Commercial Office Building Inspection Report Sample
Client(s):
Joe Client
Property address:
Columbus, OH
Inspection date:
Tuesday, June 8, 2021
This report published on Tuesday, August 30, 2022 5:21:06 PM EDT
"No home is perfect. Keep things in perspective. Do not kill your deal over things that do not matter. It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the seller's disclosure or nit-picky items."
The above is an excerpt from Sell Your Home For More by Nick Gromicko.
Acceptance of this report and/or relying on the information within constitutes acceptance of the real estate inspection agreement limits for the client listed above even if the agreement is not signed. Reliance on a home inspection report that was originally performed for a different home buyer removes warranties. Home Inspections are not a pass/fail. The purpose is to identify the condition of the home as much as can be done at the time of the inspection. It is out of the scope of the home inspection to give estimates for repairs. We recommend that contractors be utilized prior to closing to provide repair estimates.
If you are not the person identified as the client above then you need to attain permission from the client above and you need to have your own home inspection completed.
It is not typical to request to remedy those items which are small maintenance items. Your real estate agent will be your best source to help determine which items (if any) are appropriate to request for correction or improvement
1) Comment - Photos are only a representative sample of conditions observed. There may be more than one area of concern not shown by photo
2) Comment - Older building—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 structures 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 places, 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.
4) Comment - This is a reminder that inspections are not code inspections, zoning checks nor a check for permits. Most buildings more than only a few years old are not up to current codes due to codes changing over time. It is normal and expected for buildings not to be "up to code" Codes themselves are subject to locations and interpretation.
Inspections are also not a pest/rodent inspection. It is not uncommon for critters to move in to buildings when weather gets colder and/or there are food sources available. Keep food sources away and monitor always.
It is recommended that you get estimates for repairs prior to closing to fully understand the costs involved. Cost estimates are not part of the inspection. Our inspectors do not provide repairs so any estimate provided is very rough if given.
5) Comment - Issues that are considered cosmetic are not the goal of this report. For example; holes, stains, scratches, unevenness, not perfectly level or square, missing trim, paint and finish flaws or odors. It is not the intent of this report to make the property new again. Any mention of cosmetic is done as a courtesy or because of request. The inspection company is not responsible for failure to properly maintain the property or damage that occurs or uncovered after taking possession of the property.
6) Comment - This report contains items that were reinspected at a time different than the initial inspection. Because of this item numbers likely have changed. Be aware of this if you use time numbers to reference items. We recommend that you the latest report for accurate item numbering.
8) Comment - This is a reminder that inspections are not code inspections, zoning checks nor a check for permits. Most buildings more than only a few years old are not up to current codes due to codes changing over time. It is normal and expected for homes and buildings not to be "up to code" Codes themselves are subject to locations and interpretation.
Inspections are also not a pest/rodent inspection. It is not uncommon for critters to move in to buildings when weather gets colder and/or there are food sources available. Keep food sources away and monitor always.
It is recommended that you get estimates for repairs prior to closing to fully understand the costs involved. Cost estimates are not part of the inspection. Our inspectors do not provide repairs so any estimate provided is very rough if given.
9) Comment - Issues that are considered cosmetic are not the goal of this report. For example; holes, stains, scratches, unevenness, not perfectly level or square, missing trim, paint and finish flaws or odors. It is not the intent of this report to make the house new again. Any mention of cosmetic is done as a courtesy or because of request. The inspection company is not responsible for failure to properly maintain the property or damage that occurs or uncovered after taking possession of the home
10) Safety, Repair/Replace, Evaluate - One or more large trees on the property may be likely to fall on the structure, and are a potential safety hazard. Recommend consulting with a qualified arborist to determine if tree(s) need to be removed and/or pruned.
11) Safety, Repair/Maintain, Evaluate - Stairs/walkways have settled. Recommend evaluation and repair. Consider slab jacking as a repair method to ensure proper slope away from the building and to help remove any trip hazards.
Photo 11-1
12) Repair/Replace, Maintain - The perimeter grading around the structure was relatively flat or sloped slightly down towards the building. Recommend grading soil so it slopes down and away from the structure in all areas to help prevent water infiltration. The grade should drop at least 6 inches within the first 10 feet. http://www.homeinspectionsinohio.com/blog/post/negative-grading
Where the site does not allow for the necessary fall away from the structure, drains or swales could be used.
13) Repair/Replace, Evaluate - The parking lot had significant cracks and/or deterioration in areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary.
Photo 13-1
14) Repair/Replace, Evaluate - The driveway had significant cracks and/or deterioration in areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary.
Photo 14-1 Photo 14-2
Photo 14-3
15) Repair/Replace, Evaluate - Some metal plates were not fully attached and some others had large gaps between sections. Recommend evaluation and repair as necessary by a licensed structural engineer.
