******************************************************** Yukon, OK
This report published on Friday, October 12, 2018 4:05:12 PM CDT
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:
Issue appears to be a safety hazard than may cause injury
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 qualifed person
Recommend monitoring in the future
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
1) - Commercial Inspections are performed according to the standards set forth by InterNACHI's International Standards of Practice for Inspecting Commercial Properties and the standards set by the Oklahoma Construction Industries Board's Standards of Workmanship and Practice; both of which are available upon request. Inspections are NOT technically exhaustive, do NOT identify concealed or latent defects and do NOT report on cosmetic issues. This inspection does NOT determine the suitability of the property for any use, the market value, the insurability, or the life expectancy of the property or its components and systems.
2) - The inspector is not required to determine: property lines, condition of components not readily accessible, service life of components/systems, size/capacity/BTU/performance/efficiency of components/systems, the cause of a defect, future conditions, or code compliance and regulations. The inspector is not required to determine the presence of rodents/animals/insects, mold/mildew/fungus, air-borne hazards, birds, poor air quality, asbestos, environmental hazards, electro-magnetic fields, hazardous materials including lead, or hazardous waste conditions. The inspector is not required to determine manufacturer's recalls or conformance with manufacturer's installation or any information included for consumer protection purposes. The inspector is not required to determine the operating cost of systems and replacement or repair costs,
The inspector is not required to operate: any system that is shut down, any system deemed to be unsafe, low voltage electrical systems, any shut-off valves, any electrical disconnects, alarm systems, or sprinkler/fire suppression systems.
The inspector is not required to move any personal items or other obstructions, dismantle any system or component, enter any unsafe area, inspect common areas in multi-unit housing, research history of the property, or determine the age of a structure/component/system.
A complete list of items inspected, limited, or excluded can be found on the "Standards of Commercial Property Inspection" according to the National Association of Certified Home Inspectors Commercial SOP.
3) - Client can request a re-inspection to ensure that repairs have been made or to request more technically exhaustive inspections by this inspector or a specialist. Re-inspections are an additional charge.
Limitations: The following items are not included in this inspection: 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.. 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.
Condition of fences and gates: Appeared serviceable
Fence and gate material: Wrought iron
Site profile: Level
Condition of driveway/parking lot: Appeared serviceable
Driveway material: Asphalt, Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
4) Comment - Some driveway sections were obscured by snow and couldn't be fully evaluated.
5) Comment - Most sidewalk, entry sections were obscured by snow and couldn't be fully evaluated.
6) Comment - Parking appears to be shared with other tenants and maintained by the property manager or similar entity. Client should check contract or with Realtor to receive details on the maintenance of the drive and parking lot.
Limitations: 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, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Apparent wall structure: Steel frame
Wall covering: Brick veneer
Foundation type: Slab on grade
Foundation material: Poured in place concrete
Footing material: Not determined
7) Major Defect, Repair/Replace, Evaluate - Stair-stepping cracks were found on the north side of the building in the brick veneer. The center section of this wall towards the top has bowed out and pulled away from the sofit and brick molding. These may have been caused by movement of the foundation and/or walls. The clients are strongly advised to hire qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
Foundation repair contractors who may prescribe repairs, and will give cost estimates for prescribed repairs
Masonry contractors who repair and/or replace brick veneer
Geotechnical engineers who attempt to determine if settlement is ongoing, and what the cause of the settlement is
Structural engineers who determine if repairs are necessary, and prescribe those repairs
8) Repair/Replace, Evaluate, Monitor - The exterior paint finish over the entire structure is approaching its useful life. The cost of a qualified painting contractor prepping (pressure wash, scrape, sand, prime caulk, etc.) and repainting the entire structure as per standard building practices should be budgeted.
The metal attic vent screens have peeling paint.
The metal lintels above the windows are primed but not painted. These should be painted to prevent rust and deterioration.
9) Repair/Replace, Evaluate - Rot or water damage was found at one section of fascia, on the south east corner of the building.. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
10) Repair/Replace, Evaluate - One or more minor cracks (1/8 inch or less) were found in the brick veneer. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
11) Repair/Maintain - Gaps existed at one or more 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 entry by vermin.
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; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determine 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, 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. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. 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.
Condition of roof structure: Appeared serviceable
Roof type: Hipped
Age of roof surface(s): Appears original to building
Source for building age: Inspector's estimate based on original building inspection stickers
Roof inspection method: Viewed from eaves on ladder
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
Attic inspection method: Traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Ceiling insulation material: Fiberglass loose fill
Ceiling insulation depth: 10" - 12"
Roof ventilation: Appears serviceable
14) Repair/Replace, Evaluate - Water was leaking from two corners of the guttering. The southeast and northeast corners. They should be resealed to keep water from leaking back onto the wood trim and sofit. The southeast corner trim is already starting to rot and may need to be repaired.
