Building Industry Consulting & Inspection Services Website: http://members.aol.com/nachinspectorlb/ Email: bicis@sbcglobal.net Phone: (866) 507-8242 935 I Street  Suite C  Los Banos, CA 93635 Inspector: Ronald Dybas

Summary Page

Commercial Inspection Report Punjab Plaza
Client(s):	Surjit Singh
Property address:	3505 Central Avenue Ceres CA
Inspection date:	Thursday, August 09, 2007

This summary page published on 8/13/2007 5:13:21 PM PDT

Concerns are shown and sorted according to these types:

	Safety	Poses a risk of injury or death
	Major defect	Correction likely involves a significant expense
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Monitor	Recommend monitoring in the future
	Comment	For your information

 

	WDO/WDI Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
	WDO/WDI Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	WDO/WDI Conducive conditions	Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

1) General information:   - This building is still under the direction of the builder, with unresolved construction issues related to the Stucco, and Roof leaks.
A construction defect may include any problem that reduces the value of a home, condominium, or building. Construction defects can be the result of design error by the architect, a manufacturing flaw, defective materials, improper use or installation of materials, lack of adherence to the blueprint by the contractor, or any combination thereof.
Common types of construction defects include: structural defects resulting in cracks or collapse; defective or faulty electrical wiring and/or lighting; defective or faulty plumbing; inadequate or faulty drainage systems; inadequate or faulty ventilation, cooling or heating systems; inadequate insulation or sound proofing; and inadequate fire protection/suppression systems. Additionally, dry rot, wood rot, mold, fungus, or termite or vermin infestation may also be the result of a construction defect. A construction defect may also include damage caused by land movement or earth settlement.
Determination of whether a problem constitutes a construction defect involves various factors, including: 1) the buyer’s "reasonable expectation", 2) the builders compliance or noncompliance with applicable building codes and construction standards, 3) whether the construction was performed in a workmanlike manner, 4) whether building materials and products used were suitable for their intended purposes, 5) whether or not the plans of architect and/or engineers were followed

2) General information:   - Many wall, floor and/or ceiling surfaces were obscured by large amounts of store fixtures and/or stored items. Many areas couldn't be evaluated. It is the intent of this inspection to address the Roof, Stucco Exterior, and water intrusion to the interior business's. This report is for informational purposes only and is backed by my 30 years in the building industry, and the National Association of Certified Home Inspectors ( NACHI ) . It is reccommended all repairs be done by licensed professionals in each specific field of concern. This report is only valid after being read, understood, and signed by acquiring party, as well paid in full.
3) Exterior: - Cracks, deterioration and/or damage were found in one or more areas of the stucco siding. A qualified contractor should evaluate and make repairs and/or replace stucco siding as necessary. Note pictures 9 through 19. This is a major issue as the remedy is to prep, re coat and paint with a elastic based stucco paint to to a uniform color. Defective Stucco and Siding: Stucco defects include stucco that is too thin, stucco that allows water intrusion, and stucco that is prone to cracking or staining. Due to improper installation or absence of adherent primer applied to concrete.
Cost estimate: $25,000
4) Exterior: - One or more gutters, and downspouts are missing. 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, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should install gutters and downspouts where missing. Also, extensions such as splashblocks or tie-ins to underground drain lines should be installed as necessary to carry rain water away from the house. Pictures 43 and 44. Note thes roof drains flow on to the exsisting sidewalk entrances to stores. These roof drains should terminate out on to the asphalt parking lot, after running through the wall and under the sidewalk.
Cost estimate: $15,000
5) Exterior: - The exterior finish in some areas is failing. A qualified contractor should prep ( scrape, prime caulk, etc.) and re stucco ,repaint areas as needed and as per standard building practices. This is evident at access panels under overhangs throughout the entire walkway in front of business's Stucco a Masonry or Concrete Wall

To apply stucco to an existing brick, block or concrete wall, first brush a concrete bonding agent onto the wall, then allow it to dry completely. After the bonding agent has been allowed to dry, the stucco can be applied directly to the wall. The application of the stucco should begin with a scratch coat, a 1/4 to 1/2 inch layer of mortar which is applied directly to the structure and allowed to slightly harden. After the mortar has hardened slightly, it should be scratched to a depth of 1/8" and allowed to harden for between 36 and 48 hours, periodically misting the surface to keep it moist.

