected to circuit breakers or fuses. This is a safety hazard due to the risk of fire if the bare conductors come into contact with other components in the panel. An electrician should evaluate and repair as necessary. For example, removing wires that aren't terminated or installing wire nuts.

19) Safety, Repair/Replace, Evaluate -  Extension cords were being used as permanent wiring in one area. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is inadequate and should be updated, for example, install additional circuits and/or electric receptacles.

20) Evaluate -  Light fixtured were inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) may be necessary.

21) Serviceable, Comment -  No observable concerns with the electric panel wiring.

22) 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.

23) Repair/Replace, Evaluate -  The cooling fins on air handler's evaporator coils are bent, damaged and/or deteriorated. This may result in reduced efficiency and higher energy costs. A qualified heating and cooling contractor should evaluate and repair as necessary.

24) Repair/Replace -  The motor/fan for venting out the furnace exhaust was noisy. Recommend evaluation and repairs as needed to help ensure proper venting and continued operation.

25) 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.

26) 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.

27) Monitor, Comment -  Stains observed on the exhaust vent. It appears that there may have been repairs such as sealing any gaps on the exterior. It is also possible that the stains can be caused by the exhaust fumes cooling and condensing. Monitor.

28) Monitor -  Rust/stains observed in/on the furnace cabinet. Active leaking did not occur during time of inspection. Recommend monitoring for leaks from condensation.

If leaks do develop then get it evaluated and repaired to help prevent rusting/deterioration of the furnace.

29) Serviceable, Comment -  The flames on the furnace looked good and the blower motor operated.

30) 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.

31) Comment -  Image(s) of furnace

32)   -  Image(s) of condenser.

33)   -  The tube heaters operated

34) Safety, Repair/Maintain -  Temperature-pressure relief valve drain line for the water heater was too short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. Recommend extending the drain line to 6 inches from the floor, or route it so as to drain outside.

35) Safety, Minor Defect -  The clothes dryer was equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct.

Here is an item to help monitor "lint level" in dryer duct https://amzn.to/318eO3r

36) Repair/Replace, Evaluate -  Pin holes and/or corrosion were visible on one area(s) of copper water supply pipes. Leaks may result because of this. Recommend evaluate and replace water supply components as necessary.

Was not actively leaking at time of inspection.

37) Repair/Maintain, Evaluate -  The laundry/ sink discharge was routed so as to discharge in to a floor drain. This is not advised for the following reasons:

Washing machine and sink discharge water usually contains bleach and other chemicals. Most municipalities require discharge into the septic or waste system. Inspector was unable to determine where the floor drain leads to.

Recommend having a plumber evaluate and reconfigure this system as needed.

38) Repair/Maintain, Comment -  The washing machine was installed over or next to a finished living space and had no catch pan or drain installed. These are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.

39) Repair/Maintain -  Waste line clean out was not capped or was capped in a non standard manner. Recommend improving to help prevent sewer gases from escaping.

40) Serviceable -  The electric water heater operated.

41) 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.

42) 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."

43) 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.

44) Comment -  Image of water heater and data plate

45) Comment -  Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.

46) Comment -  Your water meter and main water shut off location.

47) Comment -  Both hot and cold water flow was checked and each flowed in all sinks, tubs, toilets, and showers.

48) Monitor -  Stains were found in walls and 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.

49) Repair/Replace -  The garage vehicle door was damaged or deteriorated. A qualified contractor should evaluate and repair or replace the door as necessary.

50) Minor Defect, Monitor, Comment -  The garage vehicle door had some small areas of deterioration/dents. Still operational, monitor.

51) 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.

52) Repair/Replace, Evaluate -  Flashings at parapet walls were deteriorated and/or substandard. These may result in leaks. A qualified roofing contractor should evaluate and repair as necessary.

Did not overlap as much as desired and was holding water in areas. Typical overlap is at least 4 inches.

53) Repair/Maintain, Evaluate -  Heavy sealant usage indicates possible past leaks or substandard flashing. Consider evaluation and improvement. At minimum maintain sealants periodically. Inspector is unable to determine condition of underlying material.

54) Repair/Maintain, Evaluate -  Rust and/or corrosion is visible on small sections of metal roofing. A roofing contractor should evaluate and either replace or repaint panels as necessary.

55) Repair/Maintain -  One rubber boot flashing was installed incorrectly (inverted). Recommend repair/improvement to prevent leaks.

56) 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.

57) 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.

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

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

60) Comment -  Past repairs observed. Recommend asking for information. Common for when roofs age.

61) Safety, Repair/Maintain -  Exposed gas piping should be identification by a yellow label marked "Gas" in black letters occurring at intervals of 5 feet or less. Recommend labeling.

62) Safety, Repair/Maintain -  Portable extinguishers should be present and located in conspicuous and readily available locations immediately available for use and not obstructed or obscured from view.

Some were blocked from easy fast access

63) 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.

64)   -  Fire suppression system observed

65) Comment -  All doors operated and latched.