15) Comment - Some roof surfaces were obscured by snow and couldn't be fully evaluated.
Because of the roof configuration, weather, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.
16) Comment - Both ends of the attic and roof structure sections were not evaluated due to lack of access from the following conditions: no walkways past walls on each end of the attic.
Limitations: 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.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 2
Service voltage (volts): 120
Service amperage (amps): 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Copper
Main disconnect rating (amps): 200(2)
System ground: Not determined
Condition of main service panel: Appeared serviceable (Both)
Location of main service panel #A: South Side - Kitchen
Location of main service panel #B: North side, northeast corner office.
Condition of smoke detectors: Required repair, replacement and/or evaluation (see comments below)
Smoke detectors present: Yes
Carbon monoxide detectors present: No
Smoke detector power source: Battery, Hard wired
17) Safety, Repair/Replace, Evaluate - Several sections of wiring that weren't terminated were found in the ceiling of some of the offices where the fixtures have been removed.This is a potential safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary. For example, cutting the wire to length and terminating the wire with wire nuts in a securely anchored, covered, properly sized junction box; or have a fixture installed.
18) Safety, Repair/Replace, Evaluate - Wire splices at the front of the building outside were exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
19) Safety, Repair/Replace, Evaluate - One or more ground fault circuit interrupter (GFCI) electric receptacles wouldn't trip, wouldn't reset at the following "wet" locations: exterior. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
20) Safety, Repair/Replace, Evaluate - Some light fixtures were loose, or not working. A qualified person should evaluate and repair or replace as necessary.
21) Safety, Repair/Replace - This property had one or more fuel burning appliances and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
22) Safety, Repair/Maintain - One or more smoke detectors didn't respond when tested. A qualified person should evaluate and replace smoke detectors, replace batteries or make repairs as necessary. For more information, visit: http://www.cpsc.gov/cpscpub/pubs/5077.html
23) Safety, Repair/Maintain - Emergency lighting was present and tested. Some of the emergency lights did not respond when tested. These should be evaluated and repaired by a qualified contractor. The batteries may just need to be replaced.
24) Safety, Minor Defect - Many switch, receptacle cover plates were missing, on the south side office. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. A qualified person should repair as necessary.
Several switch cover plates were missing screws. This is a safety hazard and screws should be replaced.
25) Safety, Maintain - Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit: http://www.cpsc.gov/cpscpub/pubs/5077.html
26) Safety, Comment - The main disconnect for the south side is located outside next to the service entrance. The main disconnect for the north side is located at the top of the main panel for the north side.
27) Minor Defect - The cable service box is damaged and cabling is exposed. The cable company should be contacted to repair their box.
28) - There is a security system installed. It is not apart of a normal inspection and was not evaluated.
There are phone/data closets in both offices. They were not evaluated.
Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler 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 determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water meter: In common area west of building
Water service: Public
Service pipe material: Not determined
Condition of supply lines: Appeared serviceable
Supply pipe material: PVC and PEX
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Not determined
Waste pipe material: Not determined
29) Safety, Comment - The gas meters are located on the northeast side of the building. There is one for each office space. These are the main gas disconnects.
The water meter is located on the west side in the common area. This meter will shut off water to the entire building.
There is a fire hydrant located within 100 feet of the building.
30) Comment - The main water cut off valves for the building are located on the east wall in the north side of the building.
There is a cut off valves for the outside faucet located on the wall in the southwest corner of the building.
Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
Condition of water heater: Appeared serviceable
Estimated age: Appear original to building
Energy source: Electricity
Capacity (in gallons): 3.5 gallons each
31) Evaluate, Comment - Based on the capacity of the water heaters, the number of bathrooms, kitchens, dishwashers, etc in this structure and the number of occupants expected to occupy this structure, these water heaters may be undersized. The client should consult with a qualified plumbing contractor or water heater distributor for more information, and may wish to upgrade the size of the water heater. Client should understand the current water heaters are installed under the kitchen cabinets in each unit and they may have to build a separate closet with separate plumbing and ventilation to accommodate a larger water heater.
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 system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Location of heating system: Attic
Heating type: Forced air
Fuel type: Natural gas
Approximate BTUs: 90,0000 each unit
Distribution system: Ducts and registers
32) Safety, Repair/Maintain, Evaluate - The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner 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. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
33) Safety, Evaluate, Comment - The heating units had pilot light safety devises installed. These are beyond the scope of a normal inspection and were not evaluated.
These are also outside the scope of a normal inspection. Of the 4 smoke detectors located, one did not appear to be working correctly as its function light was not operating.
It is this inspectors opinion that these detection systems are the reason that the heating units on the south side are not operating.
The client will need to have a qualified contractor evaluate the entire heating safety system and instruct the client on its use and maintenance.
34) Repair/Replace, Evaluate - This system on the south side did not respond when their normal controls were operated. As a result, the inspector was only able to perform a limited evaluation. The client should consult with the property owner as to how the system operates. Recommend that a full evaluation be made by a qualified person when the system is operable.