Photo 15-1 Photo 15-2
Photo 15-3
16) Repair/Replace, Evaluate - Concrete sections appear to have settled/shifted. Recommend evaluation and repair if/as necessary by a licensed structural engineer.
Evidenced by lower sections observed on roof with newer sealant as well as lower sections of the wall on the 5th floor.
Brackets/tie-downs observed at fifth floor ceiling
Photo 16-1 Photo 16-2
Photo 16-3 Photo 16-4
Photo 16-5 Photo 16-6
Photo 16-7 Photo 16-8
Photo 16-9 Photo 16-10
17) Repair/Replace, Evaluate - Damaged exterior wall sections observed. Recommend evaluation and repair as necessary.
Photo 17-1 Photo 17-2
Photo 17-3
18) Repair/Maintain - Minor cracks (1/8 inch or less) were found in the concrete wall panels. These don't appear to be a structural concern, but recommend sealing them to help prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:
Hydraulic cement. Requires chiseling a channel in the crack to apply.
Resilient caulks (easy to apply).
Epoxy sealants (both a waterproof and structural repair).
Note: small cracks can be the result of normal drying and shrinking of cement and mortar along with settling.
Photo 18-1 Photo 18-2
Photo 18-3 Photo 18-4
19) Repair/Maintain - The brick walkway was mostly flat with various slopes. Recommend improving so the it all slopes evenly.
Photo 19-1 Photo 19-2
20) Maintain - Caulk was missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Caulking.
Photo 20-1 Photo 20-2
Photo 20-3 Photo 20-4
Photo 20-5 Photo 20-6
Photo 20-7 Photo 20-8
Photo 20-9 Photo 20-10
Photo 20-11
21) Maintain - The exterior finish in some areas was failing. Recommend prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed.
Photo 21-1
22) Maintain - Small gaps exist at 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 conditioned air loss. Inspector is unable to determine condition of underlying material.
Photo 22-1 Photo 22-2
23) Evaluate, Comment - There was a bulge in one area of the exterior wall. Significant cracking in the interior of the building in the same area was observed.
Recommend asking seller for information or consider evaluation by a structural engineer.
Photo 23-1
24) Evaluate - Evidence of past concrete wall panels observed. Recommend asking sellers for details. If significant repairs have been made, recommend reviewing engineer’s report if available.
Photo 24-1
25) Comment - The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Exterior buildings such as sheds, barns and garages are not included unless specifically requested. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight. Inspector is unable to determine condition of underlying materials (see through solid objects) such as materials behind siding and facia positioned behind gutters or flashing for examples.
26) - The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, take measurements of plumbness, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
27) - Flashing was lifted/damaged in at least 5 areas. Recommend evaluation and repair as necessary to help ensure against leaks and further damage.
28) Repair/Replace, Evaluate - Gaps were found in roof surface/flashing seams. These may result in leaks. Recommend evaluation and repair/sealing as necessary.
Re-inspection for repairs performed 4/1/21, 9am.
Many sections of sealant had been repaired as of reinspection on 4/1/2021.
Some gaps remained however, a company is scheduled to come out an finished. Recommend confirming with sellers that this is completed
Additional re-insepct perfromed 4/5/21 9am.
No gaps observed at joints.
Photo 28-1 Photo 28-2
Photo 28-3 Photo 28-4 Corrected as observed at reinspection on 4/1/2021.
Photo 28-5 Photo 28-6
Photo 28-7 Gap observed at reinspection on 4/1/2021. Photo 28-8 Gap observed at reinspection on 4/1/2021.
Photo 28-9 Gap observed at reinspection on 4/1/2021. Photo 28-10 New sealant on roof flashing observed at reinspection on 4/1/2021.
Photo 28-11 Gap observed at reinspection on 4/1/2021. Photo 28-12 New sealant observed at reinspection on 4/1/2021.
Photo 28-13 Gap observed at reinspection on 4/1/2021. Photo 28-14 Proper sealant as of 4/5/21
Photo 28-15 Proper sealants as of 4/5/21 Photo 28-16 Proper sealant as of 4/5/21.
Photo 28-17 Proper sealant as of 4/5/21 Photo 28-18 Proper sealant as of 4/5/21
Photo 28-19 Proper sealant as of 4/5/21 Photo 28-20 Proper sealant as of 4/5/21
Photo 28-21 Proper sealant as of 4/5/21 Photo 28-22 Proper sealant as of 4/5/21
Photo 28-23 Proper sealant as of 4/5/21
29) Repair/Replace, Evaluate - Gaps in the roof surface were found at one roof penetration(s). These may result in leaks. A qualified roofing contractor should evaluate and repair as necessary.
