This report published on Friday, October 12, 2018 6:15:17 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
Weather conditions during inspection: Cold, light snow, breezy, fog
Type of building: Office
Buildings inspected: 1
Age of main building: 33 years (1985)
Source for main building age: Property owner
Additions and modifications: Interior wall modifications per tenant needs. Two additional A/C condensing units.
4) Some areas and items at this property were obscured by furniture, stored items and/or business equipment. 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 business equipment, 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, with exceptions as noted in the report below. All of the furnaces were past their expected lifespans, and six of the eight A/C condensing units were past their expected lifespans. All of these HVAC units need annual servicing. Recommend budgeting for furnace replacements and A/C replacements in the near future.
Site profile: Minor slope, west to east across parking lot
Parking lot material: Asphalt, partially obscured by snow
Sidewalk material: Poured in place concrete
8) Retaining walls were found at the S side, the E side, and the SW drainage area. Retaining walls were in good condition. However the bricks atop the E retaining wall were loose. Recommend repair as needed.
9) A rotten landscape timber was noted at the SW window well. This can cause the landscape timbers to eventually collapse. Recommend replacing all rotten timbers.
10) A small drainage retention area was noted near the SW corner of the property. Recommend occasional monitoring to make sure this area drains properly and does not overflow into the adjacent SW window well.
11) Guardrails with drop-offs higher than 30 inches had gaps that were too large. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. The current horizontal balusters can be climbed, which is also a safety hazard for children. Recommend replacing with vertical balusters. Recommend that a qualified contractor repair or replace guardrails per standard building practices.
12) Dumpster was located at the SE corner of the property.
Wall covering: Brick veneer, with stucco around windows
Foundation type: Finished basement
Foundation/stem wall material: Poured in place concrete
13) Minor cracks were noted in the exterior stucco finish. Moisture can enter cracks or damaged areas and further deteriorate the stucco. Also the wall behind the stucco can become damaged from moisture. Note that areas behind the stucco are inaccessible and excluded from this inspection. Recommend that a qualified contractor repair stucco as necessary.
14) Window wells were noted at the NW and SW corners of the building. These window wells provided some natural light to the basement offices in these corners. Recommend occasional monitoring during times of heavy rain or snowmelt to make sure water does not intrude at the window wells. Photo of the SW window well can be seen in line 10 above.
15) Photos of building exterior. Recommend asking seller about the grey areas on the south wall of the building.
16) Minor water staining was noted at the corners of the window in the SW basement office. Water can come from condensation or from water intrusion at the window well. Windows in the NW basement office did not show evidence of water intrusion. Recommend occasional monitoring of both basement windows to make sure water does not intrude from the window wells.
17) Wall damage was found in the SE Engineering room of the basement. Recommend repairs as needed.
18) A sump pump was installed in the floor of the basement mechanical room. This pump is designed to remove water in the event of flooding. The pump pit was dry at the time of inspection, and the pump could not be tested. The seller stated that the basement had flooded once in the past. Recommend asking seller about the past basement flood. Recommend having a qualified plumber test the operation of the sump pump.
Roof inspection method: Viewed from ground with binoculars, due to snow cover
Roof surface material: Concrete tile
19) Some roof surfaces were obscured by snow and couldn't be evaluated. These areas are excluded from this inspection.
20) Roof surface was in good condition at the time of inspection.
21) A piece of soffit (roof trim) was loose on the west side second story above the entrance to the building. This can allow moisture or pests into the roof substructure. And this can be a safety hazard if the piece of soffit falls on a person below. Recommend repair as needed.
22) All of the downspouts from the gutter system emptied into underground drain lines. The exits for many of these drain lines could not be found. If the underground drain lines become clogged, water can overflow from the gutter system. The seller stated that he did not know the configuration of these drain lines. Recommend having a landscape contractor check all of the underground drain lines to make sure they are not clogged.
23) No roof hatch was installed to provide access to the roof surface. No attic hatch and/or attic spaces were available for inspection.
24) One slot where a circuit breaker is normally installed was open in the subpanel in the basement SE Engineering room. Energized equipment was exposed and is a shock hazard. Also note that this subpanel did not have a latch installed to keep the panel door closed. Recommend that a qualified person install closure covers and latch where missing.
25) The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future.
26) No carbon monoxide alarms were visible. This is a potential safety hazard. Recommend installing approved CO alarms close to any gas-fired appliance, such as water heater and furnaces, and in accordance with the manufacturer's recommendations.
27) Main electric disconnect was the red handle at the panel in the basement SE Engineering room.
28) Subpanels were installed for each level of the building.
