1) The purpose of the Standard 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.
2) The scope of service for this Standard Commercial Inspection includes the following:
Documentation review and interviews to augment the walk-through survey and to assist the consultant's understanding of the subject property.
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.
Preparation of opinions for the suggested remedy of the material physical deficiencies observed.
Standard Commercial Inspection Report of the information gathered and opinions generated.
3) The Standard 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. The inspector is a Certified Commercial Property Inspector # CCPIA-001045, who works independently of any real estate broker, Realtor association, lender, investor, buyer, seller, appraiser, contractor, or other real-estate related business. The inspector does not modify or omit information in order to influence any person or company. 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.
4) Material defect is a condition with a real property or any portion of it that would have a significant adverse impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect.
5) Photos have been reduced to create a concise report. Photos are included to help you better understand the condition of the property at the time of the inspection. Photos are intended to show an example of a concern, but they may not show every occurrence and may not accurately show its severity. Not every concern will have a photo. Do not rely on photos alone.
Present during inspection: Property Manager, Tenants
Weather conditions during inspection: Partly cloudy, warm
Type of building: Offices
Age of main building: 44 years (1981)
Source for main building age: Municipal records or property listing
Front of building faces: South
Main entrance faces: E and W
Occupied: Yes
Additions and modifications: Units 101 and 201 combined to create multi-level unit with interior curved staircase and additional restroom. Other relatively minor interior wall placements based on tenant needs.
6) Many areas and items at this property were obscured by furniture, business equipment and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, and under or behind furniture. The inspector in general does not move business equipment, personal belongings, furnishings, carpets or appliances. When equipment, furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when equipment, furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
7) Primary surface drainage pattern flowed to the NE corner of the property. The drainage channel at this corner was obstructed with vegetation and debris, which will inhibit proper drainage during times of heavy rain or snowmelt. Recommend keeping this channel clear at all times.
Photo 7-1 Photo 7-2
8) Minor cracks and repairs were found in the asphalt parking, but no trip hazards were found. The client may wish to have further repairs made for cosmetic reasons.
Photo 8-1
9) Property manager stated that the concrete enclosure with two tractors is used for snow removal materials in winter.
Photo 9-1
10) Rock landscaping feature extended around E, S and W sides of building.
Photo 10-1
11) Fire hydrants (3) were located about 40 feet E of building, 100 feet S of building, and 30 feet NW of building.
12) Signage had areas of peeling paint and rust. Recommend repainting as needed.
13) Dumpsters were located in the parking area on the W side of building.
Photo 13-1
14) An unknown plastic pipe was noted near the SW corner of the building. Recommend asking seller or property manager about the purpose for this plastic pipe.
Wall covering: Pebble-wash EIFS with extensive glass
Foundation/stem wall material: Poured in place concrete and concrete block
15) The highest (7th) course of vertical glass had significant areas of apparent water staining or similar discoloration. Interior inspection showed that there was fiberglass insulation behind these glass panes, likely leading to increased condensation and/or increased heat. In order to reduce or eliminate this visible concern, recommend evaluation and repair by a qualified window contractor.
Photo 15-1
16) Exterior walls were in good condition at the time of inspection.
17) Building had extensive use of glass exterior, with seven courses of vertical glass. Six of these courses represented floors 2, 3, and 4 (two courses for each floor). Floor 1 had a different glass structure with sloped and vertical windows. The top course was situated above floor 4. See line 15 above.
18) Exterior views:
Photo 18-1 south elevation Photo 18-2 east elevation
Photo 18-3 north elevation
19) Efflorescence (water intrusion) was noted on the concrete block foundation in the W vestibule closet. This can indicate possible overwatering in the adjacent flower beds. Recommend monitoring the watering schedule as needed to prevent overwatering.
Roof surface material: Synthetic plasticized or rubberized single-ply membrane
Roof type: Flat or low slope
20) Roof surface was comprised of white TPO (thermoplastic olefin) membrane. This membrane was in good condition, with random patches and repairs that appeared appropriate. There was a very slight rise or ridge running N-S across the middle of the roof structure, resulting in minor slopes to the E and W, where roof drains were located. No action is recommended for the roof at this time.
Photo 20-1 Photo 20-2 roof drains
21) Roof substructure was in good condition at the time of inspection.
22) Main panel had inadequate working space. This is a safety hazard when opening or working in panels. Electric panels should have the following clearances:
An open area 30 inches wide by 3 feet deep in front of the panel
6 feet 3 inches of headroom in front of the panel
The wall below the panel is clear to the floor
The center of the grip of the operating handle of the switch or circuit breaker not more than 6 feet 7 inches above the floor or working platform
Recommend keeping the space in front of the main panel clear at all times.