Re-inspection for repairs performed 4/1/21, 9am.
Adequate repairs observed
Photo 29-1 Photo 29-2
30) Repair/Maintain, Evaluate - Concrete plugs were missing in various areas on the top edge of the concrete wall panels. This left some of the steel reinforcements exposed. Recommend evaluation and repair as necessary.
Photo 30-1 Photo 30-2
Photo 30-3
31) Repair/Maintain - Some metal flashing was beginning to rust. The flashing was not significantly deteriorated evident by no indications of water infiltration in those areas. Recommend painting with a rust inhibiting paint to ensure long life of the flashings.
Photo 31-1 Photo 31-2
32) Maintain, Evaluate - Stairs to elevator control room were beginning to rust. Recommend evaluation repair as necessary such as painting with a rust inhibiting paint.
Photo 32-1
33) Comment - The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life nor any guarantee of roofs age, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
34) Comment - No accessible attic spaces were found or inspected at this property.
35) Comment - Be aware that lifting and or moving around insulation is beyond the scope of the home inspection, therefore the areas directly buried and under insulation are not visible. Due to attic structures access to some areas are limited due to physical spaces and safety.
36) Comment - The roof was nearly completely obscured by snow and couldn't be fully evaluated.
Primary service overload protection type: Circuit breakers, Fuses
Service amperage (amps): 2500
Service voltage (estimated): 3 phase, 277/480
Location of Main Service Switch: 1st floor utility room
Location of Sub panels: Utility rooms
Solid strand aluminum branch circuit wiring present in the panel: Can't verify
37) Safety, Repair/Replace, Evaluate - One electric receptacle(s) have burn or scorch marks on them. Receptacle(s) and/or wiring to them may be damaged. A qualified electrician should evaluate and make repairs as necessary, such as replacing damaged receptacles and/or wiring.
Kitchen
Receptacle had been replaced.
Re-inspection for repairs performed 4/1/21, 9am.
Photo 37-1 Photo 37-2 Outlet replaced as inspected 4/1/21 9am
38) Safety, Repair/Replace, Evaluate - Wire(s) had heat-damage, or had melted insulation. A qualified electrician should evaluate and repair or replace wiring as necessary.
39) Safety, Repair/Replace, Evaluate - Ground fault circuit interrupter (GFCI) protection was missing in areas. An electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that areas lacking the protections are improved for increased safety.
Area(s) where missing were: 3rd floor corridor sink
If the building is older, then not having GFCI can be common and typically there are no requirements to upgrade unless there is a lot of renovation such as completely redoing a kitchen.
40) Safety, Repair/Replace, Evaluate - Ground fault circuit interrupter (GFCI) protection was missing in areas. An electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that areas lacking the protections are improved for increased safety.
Area(s) where missing were: exterior
If the building is older, then not having GFCI can be common and typically there are no requirements to upgrade unless there is a lot of renovation such as completely redoing a kitchen.
41) Safety, Repair/Replace - Exposed wiring and/or bus bars exist in some service panels due to closure covers missing (slots where circuit breakers fit through the panel cover). This is a safety hazard due to the risk of shock. Closure covers should be installed where missing to eliminate exposed wiring, and by a qualified electrician if necessary.
42) Safety, Repair/Replace - One electric receptacle(s) was/were broken or damaged. This is a safety hazard due to the risk of fire and shock. A qualified electrician should replace them as necessary.
Exterior rear of building near dumpster.
Re-inspection for repairs performed 4/1/21, 9am.
Repaired/replaced outlets observed
Photo 42-1 Photo 42-2 Repair observed at reinspection on 4/1/2021.
43) Safety, Repair/Replace - Waterproof cover(s) over one electric receptacle was damaged or broken. This is a safety hazard due to the risk of shock and fire. Damaged covers should be replaced where necessary.
Roof
Re-inspection for repairs performed 4/1/21, 9am.
Repaired as observed at re-inspection
Photo 43-1
44) Safety, Repair/Maintain - The keyed panel lock was missing for one service panel Recommend correction.
5th floor mechanical room
Re-inspection for repairs performed 4/1/21, 9am.
All panel coverings were observed with locking devices
Photo 44-1
45) Safety, Repair/Maintain - Conduit junction access was not fastened closed, leaving exposed wires. Recommend correction.
1st floor mechanical room
Re-inspection for repairs performed 4/1/21, 9am.
Adequate repairs observed
Photo 45-1
46) Safety, Minor Defect - Cover plates were missing for electric box(s) in some areas, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. Cover plates should be installed where missing.
47) Safety, Minor Defect - Screw(s) were missing from some service panel covers and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.
48) Repair/Replace, Evaluate - Several electric receptacle(s) did not have power. Recommend asking the property owner(s) about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.
