Property Inspection Report Commercial Office Space General Pre-Sale Inspection
1234 Office Drive Anytown, California 95932
Sunday, July 30, 2017
This report published on Monday, December 17, 2018 8:09:48 AM PST
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
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:
Poses a safety hazard
Correction likely involves a significant expense
Recommend repairing or replacing
Recommend repair and/or maintenance
Correction likely involves only a minor expense
Recommend ongoing maintenance
Recommend evaluation by a specialist
Recommend monitoring in the future
Item or component is in serviceable condition
For your 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
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Warm, 88℉
Inspection fee: $1,000.00
Payment method: Check
Type of building: Single family, Commercial
Buildings inspected: One shop, Various commercial descriptions.
Age of main building: ≈ 21 Years.
Source for main building age: Municipal records or property listing
Front of building faces: East
Main entrance faces: East
1) Numerous areas and items at this property were obscured by content. 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. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. 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. Cost estimate: N/A.
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete, Exposed aggregate finish.
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section), Closed soffit type cantilever.
2) Driveway entry showed minor deterioration; beyond scope of inspection. Cost estimate: N/A.
3) Sidewalks appeared serviceable and well maintained. Cost estimate: N/A.
4) Entry walks covered in stucco cantilevered, enclosed soffits appeared newer and sound. Cost estimate: N/A.
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Stucco
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete
5) Exterior surfaces of complex appeared sound and well maintained. Cost estimate: N/A.
Limitations: 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; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Concrete tile, Torch down (modified bitumen), Synthetic plasticized or rubberized single-ply membrane, Concrete tile at 1/2 north, entire east (front), and 1/2 south elevations.
Roof type: Hipped, Flat or low slope, Parapet commercial, open at rear elevation.
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
6) Front roof planes of concrete tile, ribbed parapet capping, low-slope parapet membrane surfaces, guttering, downspouts, and venting appeared serviceable. Cost estimate: N/A.
Limitations: 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. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses, Engineered metal web with wood top and bottom chords.
7) Various types of ceiling structures exist under flat roof area: hard lid interior office drywall, T-bar (Grid) acoustic tile interior office, and open truss utility garage. All attic spaces appear correctly and adequately insulated. Cost estimate: N/A.
Limitations: The following items are not included in this inspection: generator systems, transfer switches, 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, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Service voltage (volts): 120-240 V, 3 phase, 4 wire, 120-480 V
Estimated service amperage: 150, 200
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 150, 200
System ground: Ground rod(s) in soil, Cold water supply pipes
Condition of main service panel: Appeared serviceable, 7 Main Panels, 1 per unit.
Condition of sub-panel(s): Appeared serviceable, Multiple in each unit.
Location of main service panel #A: Building exterior
Location of sub-panel #C: Mechanical room
Location of sub-panel #D: Mechanical room
Location of sub-panel #E: Mechanical room
Location of main disconnect: Breaker at bottom of main service panel
Carbon monoxide alarms installed: Yes, but not tested
9) One or more electric receptacles (outlets) were incorrectly wired with an open neutral. Recommend that a qualified electrician repair as necessary. This condition was brought to the attention of maintenance. Cost estimate: TBD, minor.
10) Cover plate to Unit A "Billing" receptacle at western wall was missing. Cost estimate: TBD, minor.
11) Smoke and fire detection equipment appeared correctly distributed; not tested. Annual inspection by qualified person/provider is recommended. Cost estimate: N/A.
12) The Electrical Metering Equipment for all units was located at southern exposure exterior wall. GE FITZALL™ Meter Heads and Service disconnects appeared serviceable. Cost estimate: N/A.
13) Sub panels for units were typically located at base of stairs to attic mechanical spaces. Labeling was legible. Appeared serviceable. Cost estimate: N/A.
14) Except where noted, receptacles and GFCIs tested correct at all locations not blocked by contents. Cost estimate: N/A.
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water shut-off: Building exterior
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: None visible
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
15) Sequence of all plumbing fixtures inspected. With one exception, all fixtures throughout appeared serviceable. Cost estimate: N/A.
16) Main water shut-off at building north exposure. Cost estimate: N/A.
17) Gas metering equipment located at building southern exposure: appeared serviceable. Cost estimate: N/A.
