This report published on Friday, October 12, 2018 6:13:49 AM MDT
The inspection and report are provided subject to the terms of the Standard Commercial Inspection Agreement which is attached to this report.
How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
Note or Summary Information
Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at https://www.reporthost.com/glossary.asp
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 (2014). The inspection, the Report, and its uses are strictly limited to the scope as described herein. The inspector is a Certified Professional Inspector # NACHI04101795, 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.
Present during inspection: Client, Property owner, Tenants
Client present for discussion at end of inspection: Yes
Type of building: Multifamily >4
Number of residential units inspected: 12
Age of main building: 34 years (1983)
Source for main building age: Client
Front of building faces: West
4) Many areas and items at this property were obscured by furniture 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, under rugs or carpets, and under or behind furniture. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When 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 furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
5) 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.
6) 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.
7) Subject property was in generally good condition for its age of 34 years. Random minor repairs were needed in some apartments and in some common and exterior areas. All apartments had Federal Pacific electric panels with possible safety issues. GFCI receptacles were not found in the apartment kitchens and some other areas. One apartment had partially blocked egress creating a safety hazard.
Foundation/stem wall material: Poured in place concrete
9) Some exterior wall sections were obscured by vegetation and couldn't be fully evaluated. They are excluded from this inspection.
10) The paint finish in some trim areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
11) Trim bricks were missing in two locations. Recommend repair as needed.
12) Some apartment windows did not have screens. Recommend installing screens on all windows where missing.
13) One piece of siding was loose on the upper front side of the building. Recommend repair as needed.
Insulation material underneath floor above: Fiberglass roll or batt
Vapor barriers present: Full
14) A small crawlspace was located off the larger main south crawlspace. This area had collected lint from the laundry room above. This is a fire hazard. Recommend removing lint from this area. Recommend installing filters or alternate ducting as needed to prevent lint accumulation.
15) Structure: Steel supports, Laminated beams, Wood joists with insulation
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
16) Significant amounts of debris had accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
17) Metal fascia trim was broken on the south side. Recommend replacement as needed.
18) Many of the downspouts emptied into underground drains, and the exits for these drains could not be found. When underground drains become clogged it can result in overflow from the downspout/gutter system. Recommend consulting with the seller to locate the exits for these underground drains. Recommend keeping drains cleared out at all times.
19) Water stain was noted below the ventilation pipe for the boiler. Over time, minerals in the water can deteriorate the roof surface in this area. Recommend occasional monitoring to make sure roof surface is intact.
20) Roof was in overall good condition at the time of inspection.
Ceiling insulation material: Fiberglass loose fill
Approximate attic insulation R value (may vary in areas): R-30
21) All attic areas and roof structures more than 10 feet from attic access point were inaccessible due to possible damage to insulation if traversed, lack of permanent walkways and/or limited height. These areas were not evaluated and are excluded from the inspection.
22) In each apartment, the electric service was configured so that too many hand movements were necessary to turn off all power for the service. Six or fewer circuit breakers should be required to turn off all power to a residence. This is a potential safety hazard during an emergency when the power needs to be turned off quickly. Recommend that a qualified electrician repair per standard building practices. Recommend installing a single main disconnect breaker.
23) Apartment panels were manufactured by the Federal Pacific Electric company and used "Stab-Lok" circuit breakers. There is significant evidence that both double and single pole versions of these circuit breakers fail by not tripping when they are supposed to. However, in 2011 the Consumer Products Safety Commission (CPSC) closed an investigation into this product because they did not have enough data to establish that the circuit breakers pose a serious risk of injury to consumers. Regardless, and due to other evidence of safety issues, recommend that a qualified electrician carefully evaluate all Federal Pacific panels and make repairs as necessary. Consider replacing Federal Pacific panels with modern panels that offer more flexibility for new, safer protective technologies like ground fault circuit interrupters (GFCls) and arc fault circuit interrupters (AFCls). For more information, visit: http://www.inspect-ny.com/fpe/fpepanel.htm http://www.cpsc.gov/cpscpub/prerel/prhtml83/83008.html http://www.google.com/search?q=stab-lok+circuit+breakers+safety
24) Electric receptacles (outlets) in the apartment kitchens and the common area kitchen had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
25) Main disconnect for the building was located at the large exterior panel on the east side.
26) Safety pullchains were installed in the apartments. When pulled, they activated a light and noise in the adjacent hallway. Recommend checking to make sure all pullchains are working properly. Recommend discussion with tenants to determine if the pullchains are appropriate to use as emergency signals.
Location of main fuel shut-off valve: At gas meter
27) The inspector did not determine the location of the water meter. Recommend consulting with the property owner to determine the meter location, that you locate it yourself, or consult with the local water municipality if necessary. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.
28) One plumbing vent pipe was broken, terminating less than 6 inches above the roof surface below. Debris and/or snow can block vent pipe openings with such short pipes. Blocked vent pipes can cause sewer gases to enter living spaces. Recommend that a qualified person repair per standard building practices. For example, by extending pipe(s) to terminate at least 6 inches above the roof surface.
29) The sprinkler system was not operated and is excluded from this inspection. Recommend asking seller to demonstrate the operation of the sprinkler system, and to show how to winterize the system to prevent freezing.
30) Slow drip was noted at a drain pipe in the north crawlspace, under the center of the north wing. Recommend repair as needed.
