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.
At the client's request, maintenance is the focus of this inspection.
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. High-resolution original photos are available on request. 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.
Weather conditions during inspection: Mostly clear, cold, some snow cover
Type of building: Warehouse with offices
Front of building faces: North
Occupied: Yes
Additions and modifications: Formerly two units, modified into one larger unit, with various office space walls as needed by tenant.
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.
Parking lot material: Asphalt, Poured in place concrete
7) Irrigation canal was located on the S side of the property. During irrigation season (spring-summer) the subsoil on this side of the building will tend to retain water. Over time this can lead to subsidence of the S parking area and S wall of the building. See line 19 below.
Photo 7-1
8) Drainage on S side was partially obstructed by wooden pallets. During heavy rain or snowmelt, water may accumulate and become a nuisance, or may flow towards the building. Recommend repositioning the pallets.
Photo 8-1
9) Cracks, holes, settlement, heaving and/or deterioration were found in the visible sections of the concrete parking area. Recommend that qualified contractor repair as necessary.
Photo 9-1
10) Apparent employee area was located at the SE corner of the building.
Photo 10-1
11) Dumpsters for trash and recycling were located near the NW corner of the building.
12) Fire hydrants were located about 110 feet N of the building and about 30 feet west of the building. Fire department standpipe was located at the NW corner of the building.
Foundation/stem wall material: Poured in place concrete
13) Awning was deteriorated over the main entry. Recommend replacing this awning to prevent rain and snow intrusion onto the stairway landing.
Photo 13-1
14) One of the light fixtures over the N front entry was not working. Recommend repair as needed.
15) Heating elements were installed on three metal stairways on the N side. Heating elements were working correctly on the NW and center stairways. Heating element was not working on the NE stairway. Recommend repair as needed.
Photo 15-1
16) Overhead doors were located on the N and S sides of the building. NE door was operating correctly. Two other overhead doors were not tested but appeared to be properly maintained.
Photo 16-1
17) Small mechanical shed, containing compressor and other equipment, was attached to the S side of the building.
Roof surface material: Metal panels with additional coating
19) An area of previous water intrusion was noted about 50 feet E of the SW corner of the building. Maintenance person stated that water only intruded after heavy rain. Based on rust and siding deterioration at this point, it appeared that water was seeping behind the siding and then flowing into the building. However, at roof level no siding gap was found. A gap can also develop due to general subsidence of the S wall, closest to the irrigation ditch. See line 7 above. No specific repair is recommended at this time, other than monitoring this area during heavy rain or snowmelt.
Photo 19-1 siding rust Photo 19-2 no gap found at gutter above water intrusion
20) Long gutter at the SW corner had collapsed. Downspout at this corner was not attached to the underground drain. Both of these items can allow water to flow next to the foundation, and potentially into the building. Recommend repairs as needed.
Photo 20-1 Photo 20-2 underground drain into irrigation ditch
21) Roof surface had an additional elastomeric-type coating, and was in good condition at the time of inspection. Although two areas of moisture intrusion were noted in the interior (see line 31 below), no corresponding penetrations were found in the roof surface. Recommend occasional monitoring of the roof surface to look for areas of possible deterioration.
Photo 21-1 Photo 21-2
22) Several skylights and mechanical ventilation systems were observed, with no leaks found at those locations.
Location of main water meter: Not found, snow cover
Location of main water shut-off: Not found
Water service: Public
Supply pipe material: Copper
Location of main fuel shut-off valve: At gas meter, NW corner of building
24) The last service date of the gas-fired forced air furnaces appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner or maintenance person when they were last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
25) 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.
All fire extinguishers were current, with inspections dated October 2022.
Photo 25-1 Photo 25-2
26) The inspector did not determine the location of the main water shut-off valve, or verify that a readily accessible shut-off valve in the building exists. Recommend consulting with the property owner to determine if a main shut-off valve exists, locating it yourself, or that a qualified plumber find it if necessary. If no readily accessible main shut-off valve is found in the building, then recommend that a qualified plumber install one so the water supply can be quickly turned off in the event of an emergency, such as when a supply pipe bursts.
27) Water heater was AO Smith electric, 10 gallons, serial number obscured. Water heater was working correctly at the time of inspection.
Photo 27-1
28) Heating systems were operating correctly at the time of inspection. Split systems were installed for the office areas and individual heating units were installed for the warehouse area. Goodman furnaces on the upper floor were 17 years old. Their typical lifespan is 20 to 25 years.
Photo 28-1
29) Cooling systems and evaporative coolers were not operated due to very low exterior temperature at the time of inspection. Evaporative coolers on the E (2 units) and S (2 units) walls did not have drain lines installed. Water will drip onto the surfaces below when the coolers are operated.
Photo 29-1
30) Restrooms were in good operating condition at the time of inspection.
