National Property Inspections

Transcription

1 Wednesday, January 25, 2017 Inspector Chris Harr Page 1 of 47

2 INVOICE # : 423 2:00pm Nspect, Inc dba PO Box 613 Client Name : Village of Minerva Park Property Location : 2999 East Dublin Granville Road Columbus OH Billing Address : 2829 Minerva Park Road Pickerington OH Columbus OH Client Phone : Client (614) Ericfischer@Nationalinvestments.com TYPE OF INSPECTIONS PERFORMED Office Building $ Grand Total Subtotal $ Total $ Due Upon Receipt $ Thank you for choosing NPI! Page 2 of 47

3 PRE-INSPECTION AGREEMENT The client understands that this Home Inspection is only a visual review of readily accessible areas. The Standards of Practice used meet those prescribed by the State of Ohio and ASHI. No excavation, disassembly or removal of obstructions is performed. Hidden or obstructed defects may not be observed. In addition, some property components are inspected on a random sampling of like items, i.e., electrical outlets, windows, doors, etc. Therefore, not every defect may be identified. We encourage the client to be present at the inspection. This will enable the inspector to point out specific observations, as well as help the client understand any comments provided in the Home Inspection Report. This report is intended for use only by the party contracting for same. It is not intended to benefit any third party. The client understands, accepts and agrees that does not, impliedly or expressly, warrant or guarantee its Home Inspection, Home Inspection Report, or the condition of the subject property. In the event that any dispute arises out of, or relates to, the Home Inspection performed or Home Inspection Report issued under this Agreement, such dispute shall be submitted to arbitration for resolution. Election to submit any claim to arbitration must be given, in writing, to National Property Inspections within one (1) year of the Home Inspection. The arbitration shall be conducted pursuant to the Construction Industry Arbitration Rules as set out by the American Arbitration Association. In the event that a dispute is submitted to arbitration pursuant to this Paragraph, the decision of the arbitrator shall be final and binding on the parties and judgment on the award of the arbitrator may be entered in any court of competent jurisdiction. Our liability shall in no case exceed five times the amount of the fee charged. expresses no opinion of the subject property beyond what is set forth in its Home Inspection Report. The client may wish to obtain other types of inspections, such as mold, air quality or environmental inspections that are not addressed in the Home Inspection Report. National Property Inspections does not inspect for compliance with building codes or regulations of any governmental body, entity or agency. Page 3 of 47

4 *ACKNOWLEDGEMENT* Client acknowledges that Nspect, Inc, DBA, its employees, owners or agents is an independently-owned and operated franchise and not an employee, partner, or agent and cannot make any contract, agreement, warranty or representation on behalf of, Inc., 9375 Burt Street, Suite 201, Omaha, NE THIS CONTRACT CONTAINS A BINDING ARBITRATION PROVISION WHICH MAY BE ENFORCED BY THE PARTIES. Payment for the inspection services constitutes acceptance of this Pre-Inspection Agreement by Client. Inspector Signature Chris Harr Client Signature 1/27/2017 Print Client Name Date Date Page 4 of 47

5 GENERAL INFORMATION GENERAL CONDITIONS AT TIME OF INSPECTION : Property Faces : North South Yes Property Occupied : Estimated Age Of Property : 43 Year(s) Type of Property : Single Multi Primary Construction : Wood Block Weather : Light Rain East West Temperature : 44 F Soil Conditions : Dry Brick Damp/ Snow Frozen Wet Seller Persons Present : Buyer Buyer's Agent Seller's Agent DEFINITIONS : Below are listed the definitions used throughout the report to describe each feature of the property. ACC (ACCEPTABLE) The item/system was performing its intended function at the time of the inspection. MAR (MARGINAL) The item/system was marginally acceptable. (It performed its designed function at the time of the inspection. However, due to age and/or deterioration, it will likely require early repair or replacement.) NI (NOT INSPECTED) The item/system was not inspected due to safety concerns, inaccessibility and/or concealment or seasonal conditions. NP (NOT PRESENT) The item/system does not exist or was visually concealed at the time of the inspection. DEF (DEFECTIVE) The item/system failed to operate/perform its intended function, was structurally deficient, was unsafe or was hazardous at the time of the inspection. SCOPE OF THE INSPECTION : wishes to remind you, every property requires a certain amount of ongoing maintenance, such as, unclogging drains, servicing of furnaces, air conditioners, water heaters, etc. This property will be no exception. It is suggested that you budget for regular maintenance/repairs. The following report is based on visual inspection only of the accessible areas of this property. Please read and study the entire report carefully. The intent of the property inspection is to identify and communicate conditions of the facility and components of the facility that are categorized and listed on the inspection form, particularly maintenance issues. The inspection is a visual review of readily accessible areas and components. The inspector will endeavor to observe the operation of mechanical and electrical systems and note the condition of the systems. It is not technically exhaustive and no excavation, disassembly or removal of covers, panels or obstructions is performed. Hidden or obstructed defects may not be observed Page 5 of 47