Breakers for various areas appeared to be off, inspector was unable to determine exact location of unpowered outlets in regards to breakers due to incomplete legends.
First Floor: Left wing - 23 Right wing - 17
Second Floor: Right wing - 4 Left wing - 7
Third Floor: Right wing 2 Left wing - 8
Fourth Floor: Right wing 9
Re-inspection for repairs performed 4/1/21, 9am.
Inspectors observed 5 first floor and 10 fourth floor outlets to still be lacking power
Additional re-insepct perfromed 4/5/21 9am.
All outlets powered
Photo 48-1 Outlets not powered as of 4/1/21 Photo 48-2 outlet not powered as of 4/1/21
49) Repair/Replace, Evaluate - One light fixture was damaged and/or deteriorated. A qualified electrician should evaluate and repair or replace light fixtures where necessary.
location: Third floor, right wing
Photo 49-1
50) Repair/Maintain, Evaluate - The legends for overcurrent protection devices (breakers or fuses) in some service panels were incomplete. Recommend updating / completing the legend as necessary so it's accurate.
51) Comment - The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch or outlet. Inspectors do not remove outlet covers and are unable to determine the type of wiring inside walls or in concealed spaces.
Note: National safety standards require electrical panels to be weatherproof, readily accessible, and have a minimum of thirty-six inches of clear space in front of them for service. Also, they should have a main disconnect, and each circuit within the panel should be clearly labeled. Industry standards only require us to test a representative number of accessible switches, receptacles, and light fixtures. However, we attempt to test every one that is unobstructed, but if a residence is furnished we will obviously not be able to test each one.
52) Comment - As smoke detectors age they have a higher possibility of failure. Consider installing new detectors in the building so you can know for certain the age of the detectors. Smoke alarms should be installed as necessary so a functioning one exists in each hallway, each level of the building, and in each area. We recommend installing new batteries in all detectors upon moving in. It is outside the scope of the inspection to determine if detectors are hard wired in.
53) Comment - Generators or their equipment are not within the scope of the inspection. We were informed(via building manager) one was formerly at the property. Here are key things to ask the sellers regarding it. Ask for the manual. Many generators will automatically start up once every two weeks as a way to check itself ask if this one will do that. Some also will start up automatically if power goes out for 30 seconds, ask if this unit does that as well. It is also great to know if it supplies the entire building with power or just a few key rooms such as the kitchen, etc Ask when the oil was last changed in it and the schedule for that.
55) Repair/Maintain, Evaluate - The last service date of the cooling system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.
Right heat pump in elevator control room was dirty and hummed when operating.
Re-inspection for repairs performed 4/1/21, 9am.
Unit had been serviced
56) Repair/Maintain, Comment - Insulation on the exterior ductwork had holes from animals/birds. Recommend evaluation and repair as necessary.
Photo 56-1 Photo 56-2
57) Maintain - The filter(s) for the heating/cooling system should be checked monthly and replaced or washed as necessary.
Also be aware that heating and cooling systems should have regular maintenance on them yearly to help ensure long life spans.
58) Maintain - The filter(s) for the heating/cooling system should be checked monthly and replaced or washed as necessary.
Also be aware that heating and cooling systems should have regular maintenance on them yearly to help ensure long life spans.
Photo 58-1
59) Serviceable, Comment - Package HVAC units operated.
5th floor HVAC system was incomplete and could not be full evaluated.
60) Comment - We check heating and cooling for basic function. Our inspection is not technically exhaustive. Our inspection of ducts is naturally limited to observable areas. Therefore large areas of ducts cannot be seen. Since dirt, dust, mold, even toys are commonly found in ducts we recommend that you have the ducts cleaned.
61) Comment - The date plate with the information regarding age, serial and model numbers was missing or not legible for the air conditioner/condenser.
Location of main water shut off: Utility Closet/ Room
Location of main water meter: Curb/yard
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic, Copper
Drain pipe material: Plastic, Copper
Waste pipe material: Not visible
Estimated Year of water Heater: 2015, 1999
Type: Tank
Energy source: Electricity
Capacity (in gallons): 6, 119
Manufacturer: Bradford White, Rheem
64) Safety, Comment - Water supply pipes in building built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:
Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
Install appropriate filters at points of use.
Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.
Use bottled or distilled water.
Treat well water to make it less corrosive.
Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.
Building manager stated water testing had been performed, please refer to testing report
65) Repair/Replace, Evaluate - Corrosion was visible on water service supply pipes. Leaks may result because of this. A qualified plumber should evaluate and replace water supply components as necessary.
First floor, behind panel in women's room
Photo 65-1
66) Repair/Replace, Evaluate - Pin holes and/or corrosion were visible on one area(s) of copper water supply pipes. Leaks may result because of this. Recommend evaluate and replace water supply components as necessary.