31) Stains and elevated levels of moisture were found in two ceiling areas. The stains appeared to be due to a recent leak. In the NW corner of the art room, the employee noted that the stain had enlarged within the past month or so. A sag was found in the insulation above, and the fire suppression pipe was adjacent to this area. In the ceiling above E furnace, a rooftop penetration appeared to have recent water intrusion. Recommend that a qualified contractor evaluate and repair as necessary.
Photo 31-1 NW corner of art room Photo 31-2 above E furnace
32) Minor to moderate cracks were found in the concrete slab floor. Cracks and gaps were largest in the NW corner of the warehouse. Due to the specific construction technique for this foundation, as well as the local soil profile, this type of cracks and minor settling is common. If desired, the gaps can be filled with an epoxy or other sealant in order to minimize bumping with forklifts. No other specific action is recommended. See also line 45 below.
Photo 32-1 Photo 32-2
33) Stains were found in ceiling areas of the upstairs conference room and the NE corner of the art room. However, no elevated levels of moisture were found at these locations. The stains may be due to past roof leaks or condensation. In the NE corner of the art room, the source of moisture appeared to be from condensation, where cold air seeped into the space from the adjacent NE warehouse area. Monitor the stained areas 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.
Photo 33-1 conference room ceiling
34) Some concrete slab floors were obscured by carpeting, flooring and/or equipment and couldn't be fully evaluated.
35) Some window frames on the upper floor had cracks indicating separation from the wall structure. This separation was most obvious in the NW quadrant of the building, and is likely a result of the settling described in line 32 above. Recommend caulking as needed to seal gaps. Other window sills had water stains typically found with houseplants. Recommend using saucers or other protection to avoid dripping water onto the window sills.
Photo 35-1
36) Steel structures were in overall good condition at the time of inspection. Insulation was installed below all roof decking surfaces. In some areas, additional fiberglass insulation had been installed. However, the fiberglass insulation was often misplaced and would not be particularly effective. If additional insulation is needed, then recommend placing fiberglass in a consistent pattern.
Photo 36-1 Photo 36-2
Photo 36-3 Photo 36-4
Photo 36-5 Photo 36-6
37) The lift mechanism for the elevator was not accessible, and the annual inspection tag was not found. Roger stated that he has an email with information about the elevator inspection. Recommend annual inspection of the elevator.
Photo 37-1
38) Carbon monoxide alarms were not observed next to gas-fired appliances such as furnaces and water heaters. Recommend installations as needed.
39) Various laws around the world require public accommodations to provide goods and services to people with disabilities on an equal basis with the rest of the general public. Businesses benefit from the patronage of all people. Those who own, lease, lease out, or operate places of public accommodation should have as a goal the identification and reduction of physical barriers to this patronage.
40) Most laws regarding accessibility regulate only new construction and remodeling, and do not oblige existing building owners to reduce barriers if such reduction is not readily achievable. This report does not cover all of the possible local, state, provincial or federal requirements regarding accessibility or barrier reduction. The information presented within this report was derived from a visual-only inspection of the property, and is intended solely as general guidance, and is not a determination of legal rights or responsibilities.
41) Accessibility ADA questions? Call Rocky Mountain ADA Center, 800-949-4232.
42) The following documents were reviewed in order to augment the walk-through survey and to assist the consultant's understanding of the subject property:
(removed)
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.
43) The following persons were interviewed to augment the walk-through survey and to assist the consultant's understanding of the subject property:
(removed)
44) The following documents were not reviewed:
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
45) In some situations it is recommended to consult with a structural engineer concerning slab movement or settlement. However in this case the movement appeared to be the common situation for an older building constructed on this type of soil. This inspector is not aware of any possible repairs that could be done to the slab itself, and consultation with a structural engineer is not suggested in this report.
46) 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 occupy 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.
47) OLDER PROPERTY: We expect buildings to be built according to the standard practices and building codes, if any, that were in use at the date of construction. Older buildings often have areas or systems that do not comply with current building codes. While this Inspection makes every effort to point out safety concerns, it does not inspect for building code compliance.
It is common for buildings of any age to have had repairs done, and some repairs may appear less than standard. This Inspection looks for items that are not functioning as intended. It does not grade the quality of the repairs.
In older properties, the Inspector reviewed the structure from the standpoint of how it has fared through the years with the materials that were used. You can expect problems to become apparent as time passes. The Inspector will not be able to find all deficiencies in and around a property, especially concerning construction techniques of the past.
48) The Standard Commercial Inspection and Report are performed and prepared for the use of (removed). 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, habitabiity, 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
49) The subject property was in overall good structural condition. Ongoing preventative maintenance is a key to maintaining the property's value and its usefulness for the client. Recommend establishing 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.
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.
Irrigation canal was located on the S side of the property. During irrigation season (spring-summer) the subsoil on this side of the building will tend to retain water. Over time this can lead to subsidence of the S parking area and S wall of the building. See line 19 below.