The system on the north side appeared to operate as it should. However, the unit that heats the west side of the north office only had a temperature rise of about 15 degrees. There should be at least a 30 degree rise. This should be noted to the technician when they are checking the other systems, so that they can determine why this unit is not heating as it should.
35) Repair/Replace - The air filters in the north side units were located so that they're difficult to access. The are in the attic. The client may want to consider relocating filters as necessary to more accessible locations, such as behind return air grills in interior spaces.
Note, also that the filters for the north side units are a different size than the filters on the south side. The wrong size filters were laying next to these units in the attic.
The air filters in the south side are located behind the return air grills.
36) Comment - The heating units are located in the attic and are lettered, with corresponding lettering on their controls below.
South side offices: (Units did not respond to their controls) Unit A Model # Goodman GMT090-B Serial # 0404762668 Unit B " Serial #0404762598
North side offices: Unit C Model # Goodman GMS80905 CNA Serial # 0502019218 Unit D " Serial # 0504116998
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Type: Split system
37) Comment - The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system. Operating a cooling system below 60 degrees can damage the units and their compressors.
There are 4 units. These units were not lettered to match their corresponding unit in the attic. Inspector recommends labeling these outside units to match.
North Unit Model # G8C130481AF Serial # 0801588148 Next Unit South " Serial # 0802043112 " " Serial # 0802043110 " Model # CLF148-1B Serial # 0411596982
38) Comment - The air handlers in the attic are equipped with overflow drip trays that have auxiliary drain lines that exit the building in the front and back. Client should be aware that if water is coming out of these drain lines, then a Heat/Air contractor should be contacted to determine why. Failure to do so could cause major water damage in the ceilings.
Limitations: The following items are not included in 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, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of garbage disposals: Appeared serviceable(2)
Condition of dishwashers: Appeared serviceable(2)
Condition of refrigerators: Appeared serviceable(2)
39) Repair/Replace, Evaluate - The over counter light under the microwave unit did not operate. It may just be needing a new bulb, but may need evaluation by a qualified appliance repair contractor.
40) Repair/Replace - The cabinet door to the water heater in the north office kitchen was dragging the ground and would not open or shut properly. Door should be adjusted as necessary.
41) Comment - Some cabinet surfaces, drawers and/or doors showed minor wear.
42) Comment - Both of the refrigerators ice maker was in the "off" position. The inspector was unable to evaluate this component.
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, 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: South Bathroom in South Office
Location #B: North Bathroom in South Office
Location #C: Bathroom in North Office
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
43) Repair/Replace, Evaluate - The toilet at location #A, B, C "runs" after being flushed, where water leaks from the tank into the bowl. Significant amounts of water can be lost through such leaks. A qualified plumber should evaluate and repair or replace components as necessary.
The toilets appear to not have been used for a while and may just need cleaning so that the tank flapper seals properly or the float moves easily up and down it's stem.
44) Repair/Replace - The hot and cold water in location #C were reversed plumbed with cold water coming from the hot side and hot water coming from the cold side. These should be connected correctly by a qualified contractor.
45) Repair/Maintain - The exhaust fan, vent covers outside coming from #A, B, C need cleaning. They are completely blocked by debris.
46) Comment - All bathrooms appear to be "accessible" and meet "accessible" regulations. Doors were at least 36" wide and had the acceptable latch type handles.
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies 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 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 of odors is not within the scope of this inspection.
Exterior door material: Metal, Glass
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Type of windows: Aluminum
Condition of windows: Appeared serviceable
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Tiles Drywall above tiles
Flooring type or covering: Vinyl, Tile
47) Repair/Replace, Evaluate - One exterior doors wouldn't latch. A qualified person should evaluate and repair as necessary.
48) Repair/Replace - Trim or jambs around the exterior door was deteriorated, on the north side.. A qualified person should repair, replace or install as necessary.
49) Repair/Replace - Some interior doors were missing, or warped. A qualified person should repair or replace as necessary.
The missing door was not located.
50) Repair/Replace - Minor damage (holes, etc.) were found in one or more wall sections. A qualified person should repair as necessary.
51) Maintain - Carpeting in one or more areas was significantly stained or soiled. Recommend having carpeting professionally cleaned as necessary.
52) Monitor - Stains were found in several ceiling areas. However, no moisture was found. The stains appear to be from past exposure to moisture. After further evaluation, it was determined that the area above the stains was a direct vent to the exterior and the water stains are probably caused by condensation forming on the ductwork and dripping back down to the ceiling tiles. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
53) Comment - Client should be aware that both of the side doors had exterior mounted hinges, which may make it easier for someone to break into the building. Client may wish wish to change these doors to a more secure opening.
For questions about this report or to schedule an inspection, contact Preferred Real Estate Inspections, LLC