Was not actively leaking at time of inspection.
Kitchen
Photo 66-1
67) Repair/Replace, Evaluate - Water stains were found below the water heater. This may be a sign that the water heater is failing. A qualified plumbing contractor should evaluate and replace or repair the water heater if necessary.
Kitchen
Photo 67-1
68) Repair/Replace, Evaluate - The sink activation mechanism for several bathroom sinks was not functional. Recommend repair/replacing.
Building manager stated these units are battery operated.
First floor women's 2 First floor men's 2 Second floor men's 2 Second floor women's 4 Third floor women's 3 Third floor men's 3 Fourth floor men's Fourth floor women's 3
69) Repair/Replace - Water damage was found in the shelving or cabinet components below the sink. Recommend evaluation and repairs as necessary.
Second floor, right wing, kitchenette
Photo 69-1
70) Repair/Replace - Expansion tank was rusted/had corrosion. Recommend repair or replacement to help ensure against leaks.
First floor utility room
Re-inspection for repairs performed 4/1/21, 9am.
Expansion tank/gauge replaced
Photo 70-1 Photo 70-2 Observed as replaced
71) Repair/Replace - Pipe for the plumbing vent was disconnected. Recommend reconnecting to help prevent water infiltration and to direct sewer gases directly to the exterior.
Re-inspection for repairs performed 4/1/21, 9am.
System for pipe no longer exists, capped by plumber
Photo 71-1 Photo 71-2 Picture of area as observed at reinspection on 4/1/2021.
72) Repair/Maintain, Evaluate - Two fixtures leaked or dripped when turned off. Recommend repair as necessary.
First floor, right wing, kitchenette sink Kitchen
Photo 72-1 Photo 72-2
73) Repair/Maintain, Evaluate - Two sink faucets leaked at its handle(s) or at its base when turned on. Recommend evaluate and repair as necessary.
Kitchen Third floor corridor
Photo 73-1 Photo 73-2
74) Repair/Maintain - Water supply shut-off valve handle was leaking. Recommend replacing/repairing.
Second floor, right wing
Re-inspection for repairs performed 4/1/21, 9am.
Valve observed reconnected, not leaking
Photo 74-1 Photo 74-2 Reconnected valve
75) Repair/Maintain - The flushing mechanism for two bathroom toilets was not functional. Recommend repair/replacing.
Building manager stated these mechanisms are battery operated.
76) Repair/Maintain - On toilet was leaking at fittings during the inspection. Recommend evaluation and repairs as necessary by a qualified plumbing contractor.
First floor women's
Re-inspection for repairs performed 4/1/21, 9am.
No leaks observed
Photo 76-1 Photo 76-2
77) Monitor, Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater was at this age range or older and may need replacing at any time. Recommend budgeting for a replacement in the near future. Monitor
78) Monitor - Stains were found on sections of drain and/or waste pipes. Recommend monitoring these areas in the future, and if leaks are found, have a qualified plumber evaluate and repair as necessary. Alternatively, the client(s) may wish to have a qualified plumber evaluate now and repair if necessary.
First floor, behind panel in women's room Fourth floor, right wing utility closet
Photo 78-1 Photo 78-2
79) Monitor - Stains observed on pipes and/or fittings, apparently from past leaking. Active leaking not observed. Recommend monitoring. Also consider further evaluation to help ensure against leaks.
Location(s)- Kitchen Fourth floor, right wing sink Fourth floor, left wing corridor sink
Photo 79-1 Photo 79-2
Photo 79-3
80) Comment - "In accordance with industry standards, we do not normally test washing machines and their water connections and drainpipes if present in the building. However, there are a few things of which you should be aware. The water supply to washing machines is usually left on, and their hoses can leak or burst under pressure and continue to flow. Therefore, we recommend replacing the rubber hose type with newer, braided, stainless steel ones that are much more dependable and that they be operated only during times people are present. You should also be aware that the newer washing machines discharge a greater volume of water than many of the older drainpipes can handle, which causes the water to back up and overflow, and the only remedy would be to replace the standpipe and trap with one that is a size larger. Although not required, whenever structural damage may result from an overflow, we recommend a pan with a plumbed drain. An alternative is a flood or leak detection device that will terminate the water supply in a water pipe failure."
81) Comment - It is beyond the scope of the inspection to confirm if the structure uses a septic or a public sewer system. This includes determination or inspection of aerators designed for septic systems. Recommend confirming with seller if there is any questions regarding this. It is always a great idea to have the county health department inspect any septic system.
82) Comment - Your main water shut off location.
First floor utility closet First floor, behind panel in women's room
Photo 82-1 Photo 82-2
83) Comment - A circulating pump is installed for the hot water supply. It is intended to make hot water immediately available when faucets are turned on. Timers are typically integrated with these pumps, and should be configured so water circulates only at desired times for better energy efficiency. The client(s) should familiarize themselves with the timer's operation and configure it as needed.