After the curing period has passed, a finish coat can be applied. The finish coat will be between 1/8" to 1/4" thick. The finish coat can be finished to the desired texture, then allowed to cure for another 36 to 48 hours, with periodic misting to keep the surface moist.
Pictures: 41, 42, 44
Cost estimate: $55,000
6) Exterior:   - One or more areas of the grounds around the structure have significantly soggy soil, standing water or indications of accumulated water at times (sediment, dead grass, etc.). Recommend consulting with a qualified contractor who specializes in drainage, to determine if or what repairs are needed to provide adequate drainage. Possible repairs may involve grading soil, or installing, repairing and/or replacing underground drains.
Cost estimate: $10,000
7) Exterior: - One or more downspouts are missing. 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, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should install downspout(s) where missing. Also recommend installing extensions such as splashblocks or tie-ins to underground drain lines as necessary to carry rainwater away from the building
8) Exterior:   - Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin. Caulked and or repaired by qualified contractor.
Cost estimate: $2,000
9) Exterior:   - Minor cracks and/or deterioration were found in one or more retaining walls. Recommend repairing cracks with mortar, elastomeric sealant, or other suitable material to prevent water intrusion and further deterioration. The client(s) should monitor such walls in the future for continued deterioration (cracking, leaning, bowing, etc.). Repairs and/or replacement by a qualified contractor may be necessary in the future.
10) Exterior:   - One or more sections of foundation and/or exterior walls are excluded from this inspection due to lack of access from vegetation, debris and/or stored items.
11) Exterior:   - Some sections of retaining walls are excluded from this inspection due to lack of access from vegetation, debris and/or stored items.
12) Exterior:   - Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
13) Interior rooms:   - An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each business as prescribed by Federal, State, County, and city law. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
Cost estimate: $1,500
14) Interior rooms:   - Water staining through out the entire structure is evident. The possible cause is from the roof. The likely hood of this problem continueing could begin a formation of Toxic Mold and Wood Rot: Wood rot is a fungal growth in the wood's structure. It occurs when wood is exposed to moisture for long periods of time. It usually occurs in poorly ventilated, enclosed spaces. If left unchecked the rot can completely deteriorate the wood, affecting the structural integrity of the structure.
Toxic mold is the term used to describe a variety of fungal growths that are harmful to people. Toxic mold may affect people in a variety of ways, depending in the type of mold and amount of exposure. Symptoms may include nausea and vomiting, wheezing, coughing, sore throat, fatigue, fever, headaches, dizziness, watery eyes and runny nose. Small children, elderly persons, people suffering from asthma, and persons with weakened immune systems, may suffer serious adverse effects. Like wood rot, toxic molds thrive in damp, enclosed areas. Wood rot and toxic mold growth may be the result of construction defects that cause water leakage into the building.

Cost estimate: $25,000 to 50,000
15) Interior rooms: - Stains and elevated levels of moisture were found in one or more ceiling areas. The stain(s) appear to be due to roof leaks. A qualified contractor should evaluate and repair as necessary. Pictures 50, 52, 53, 54, 55
16) Interior rooms:   - The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
17) Interior rooms:   - One or more exterior doors are damaged and/or deteriorated, do to not being painted and installed with the manufacture prime coat.
18) Roof: - Defective Roofs: A roofing system usually combines several elements such as the framing, wood decking, felt underlay, and exterior roofing material (e.g. tiles, shingles, wood shake). Roofing defects include broken or loose roof tiles or shingles, improperly lapped or misaligned tiles or shingles, inadequate felt underlay coverage, torn or deteriorated felt underlay, or improper or inadequate nails/fasteners. The most common result of a defective roof is water intrusion which can result in water damage in other areas of the building as well as create unhealthy fungus and mold. When to Repair or Replace?Many congregations try to extend the life of a flat roof by continually repairing the surface. This decision may ultimately cost more in the long run due to increased staff attention and damage caused to interiors and structural systems. According to the NRCA/ARMA Manual, roof replacement is recommended when the roof has exceeded its expected service life and shows evidence of advanced deterioration: insulation is wet, deteriorated, or poorly attached; or numerous leaks of a serious nature have developed in the roof membrane. Replacement, rather than recovering the old roof with a new membrane, is also necessary when the existing roof membrane is not a suitable substrate for a new roof covering, or two or more roof coverings already exist.
Cost estimate: $80,000
19) Roof: - One or more sections of roof flashing are deteriorated and/or rusted. Leaks may occur as a result. A qualified roofing contractor should evaluate and replace flashing where necessary.
20) Roof: - ASPHALT ROLLED ROOFING: http://www.homebuyeradvocates.com/Roofing.html
Asphalt rolled roofing is made of the same material as asphalt shingles. It typically comes in rolls that are 18 or 36 inches wide.
Rolled roofing is usually installed on sloped or flat roofs. It can also be found in roof valleys. The material is considered to be of low quality with a life expectancy of 5 to 15 years. Warping and buckling due to expansion of the material is a common problem. The granular coating tends to break down quickly in the wrinkled areas resulting is localized wear and deterioration.
· Periodically inspect rolled roofing for granular deterioration.
· If installed in roof valleys, check for cracking, tearing, and deterioration.
· Be sure all overlaps, edges, and surface nails stay well sealed.
SINGLE PLY MEMBRANE: Single ply membrane roofing is usually modified bitumen asphalt, plastic, or rubber. The roofing can be torched, tarred, glued, or mechanically fastened with strips or buttons. The life expectancy of this material has not yet been time tested. It has been installed in the U.S. since the early eighties. Some manufacturers provide a ten year warranty and claim thirty year life expectancies.
Most of the problems associated with this material has been with installation and not the products themselves.
A qualified roofing contractor should evaluate and make repairs as necessary.
21) Roof: - Evidence of standing water was found on the flat roof. It should evaporate within 48 hours after it rains. If standing water remains after 48 hours, then the roof installation is likely substandard. A qualified roofing contractor should evaluate and repair if necessary to prevent prolonged standing water.
22) Roof: - Gaps were found in one or more roof surface seams. These may result in leaks. A qualified roofing contractor should evaluate and repair as necessary.
23) Roof: - Gaps in the roof surface were found at one or more roof penetrations. These may result in leaks. A qualified roofing contractor should evaluate and repair as necessary.
24) Roof: - Gaps at one or more roof surface seams and at one or more roof penetrations were found. These may result in leaks. A qualified roofing contractor should evaluate and repair as necessary.
25) Roof: - One or more roof surface sections slope down towards exterior walls. Debris such as leaves or needles are more likely to accumulate in this area than rest of the roof. Leaks may occur as a result. Recommend monitoring such areas for accumulated debris in the future and cleaning as necessary.
26) Roof: - Debris such as leaves, needles, seeds, etc. have 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.
27) Roof: - The coating on the flat roof has deteriorated and may result in a shortened service life. A qualified roofing contractor should apply a new roof coating now and as necessary in the future. Typically this is done every four to five years.