Photo 22-1
23) Main electrical disconnect was located at the bottom center of the main panel in the electrical closet of the W vestibule.
Photo 23-1
24) All subpanels were in good condition at the time of inspection.
Location of main water meter: SW corner of property by street
Location of main water shut-off: Utility room near W vestibule
Water service: Public
Supply pipe material: Copper
Drain pipe material: Plastic
25) Based on visible equipment, this property appeared to have an irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Recommend that a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of gray water and potable water, and install an expansion tank at the water heater if missing and necessary. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.
26) No concerns were found with the overall plumbing system at the time of inspection.
27) Apparent sewer cleanout was located near the SE corner of the building.
Location of water heater: 1st floor restroom janitorial closet
28) Water heater was installed next to a finished workspace or in an area where leaking can cause damage, and there was no catch pan and no drain was installed. Consider having a qualified contractor install a catch pan and drain to prevent water damage if the water heater develops a leak. Note that installing a drain may be difficult or impossible depending on the location of the water heater.
General heating distribution type(s): Ducts and registers, Elements in floor or ceiling
Estimated age of rooftop units: (serial numbers effaced)
Manufacturers: Carrier, Trane
Location: Rooftop (open) and rooftop mechanical rooms (enclosed)
29) All HVAC units were operating correctly at the time of inspection. The estimated useful life for most rooftop HVAC units is 20-25 years. The inspector was unable to determine the age of these units due to the serial numbers being effaced. Be aware that these units may be near their useful lifespans and may need significant repairs at any time. Recommend attempting to determine the RTUs' ages (ask property owner or service technician), and budgeting for replacements if necessary.
Photo 29-1 Photo 29-2
Photo 29-3 Photo 29-4
Photo 29-5
30) A qualified HVAC contractor should inspect, clean, and service the HVAC system, and make repairs if necessary, annually in the future.
31) Interviews with random tenants indicated some heating and cooling inconsistencies. This is common with seasonal changes and with individual persons' comfort levels. When annual servicing is done, recommend also checking the thermostats in each unit for consistent operation.
32) One rooftop HVAC unit had extensive fins damage. This will reduce the unit's efficiency. Recommend repair as needed.
Photo 32-1
33) Rooftop HVAC mechanical rooms were in good condition at the time of inspection, with appropriate safeguards to prevent falling into air shafts.
34) All restrooms were in overall good condition, clean and well-functioning. However, almost all restrooms had a common concern. All restrooms had three flushable fixtures, and the center fixture (a toilet) almost always had a weak flush. These center toilets had to be flushed more than once in order to clear them completely. Recommend evaluation and repair by a qualified plumber.
36) Unit 101-201: This unit had been expanded to include two levels, with a curved stairway installed. Tenant also stated that an additional restroom had been installed. No concerns were noted within this area.
Photo 36-1 Photo 36-2
37) Units 102 and 107: No concerns were found in this units, and tenant Julie in 107 stated that they had no concerns.
38) Unit 202: This unit was vacant, with random drywall damage. Carpets need cleaning. Recommend repairs as needed.
Photo 38-1
39) Unit 203: Many ceiling tiles in this unit had been painted over, indicating possible water staining in the past. Recommend asking the seller about the reason for painting over ceiling tiles.
Photo 39-1
40) Unit 204: Tenant stated that electric heat panels were operating recently during hot weather. Property manager turned off the breakers for those heat panels.
41) 3rd floor with a single tenant: Many areas of water staining were noted at ceiling tiles next to windows. Tenant stated that water would flow in from the top of the window. Tenant had placed absorbent items (called "socks") on window sills to catch water. Recommend evaluation by a qualified window contractor, to determine the source of water intrusion, with repairs as needed.
Photo 41-1 Photo 41-2
Photo 41-3 Photo 41-4
Photo 41-5
42) Unit 402: Some ceiling lights were not working. Property manager called an electrician to repair.
43) Unit 403: Water was not hot at the break room sink. Recommend repair as needed.
44) Unit 404: This unit was vacant, with stored furniture. Five random small ceiling water stains were noted. These water stains were dry at the time of inspection. Recommend replacing ceiling tiles instead of painting over them.
45) Elevators were working correctly and had been recently inspected.
Photo 45-1
46) Visible interior structural elements were found to be in good condition at the time of inspection.
47) The following documents were reviewed in order to augment the walk-through survey and to assist the consultant's understanding of the subject property:
El Paso County Assessor: (deleted)
The consultant is not required to independently verify the information provided and may rely on information provided to the extent that the information appears reasonable to the consultant. The items on this list were provided by the agencies as listed. In the event of any future plumbing, electrical, mechanical or building construction, new permit(s) will be required.