Photo 83-1
84) Comment - "In accordance with industry standards, we do not normally test washing machines and their water connections and drainpipes if present in the home. However, there are a few things of which you should be aware. The water supply to washing machines is usually left on, and their hoses can leak or burst under pressure and continue to flow. Therefore, we recommend replacing the rubber hose type with newer, braided, stainless steel ones that are much more dependable and that they be operated only during times you are home. You should also be aware that the newer washing machines discharge a greater volume of water than many of the older drainpipes can handle, which causes the water to back up and overflow, and the only remedy would be to replace the standpipe and trap with one that is a size larger. Although not required, whenever structural damage may result from an overflow, we recommend a pan with a plumbed drain. An alternative is a flood or leak detection device that will terminate the water supply in a water pipe failure."
85) Comment - The following items are not within the scope of this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, or check the calibration of ovens and refrigerators, etc.
87) Repair/Replace, Evaluate - Stains and elevated levels of moisture were found in one ceiling area(s). The stain(s) appear to be due to roof leaks. A qualified contractor should evaluate and repair as necessary.
Areas were: Fifth floor
5th floor in front of north wing stairwell entry
5th floor north corner of the cantilevered area on the front of the building.
Photo 87-1 Photo 87-2
Photo 87-3 Photo 87-4
Photo 87-5
88) Repair/Replace, Evaluate - The ceiling had low spots. Recommend evaluation and repairs / support by a qualified contractor as needed.
Room(s): First floor, left wing, rear office
Re-inspection for repairs performed 4/1/21, 9am.
Repairs observed
Photo 88-1 Photo 88-2 No low areas observed
89) Repair/Replace, Evaluate - Seals between double-pane glass in one window(s) had failed based on condensation or stains between at least one of the panes of glass. A qualified contractor should evaluate entire window and replace glass where necessary.
marked with a blue dot
The client(s) should be aware that evidence of aging seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.
90) Repair/Replace, Evaluate - Moisture intrusion observed. A qualified contractor should evaluate and repair as necessary.
First floor, right wing
Re-inspection for repairs performed 4/1/21, 9am.
No evidence of moisture intrusion observed
Photo 90-1 Photo 90-2
91) Repair/Replace, Evaluate - Some windows were tilted on the front of the building on the 5th floor. This may be due to settling. Recommend evaluation and repair as necessary.
Air could be felt coming in around the base of these windows
Photo 91-1
92) Repair/Replace, Evaluate - Roof drains had stains in various areas and at least two active leaks. Recommend evaluation and repair as necessary.
Re-inspection for repairs performed 4/1/21, 9am.
Sealants applied in areas, no leaking observed
Photo 92-1 Photo 92-2
Photo 92-3 Photo 92-4
93) Repair/Maintain, Evaluate - Cracks indicating some movement were found in walls in one area(s). This may be an indication of a structural concern. Recommend evaluation and repairs as needed.
Area: First floor, left wing
Photo 93-1 Photo 93-2
94) Repair/Maintain - Window glazing putty on windows was missing and/or deteriorated. Putty should be replaced and/or installed where necessary. For more information on replacing window putty, visit: http://www.oldhouseweb.com/stories/Detailed/12216.shtml
Several windows throughout all floors
Photo 94-1 Photo 94-2
Photo 94-3
95) Repair/Maintain - Carpeting in one or more rooms is damaged and/or significantly deteriorated. Recommend replacing carpeting where necessary for cosmetic reasons.
Photo 95-1 Photo 95-2
96) Minor Defect, Maintain - Weatherstrip was loose or somehow deteriorated at two window(s). Recommend repair to help reduce air leaks.
Rooms: Kitchen Second floor
Photo 96-1 Photo 96-2
97) Minor Defect, Maintain - Door handles were loose/missing in areas and should be tightened, repaired and or replaced as necessary.
Five in various areas
98) Evaluate - Heavy sealant observed leaking from above perimeter windows. Ask sellers about this. Unable to determine purpose or extent of sealant.
Appeared to be originating from above ceiling panels, possibly from 5th floor.
Re-inspection for repairs performed 4/1/21, 9am.
Dripping sealants had been cleaned
Photo 98-1 Photo 98-2
Photo 98-3 Photo 98-4
Photo 98-5 Photo 98-6
Photo 98-7 Photo 98-8
Photo 98-9 Photo 98-10
99) Monitor - Stains were found in some ceiling area(s). However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain.
Second floor, right wing, rear suite Fourth floor hall Fourth floor, right wing, sink area Fifth floor, ceiling 5th floor men’s restroom
Re-inspection for repairs performed 4/1/21, 9am.