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Tank, Integral with heating system, tankless
Energy source: Electricity, Natural gas, Various. See photos, captions.
Estimated age: Various.
Capacity (in gallons): 30, 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Utility room, Attic
Hot water temperature tested: No, Numerous W/H ≈ 120 ℉.
Condition of burners: Appeared serviceable, Newer.
Condition of venting system: Appeared serviceable
18) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. 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. Cost estimate: TBD.
19) Natural Gas (N/G) fueled 2 Water Heaters (W/Hs) (Units A and C1), cooking equipment (Unit C1), and furnaces for the various units. The remainder of hot water requirements was supplied by Electric W/Hs located primarily in Unit's attic space. 1 "point of use" tankless unit was observed in Unit B1 "Bath". All N/G and Electrical W/Hs (except as noted) were newer and appeared serviceable. Cost estimate: N/A.
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: Variable: Records with Facilities Manager.
Source for last service date of primary heat source: Contractor
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas, Some units dated late 1994, most newer.
Location of forced air furnace: Attic
Forced air system capacity in BTUs or kilowatts: ≈ 64,000 BTU avg.
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler, Behind return air grill(s)
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable, See service records.
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location: Parapet roof.
Type: Split system, Heat pump
Condition of controls: Appeared serviceable, Units operating at time of inspection.
20) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. These units appeared to be this age and/or its useful lifespan and may need significant repairs or replacement in the near future. Recommend that a qualified HVAC technician inspect usual electrical and mechanical components to determine remaining service life. Cost estimate: TBD:$$
21) Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season). Cost estimate: TBD, minor.
22) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future. Cost estimate: TBD:$$
23) Registers appeared serviceable throughout. Cost estimate: N/A.
25) HVAC systems were in operation at time of inspection. Thermostats were not reset; filters, returns, and registers were inspected but were not removed, and ducting was photo-documented but not disturbed. Cost estimate: N/A.
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; 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. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable, Where installed.
Condition of dishwasher: N/A (none installed)
Condition of refrigerator: Appeared serviceable, Food/Medical samples.
Condition of built-in microwave oven: Appeared serviceable
26) The title "Break-rooms" was substituted for the default title "Kitchen" to more accurately describe these spaces. Cost estimate: N/A.
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Half bath, first floor
Location #B: Half bath, first floor
Location #C: Half bath, first floor
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable, Leak at C.I.P. shop toilet valve.
Bathroom and laundry ventilation type: Spot exhaust fans
27) All examination rooms were well maintained and serviceable. Cost estimate: N/A.
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable, Store front/sliders/commercial metal.
Exterior door material: Metal, Glass panel, Sliding glass
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable, Some single glazed: to be replaced.
Type(s) of windows: Metal, Multi-pane, Single-pane
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall, Tiles, T-bar and hard lid.
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Laminate, Tile
28) Rear exterior egress door (Unit C) safety equipment requirement on plans (w/o legend) are unclear. Recommend verification of all required components. Cost estimate: TBD.
29) Minor weather-stripping maintenance at exterior door frames is expected at frequented egress. Cost estimate: TBD, minor.
31) Carpeting in one or more areas was significantly stained or soiled. Recommend having carpeting professionally cleaned as necessary. Cost estimate: TBD, minor.
32) Interior; ceilings, walls, and floor coverings appeared well maintained. Cost estimate: N/A.
33) Exterior doors were well maintained andoperable. Closers and hardware were correct in style and adjustment and Fire Extinguisher/Signage equipped. Cost estimate: N/A.
34) Screens were missing from windows. These windows may not provide ventilation during months when insects are active. Screens were being fabricated at time of inspection. All windows tested operated normally. Cost estimate: TBD, minor.
Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.
Visible evidence of active wood-destroying insects: No
Visible evidence of active wood decay fungi: No
Visible evidence of past wood-destroying insects: No
Visible evidence of past wood decay fungi: No
Visible evidence of damage by wood-destroying insects: No
Visible evidence of damage by wood decay fungi: No
Visible evidence of conditions conducive to wood-destroying organisms: No
Location #A: No treatment tags were observed.
Only minor mechanical issues were observed at time of inspection. Dating, servicing, and maintenance of roof mounted HVAC equipment should be addressed if not already performed.