29) A secondary transformer was installed in the basement SE Engineering room. This transformer is likely to be proprietary for a specific tenant use. Recommend asking the seller about the purpose for this transformer.
Location of main water meter: Basement mechanical room
Location of main water shut-off: At water meter
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Drain pipe material: Plastic
Location of main fuel shut-off valve: At gas meter, on south side of building
30) 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.
31) Water meter and shutoff were located in the basement mechanical room.
Location of water heater: Basement mechanical room
32) 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.
33) The temperature-pressure relief valve drain line 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, or damage to the adjacent furnaces. Recommend that a qualified plumber repair per standard building practices. For example, by extending the drain line to within 6 inches of the floor, or routing it to drain outside. For more information, visit: http://www.reporthost.com/_docs/TPvalve.pdf
General heating distribution type(s): Ducts and registers
Forced air heating system fuel type: Natural gas
Estimated ages of forced air furnaces: 33 years (1985)
Forced air heating system manufacturer: Trane
Location of forced air furnaces: Each floor's mechanical room
A/C Type: Split system
A/C Manufacturers: Rheem, Trane, Ingersoll Rand
34) The estimated useful life for most forced air furnaces is 15-20 years. All of the furnaces in this building were original (1985) and were past their expected lifespans. The furnaces may need replacing or significant repairs at any time. Recommend budgeting for replacements in the near future.
35) 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 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
36) Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors.
37) The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
38) The estimated useful life for most air conditioning condensing units is 10-15 years. Six of the eight A/C units were older than 15 years. They may need replacing or significant repairs at any time. Recommend budgeting for replacements in the near future.
39) Insulation on the air conditioning condensing units' refrigerant lines (exterior) was deteriorated or missing in three locations. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
40) Four HVAC condensing units were located on the south side:
Trane manufacturer, serial number 11385KS54F, age 7 years (2011)
Ingersoll Rand manufacturer, serial number effaced, age unknown
Rheem manufacturer, serial number 5432F169911717, age 19 years (1999)
Trane XE1000 manufacturer, serial number 2255WM45F, age 16 years (2002)
41) Two HVAC condensing units were located at the SE corner of the building:
Trane manufacturer, serial number 7102SY94F, age 11 years (2007)
Rheem manufacturer, serial number 5428M09916893, age 19 years (1999)
42) Two HVAC condensing units were installed at the NE corner of the building. The seller stated that these units were added in order to provide extra cooling to the NW and NE offices on the main floor.
Trane manufacturer, serial number H43216732, age 25 years (1993)
Trane manufacturer, serial number H35223827, age 25 years (1993)
43) Basement mechanical room was unusually cold. Recommend occasional monitoring to make sure the temperature does not fall close to freezing, in order to avoid frozen pipes.
44) Exhaust fans were not working in the basement womens restroom, the second floor mens restroom, and the second floor womens restroom. Moisture may accumulate and result in odors, mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.
45) Toilet was loose from the floor in the basement womens restroom. Recommend repair by a qualified contractor.
46) Sink faucet was loose in the second floor mens restroom. Recommend repair as needed.
47) Minor damage was noted to the door of unit 203. Recommend repair as needed.
48) Minor water stains were found in the ceiling of the second floor mechanical room. However, no elevated levels of moisture were found. The stain may be due to past water intrusion at the roof penetration for ventilation. Consult with the property owner and monitor the stained area 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.
49) Carpeting in unit 200 was damaged or deteriorated. Recommend that a qualified contractor replace as necessary.
50) A few ceiling tiles had been replaced in units 101 and 201. The seller was unsure about how the original ceiling tiles had been damaged.
51) Minor holes were noted in the wall of unit 201 and in the wall of a basement office. Recommend repairs as needed.
52) A gap was noted at the left end of the countertop in the basement break room. This can allow water to splash down along the wall. Recommend repair as needed.
53) Water stains were found in the ceiling above the north windows in unit 100. However, no elevated levels of moisture were found. The seller described an incident when a contractor blew out some A/C condensate lines about two years ago. Recommend replacing ceiling tiles in this area.
54) 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.
55) The following persons were interviewed to augment the walk-through survey and to assist the consultant's understanding of the subject property:
Employees in unit 100
Tenant in unit 200
56) 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
57) 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.
58) 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.
59) 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
60) 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 hydrant was located about 50 feet northwest of the building.
Fire extinguishers were last inspected in 4/2017. Note that fire extinguishers were not found in all units.
61) 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.
Submitted February 20, 2018, 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.
Your opinion matters to me. It helps me to be a better inspector when you tell me your questions and comments. Let me hear from you!
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.