Ceiling tiles observed as replaced/clean/painted No moisture content observed at wall, paint bubbling observed
Photo 99-1 Photo 99-2
Photo 99-3 Photo 99-4
Photo 99-5 Photo 99-6
Photo 99-7 Photo 99-8 No moisture observed, paint bubbling
100) Monitor - Stains were found at several windows, however, no elevated levels of moisture were found. The stain(s) may be due to past water infiltration. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
First floor: Left wing, front Right wing, front Second floor: Right wing, rear corner Right wing, rear Right wing at courtyard Third floor: Right wing, rear suite Right wing, front/rear Right wing rear corner Left wing Fourth floor: Right wing, front Right wing front corner Right wing rear corner Left wing, front Left wing, side
101) Safety, Repair/Maintain - Portable extinguishers should be present and located in conspicuous and readily available locations immediately available for use and not obstructed or obscured from view.
Some were blocked from easy fast access or were missing
1st floor corridor 2nd floor offices
Photo 101-1 Photo 101-2
Photo 101-3 Photo 101-4
Photo 101-5
102) Safety, Evaluate - Elevator certification photos. All certifications appeared to be up to date. Recommend consulting with the building owners for full documentation and have a qualified elevator maintenance company periodically evaluate and maintain.
Photo 102-1 Photo 102-2
Photo 102-3
103) Safety, Comment - Fire extinguisher labels.
Note that some labels indicate outdated service/maintenance for some extinguishers
Photo 103-1 Photo 103-2
Photo 103-3 Photo 103-4
Photo 103-5 Photo 103-6
Photo 103-7 Photo 103-8
104) Repair/Replace, Evaluate - Excessive corrosion and leaking observed for the main fire pump controller station and substations. A qualified professional should evaluate and repair as needed.
107) Comment - Elevator maintenance record and Fire Service Record
Completed through February 2021
Photo 107-1 Photo 107-2
IMPORTANT INFORMATION CONTINUES You should not regard this inspection and report as a guarantee or warranty of the property and its components. It is not. It is simply a report on the general condition of the property at a given point in time. Furthermore, as a homeowner, you should expect problems to occur; roofs will leak, drain pipes will become blocked, and components and systems will fail without warning. For these reasons, you should take into consideration the age of the house and its components and keep a comprehensive insurance policy current. If you have been provided with a home protection policy, read it carefully. Such policies usually only cover insignificant costs, such as that of rooter service, and the representatives of some insurance companies are very likely to charge you for a service call and then deny coverage on the grounds that a given condition was preexisting or not covered because of an alleged code violation or a manufacturers defect. Therefore, you should read such policies very carefully, and depend upon our company for any assistance and consultation that you may need. It is highly recommended that the suggested repairs, corrections, evaluations, etc be done prior to the end of your due diligence time period if possible or before closing. Evaluations and repairs can reveal issues not visible during a home inspection or beyond the scope of a home inspection.
It is beyond the scope of the inspection to confirm if the structure uses a septic or a public sewer system. Recommend confirming with seller.
Heating and Cooling systems Furnaces typically will last 15-20 years. With proper maintenance they can last longer. Air conditioners also have a typical life expectancy of 8-15 years. Heat pumps typically last 15-20 years. The estimated useful life for boiler system is 25-40 years. It is normal to have issues with systems as they age. Be sure to have regular maintenance done.
As of January 2006, air conditioning manufacturers are no longer allowed to manufacture products, or certain individual components (condensers, evaporator, compressors) for systems with less than a 13 SEER rating. As existing inventories of older efficiency style components are depleted, replacement of the A/C unit may be required in place of repairs.
Note: R22 has been the standard refrigerant used in air conditioners for many years. The problem with this refrigerant is that it is both less efficient and less environmentally friendly than R410a refrigerant. The government-mandated shift away from R22 refrigerant is an attempt to make homes more efficient and reduce the emissions of greenhouse gasses into the environment. As of 2010 R22 is no longer allowed to be used in newly-manufactured air conditioners. It is beyond the scope of an inspection to determine the type of refrigerant used.
Crawl Spaces Crawl spaces should all be viewed periodically. Although not desirable it is common for moisture levels to be higher here than in other areas of the home. Recommend quarterly viewing so as to catch water intrusion and moisture related issues quickly.
Roof materials It is beyond the scope of the inspection to give the life expectation of roofing materials. There are many factors that effect the aging process such as color, angle, orientation, ventilation and type of material. Any mention of age is a rough estimate based upon experience and is in no way an guarantee of the actual age. We recommend asking seller if you want specific age information. It is also beyond the scope to determine if a roof has more than one layer of materials. lower layer can be concealed by drip edges and flashings.