48) The following persons were interviewed to augment the walk-through survey and to assist the consultant's understanding of the subject property:
(deleted)
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49) The following documents were not reviewed. Suggest obtaining this information directly from the seller or seller's agent:
Certificate(s) of Occupancy
Any fire/safety inspection records
Any warranty information (roof, HVAC, etc)
Any current or pending plans for material repairs or improvements
50) SAFETY: Fire extinguishers had been inspected in November 2024 and will need new inspection in November 2025.
51) This Inspection is like a "snapshot" of the property's condition on a specific date and time. Those conditions will change, so you need to keep inspecting your property during the time you own it:
Verify that any air conditioning condensate water is draining properly to the exterior after operation on a hot day.
Verify that the gutters and downspouts are performing during a hard rain.
Verify that no water is ponding on the property after a hard rain.
Verify that no dimming or flickering of lights occurs.
Verify that no repeated resetting of any circuit breakers is necessary.
Verify that the quantity of the hot water supply is adequate.
Verify that the performance of the HVAC systems are adequate.
Verify that no leaking is present in ceilings or attics during a hard rain.
And inspect any of the other concerns that were mentioned in this Report.
52) Accessibility ADA questions? Call Rocky Mountain ADA Center, 800-949-4232.
53) Westinspect Commercial Inspections recognizes and honors the Ute and Apache native people on whose territory your property was built. Remember that you hold this land in stewardship for future generations.
54) The Standard Commercial Inspection and Report are performed and prepared for the use of (deleted). Consultant accepts no responsibility for use or misinterpretation by third parties. This assessment and report are in no way intended to be a guarantee or warranty, express or implied, regarding the future use, operability, habitability, or suitability of the commercial property or its components. Consultant assumes no liability for the cost of repair or replacement of unreported defects or deficiencies either current or arising in the future. Consultant does not perform engineering, architectural, plumbing, electrical, or any other job function requiring an occupational license in the jurisdiction where the assessment is taking place.
Inspection standard contains certain limitations, exceptions, and exclusions. Examples include, but are not limited to:
identifying capital improvements
providing cost estimates for recommended repairs
moving or dismantling any items or structures
preparing engineering calculations
taking measurements
inspecting for pests
reporting on subterranean conditions
entering any area that is unsafe or that would damage property
providing opinion on a system that is shut down
providing opinion on security of building
guaranteeing compliance with laws and regulations, including building codes
55) A fire suppression system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. These systems normally require periodic inspection by a specialist to ensure correct operation. For example, checking for possible backflow contamination of the potable water system, or correct operation of valves and gauges. Recommend that a qualified specialist inspect this system in accordance with National Fire Prevention Association (NFPA) 25 standards.
A complete fire safety inspection is beyond the scope of the Standard Commercial Inspection. Upon the buyer's possession of the building, recommend contacting the Fire Department and requesting an on-site fire safety inspection. The fire safety inspector will make specific recommendations based on the building's intended use.
Photo 55-1 Photo 55-2
56) Ongoing preventative maintenance is a key to maintaining the property's value and its usefulness for the client. Recommend working with the property manager to establish or continue a written Property Maintenance Plan. This plan should include all major systems of the building, such as roof, foundation, electrical, plumbing, HVAC. All public areas of the building, including offices and restrooms, should be included in the plan. Fire safety and other possible safety hazards need to be addressed. It is important to include exterior areas in the Property Maintenance Plan, so that issues of erosion, storm drainage, weed control, gutters, parking, and access/egress are addressed consistently. Depending on the client's requirements, property maintenance may be performed by company employees, or may be contracted to a professional maintenance service company.
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Submitted 13June2025, by Field Observer and Certified Commercial Inspector:
This Report has been prepared according to International Standards of Practice for Inspecting Commercial Properties, including limitations as described in those Standards. The inspection is comprehensive but not exhaustive.
EXPIRATION DATE: This Report describes the property's condition on the date of the Standard Commercial Inspection. Conditions can change daily due to ongoing use, deferred maintenance, and environmental circumstances. Your Standard Commercial Inspection Report expires 60 days after the inspection date, or on the date that the purchase contract expires or is canceled. If you like, you may allow others to read this Report as a part of your informed decision-making. You are not authorized to pass this Report on to other potential buyers or real estate agents.
Primary surface drainage pattern flowed to the NE corner of the property. The drainage channel at this corner was obstructed with vegetation and debris, which will inhibit proper drainage during times of heavy rain or snowmelt. Recommend keeping this channel clear at all times.