31) Many shower diverters did not completely work, allowing water to flow through both the shower head and the tub faucet. This will waste water. Recommend repairing or replacing shower diverters as needed.
32) All apartments had disposal units in the kitchen sinks. Apartments did not have dishwashers installed. One tenant had brought their own portable dishwasher.
33) Drainage system was observed in the crawlspaces.
34) The estimated useful life for most water heaters is 8-12 years. These water heaters appeared to be near this age and/or their useful lifespans and may need replacing at any time. Recommend budgeting for replacements in the near future, or considering replacements now before any leaks occur. The client should be aware that significant flooding can occur if the water heaters fail. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
35) Water heaters were installed in an area where leaking can cause damage, and there were no catch pans and no drains were installed. Consider having a qualified contractor install catch pans and drains to prevent water damage if the water heaters develops a leak. Note that installing drains may be difficult or impossible depending on the location of the water heaters.
General heating distribution type(s): Pipes and radiators
Type of hydronic or steam heat: Hydronic (hot water)
Hydronic or steam heat fuel type: Natural gas
Boiler model #: Raypak, age 11 years (2006)
Boiler serial number: -removed-
36) Leaks were found in one or more distribution system fittings. Recommend that a qualified heating contractor or plumber evaluate and repair as necessary.
37) Corrosion or rust was found in one or more distribution supply pipes. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified heating contractor or plumber evaluate and repair as necessary.
38) Last state inspection was 8/22/2017. Next inspection will be due in August 2018.
39) A temperature-pressure gauge was installed on the boiler, however it was positioned so that it faced a wall and could not be read. It is important to be able to read the temperature and pressure in the boiler, to avoid potentially dangerous levels. Recommend having a plumber reposition the T/P gauge so that it can be easily read.
40) Baseboard heaters in apartments were working properly at the time of inspection.
41) Ventilation fan in the laundry room was weak. This will allow moisture buildup in the laundry room. Recommend repair as needed.
42) No carbon monoxide alarm was visible in the boiler room. This is a potential safety hazard. Recommend installing approved CO alarms close to any gas-fired appliance, such as water heaters and boiler, and in accordance with the manufacturer's recommendations.
43) Apartment and hallway carpeting was damaged or loose in some areas. Recommend that a qualified contractor replace as necessary.
44) Twelve apartments were inspected, representing half of the 24 total one-bedroom apartments. All apartments except one (Unit E) were in good living condition, with comments as listed below.
45) Unit A: Vacant apartment. Carpet loose and needed cleaning. Kitchen flooring damaged. Toilet not functional. Low water flow pressure at kitchen spray hose. Stains at kitchen sink cabinet. Bedroom light fixture not working.
46) Unit B: Closet door missing. Tenant stated that oven and burners were not heating properly, and that it took a long time for hot water to arrive.
47) Unit C: Recently renovated. Drain leak at vanity sink. Broken receptacle in living room wall. Hot water slow to arrive.
48) Unit D: Tenant stated that all items were working properly. Shower head made squealing noise likely due to mineral buildup.
49) Unit E: Apartment was significantly overcrowded with possessions and pets. Egress to the exterior door was partially blocked, creating a safety hazard in case of fire. Recommend presenting written policies concerning safety egress and pets. Recommend education of tenant concerning safety for herself and neighbors. Toilet slow flush. Ducttape on kitchen sink handle.
50) Unit J: Tenant stated that all items were working properly. Kitchen spray nose not working.
51) Unit K: Tenant stated that all items were working properly. Low water flow pressure at vanity sink.
52) Unit L: Tenant stated that all items were working properly. Low water flow pressure at shower.
53) Unit M: Tenant stated that all items were working properly.
54) Unit T: Carpet loose in living room. Water intrusion at window corner. Low water flow pressure at kitchen spray hose. Shower head corrosion.
55) Unit U: Recently renovated. Indoor-outdoor carpet installed in kitchen. Exterior door lock difficult to operate. Low water flow pressure at kitchen spray hose.
56) Unit X: Tenant stated that all items were working properly. Kitchen flooring repaired. Toilet handle had to be held down in order to flush.
57) The following documents were reviewed in order to augment the walk-through survey and to assist the consultant's understanding of the subject property:
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.
58) The following persons were interviewed to augment the walk-through survey and to assist the consultant's understanding of the subject property:
59) 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
60) 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.
61) 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.
62) 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
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
63) 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.
Fire extinguishers were last inspected in July 2017. Next inspections will be due in July 2018.
64) 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. Depending on the client's requirements, property maintenance may be performed by company employees, or may be contracted to a professional maintenance service company.
65) Rehab/Rennovation Plan: Seller stated that his rehab/rennovation plan had been to repaint, replace carpet, replace fixtures and appliances as needed, check zone heating operation, and install indoor-outdoor carpeting in the kitchen. Recommend not installing carpet in kitchens. Recommend developing your own rehab plan, including a timetable for all apartments to be rehabbed over time.
Submitted -removed-, by Field Observer and Certified Professional Inspector:
This Report has been prepared according to International Standards of Practice for Inspecting Commercial Properties (2014), including limitations as described in those Standards. The inspection is comprehensive but not exhaustive.
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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 inspection follow-up service expires 60 days after the inspection date. If you do not purchase this property, then this Standard Commercial Inspection Report expires 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 to other real estate agents.