Roofs are designed to shed water like an umbrella and are not “waterproof”. In events of wind driven rains, and periods of intense rain, water can sometimes blow into areas such as ridge vents, roof vents and valleys and present leaking conditions. This occurrence is rare, but can possibly happen in severe storm events. Unless it is raining at the time of inspection, some roof leaks may not be identified during the inspection process. As prescribed in the inspection authorization and agreement, this is a visual inspection only. Roofing life expectancies can vary depending on several factors. Any estimates of remaining life are approximations only.
Ceiling fans cannot be checked for proper mounting inside attic spaces where concealed by insulation.
The accuracy of breaker labeling is beyond the scope of the inspection.
Rodents Please be aware that inspecting for rodents is outside the scope of home inspections. If we see obvious indications of activity we will note it. If we note it that should not be taken that we conducted a pest inspection. It is also very common for mice and similar sized critters to enter all homes at sometime. Please do not be alarmed if you have such house guests at sometime.
What are Molds? Molds are simple, microscopic organisms, present virtually everywhere, indoors and outdoors. Molds, along with mushrooms and yeasts, are fungi and are needed to break down dead material and recycle nutrients in the environment. For molds to grow and reproduce, they need only a food source and any organic material, such as leaves, wood, paper, or dirt and moisture. Because molds grow by digesting the organic material, they gradually destroy whatever they grow on. Sometimes, new molds grow on old mold colonies. Mold growth on surfaces can often be seen in the form of discoloration, frequently green, gray, brown, or black but also white and other colors. Molds release countless tiny, lightweight spores, which travel through the air. Everyone is exposed to some mold on a daily basis without evident harm. It is common to find mold spores in the air inside homes, and most of the airborne spores found indoors come from outdoor sources. Mold spores primarily cause health problems when they are present in large numbers and people inhale many of them. This occurs primarily when there is active mold growth within home, office or school where people live or work. People can also be exposed to mold by touching contaminated materials and by eating contaminated foods. Molds produce health effects through inflammation, allergy, or infection. Allergic reactions (often referred to as hay fever) are most common following mold exposure. Typical symptoms that mold-exposed persons report (alone or in combination) include: Respiratory problems, such as wheezing, difficulty breathing, and shortness of breath Nasal and sinus congestion, Eye irritation (burning, watery, or reddened eyes) Dry, hacking cough, Nose or throat irritation, Skin rashes or irritation Headaches, memory problems, mood swings, nosebleeds, body aches and pains, and fevers are occasionally reported in mold cases, but their cause is not understood. Molds will grow and multiply whenever conditions are right and sufficient moisture is available and organic material is present. Be on the lookout in your home for common sources of indoor moisture that may lead to mold problems: If you suspect that you may have mold, contact a specialist.
When Things Go Wrong There may come a time that you discover something wrong with the house, and you may be upset or disappointed with your home inspection.
Intermittent Or Concealed Problems. Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets were lifted, furniture is moved or finishes are removed.
No Clues. These problems may have existed at the time of the inspection but there were no clues as to their existence. Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.
We Always Miss Some Minor Things Some might say we are inconsistent because our reports identify some minor problems but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect people's decisions to purchase.
Contractors' Advice The main source of dissatisfaction with home inspectors comes from comments made by contractors. Contractors' opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement when we said that, with some minor repairs, the roof will last a few more years.
Last Man In Theory While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the "Last Man In Theory". The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether the roof leak is his fault or not. Consequently, he won't want to do a minor repair with high liability when he could re-roof the entire house for more money and reduce the likelihood of a callback. This is understandable.
Most Recent Advice Is Best There is more to the "Last Man In Theory". It suggests that it is human nature for homeowners to believe the last bit of "expert" advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of "First Man In" and consequently it is our advice that is often disbelieved.
Why Didn't We See It Contractors may say "I can't believe you had this house inspected, and they didn't find this problem". There are several reasons for these apparent oversights:
1. Conditions During Inspection It is difficult for homeowners to remember the circumstances in the house, at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere in the basement or that the furnace could not be turned on because the air conditioning was operating, et cetera. It's impossible for contractors to know what the circumstances were when the inspection was performed. Contractors also rarely understand the standards home inspectors are to follow.
2. The Wisdom Of Hindsight When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 inches of water on the floor. Predicting the problem is a different story.
3. A Long Look If we spent 1/2 an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more problems too. Unfortunately, the inspection would take several days and would cost considerably more.
4. We're Generalists We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do.
5. An Invasive Look Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don't perform any invasive or destructive tests.
6. Taking advantage of a situation Contractors may be desperate or eager for extra work. Is is too tempting for some to attempt to get work approval asap by telling the home owner that someone else will be paying for it.
Not Insurance In conclusion, a home inspection is designed to better your odds. It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection.
