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.
Report number: 20190711B
Time started: 2:45pm
Time finished: 6:30pm
Present during inspection: Arie Cusato/Business Manager
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Rain
Temperature during inspection: Hot
Inspection fee: $1095.00
Payment method: Invoiced
Type of building: Commercial
Age of main building: 15 years
Source for main building age: Client
Front of building faces: West
Main entrance faces: West
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: Steep slope
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete, masonry/brick
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Concrete, Masonry
Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
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: Required repairs, replacement and/or evaluation (see comments below)
Wall covering: Brick veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Finished Office and service rooms
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)
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. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). 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 perform adequately or are leak-free.
Roof inspection method: Viewed from eaves on ladder, Viewed from ground
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable, Where visible
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, From Transformer
Number of service conductors: Not determined (components inaccessible or obscured)
Service voltage (volts): 3 phase, 4 wire, 120
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): Not applicable, no single main disconnect
Condition of main service panel: Appeared serviceable, Multiple sub-panels in serviceable condition
Location of main service panel #A: Mechanical room
Condition of branch circuit wiring: Serviceable
Smoke alarms installed: Yes, but not tested
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: Basement, In mechanical room, Pump room
Condition of supply lines: Appeared serviceable
Condition of drain pipes: Appeared serviceable
Condition of waste lines: Appeared serviceable
Vent pipe condition: Required repair, replacement and/or evaluation (see comments below), In regard to odors from pump system
Vent pipe material: Plastic
A sewage ejector pump was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. These systems are typically sealed and involve moving parts. They are subject to clogging and/or damage from disposal of items such as disposable diapers and sanitary napkins. Recommend that this pump and related equipment (piping, valves, etc.) be evaluated by a qualified plumber and repaired if necessary. This should be done per the manufacturer's recommendations in the future, or annually if unable to verify the manufacturer's recommendations. Typically, these pumps have a lifespan of 7-10 years. For more information, visit:https://www.reporthost.com/?SEWEJPMP
12) Concern with odor in pump room septic/water pump tank. Noticeable strong sewage odor was noted in this room. The holding tank had sealing/caulk around covers. This may have been applied to help conceal odors from tank. Large amount of dead flies were also noted on the floor.
Ventilation installed in this room was inadequate and substandard to remove the volume of air required to keep odor level down. Recommend evaluation and install of commercial exhaust fan to be ducted to exterior where fumes will not enter back into building.
These conditions along with being a nuisance to staff/employees working and eating in this area, may be considered a health/safety concern. Building management/owners should be made aware that these conditions may be in violation of OSHA standards. It is beyond the scope of the inspection to determine if these odor levels due violate OSHA air quality standards.
Recommend evaluation and repair by a qualified contractor to correct these conditions. The contractor may have to scope vent pipe for obstructions or other condition that is causing odors.
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, with storage tank
Estimated age: unknown
Temperature-pressure relief valve installed: Yes
Location of water heater: Mechanical room, Boiler room
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 118
The estimated useful life for most water heaters is 8-12 years. The inspector was unable to determine the age of the water heater due to the manufacturer's label being obscured, no serial number being visible, or the serial number not clearly indicating the age. The client should be aware that this water heater may be near, at or beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's age.
If found to be near, at or beyond its useful lifespan, 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 does fail. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
Heating, Ventilation and Air Condition (HVAC)
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, Furnace
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: unknown
Condition of hydronic or steam heat system: Appeared serviceable
Type of hydronic or steam heat: Hydronic (hot water)
Hydronic or steam heat fuel type: Natural gas
Condition of burners: Not determined (inaccessible, obscured, or gas or oil service off)
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below), 2 Systems Trane/Mitsubishi
Location of heat pump or air conditioning unit: Building exterior
Type: Split system
Condition of controls: Appeared serviceable
The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be near 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.
With proper maintenance components may last longer, for example, quarterly change of air filters etc. Management can expect that budgeting for major repairs or replacement may be necessary I the near future. See concerns regarding compressor/boiler venting proximity.
The inspector noted that some office areas did not have means of heat or cooling. These rooms may have been originally part of other adjacent office and then walled off for extra use. This condition should be corrected for the comfort of staff/employees, especially during periods of extreme heat or cold weather conditions. Recommend evaluation and repair by a qualified HVAC contractor to install proper means of heating and cooling these areas.
17) The relative humidity felt higher in some interior rooms. Recommend evaluation and repair by a qualified HVAC contractor. Contractor may recommend adding dehumidifier system added or adjusted on air conditioning.
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.
Interior, Doors and Windows
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
Exterior door material: Glass panel
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Metal, Fixed
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Tiles
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable
Fixtures such as Blind/hardware were loose. Recommend that a qualified person repair or replace as necessary.
Front waiting room area had blind hardware that was loose. These brackets should be solidly secured by proper fasteners.
Carpeting in one or more areas was loose and posed a trip hazard. Recommend that a qualified contractor repair as necessary. For example, by stretching or replacing carpeting.
Fixed glass/window above reception desk had missing/loose gasket. Recommend reinstalling gaskets on these areas to properly secure these large panes from becoming displaced or falling.
Interior door at front entry from waiting room area to patient areas rubs/jams on tile floor. Recommend evaluation and repair by qualified contractor. This is a safety concern in the event of emergency evacuation for patients and staff.
Evacuation plans/interior floor plans should be posted in interior offices/restrooms/patient exam rooms/kitchen/mechanical rooms. This is important
in the event of emergency evacuation for patients/staff/vendors and service contractors that may not be familiar with the building layout.
Example of these plans were noted in LabCorp portion of building.
Carpeting in one or more areas was damaged or deteriorated. Recommend that a qualified contractor replace as necessary.
This report is the exclusive property of Millyard Home Inspection and the Client.