6 Monitor Condition Recommend Repairs GRADING / DRAINAGE Near Level Positive Slope Monitor Condition Recommend Repairs Near Level Ponding The overall grade around the property was flat to positive. No areas of ponding or potential water infiltration were observed. SIGNAGE Negative Slope Positive Slope Negative Slope Ponding The front sign has a damaged face. Estimated budget $750 Signage: Signage: Signage: Page 6 of 47

7 Monitor Condition Recommend Repairs PARKING LOT Concrete General Deterioration Asphalt Cracks Brick Settlement Gravel Approximately 25,000sf of asphalt parking providing 75 regular, and 3 handicap parking spaces. The overall lot condition was average. Minor settlement, and alligatoring observed. Sealcoating and striping is recommended as soon as possible. Estimate $.50-$1.25 per SF. Long term, a topcoat of asphalt will be needed at $2.50-$4.00per SF. Parking Lot: Parking Lot: Parking Lot: Parking Lot: Page 7 of 47

8 Monitor Condition Recommend Repairs CONCRETE AND FLATWORK Brick General Deterioration Poor Earth / Wood Clearance Handrail Loose / Missing Flagstone Concrete Wood Concrete and Flatwork: Concrete and Flatwork: Concrete and Flatwork: Concrete and Flatwork: Enclosed General Deterioration Tripping Hazard Monitor Condition Recommend Repairs Open Settlement Poor Earth / Wood Clearance Handrail Loose / Missing The landscaping and landscaping lighting were satisfactory. Trees and shrubs are mature, and well maintained. Cracks / Settlement Overall, concrete and flatwork was in average repair. The main east walk has a slight tilt toward the building, but no significant slip, trip hazards were observed. Some concrete curbing needs repair. Estimated budget $1500-$2500 for repairs. LANDSCAPING Page 8 of 47

9 Landscaping: Landscaping: Landscaping: Monitor Condition Recommend Repairs FENCES / GATES Wood Wrought Iron General Deterioration Needs Repairs Plastic / PVC Chain Link Masonry Leaning Rotting Portion(s) Missing The dumpster enclosure was in satisfactory repair. Consider installation of a ballard to protect the fencing from vehicular damage of dumpster movement. Paint or stain to preserve the wooden components. Page 9 of 47

10 Fences / Gates: Monitor Condition Recommend Repairs RETAINING WALLS Rear Timber Cracks Leaning Sides Driveway Front Concrete Brick Block General Deterioration Weep Holes Needed Stone Some minor movement in the front planter/retaining wall. Seal the cracks, and monitor for continued movement. Seal cracks, and add mortar in the rear retaining wall to deter further decay. Budget $500 Retaining Walls: Retaining Walls: Page 10 of 47

11 Monitor Condition Recommend Repairs ROOFING Age : 20 Year(s) Design Life : 15 Layers : 2 Year(s) Visual From Ground Asphalt / Composition Walked On Wood Shake Ladder at Eaves Wood Shingle Tar and Gravel Membrane Metal Rolled Composition Suspected Leak(s) Excessive Granular Loss Missing Shingle(s) Bubbling Cupping/Curling/Lifting/Brittle Trim Trees / Branches 100 % Visible Snow Covered Tile Slate Previous Repairs Noted Improper Installation Leaks not always detectable. A rubber membrane roof was installed over the original tar and gravel roof covering resulting in a number of active leaks. Division 7 may be able to provide additional information, as they have recently applied several patches (over 50) per our contact. Some loose slate should be addressed as well. Recommend inspection, and estimates for replacement by a qualified roofing contractor. Estimated cost $25,000 and up. Roofing: Roofing: Roofing: Roofing: Page 11 of 47

12 Monitor Condition Recommend Repairs FLASHING/VALLEYS Metal General Deterioration Exposed Nails Composition / Membrane Rust Previous Repairs Noted Improper Installation Filled with Debris Suspected Leak(s) Flashing/Valleys: Flashing/Valleys: Flashing/Valleys: Flashing/Valleys: Monitor Condition Recommend Repairs SKYLIGHTS Fixed / Stationary Suspected Leak(s) Operable Caulking Needed Fogged Cracked Page 12 of 47

13 Monitor Condition Recommend Repairs ROOF DRAINS Aluminum Missing Copper Rust / Corroded Filled with Debris Misaligned Vinyl Steel Leaking Loose Missing Extension / Splash Block One strainer for the internal roof drains was missing. Recommend clearing debris, and reinstallation. Roof Drains: Roof Drains: Roof Drains: Page 13 of 47

14 Monitor Condition Recommend Repairs EXTERIOR SURFACE SIDING/TRIM EXTERIOR FAUCETS Location : Four Corners EXTERIOR ELECTRICAL OUTLETS NO GFCI EXTERIOR LIGHTING Wood Synthetic Stucco General Deterioration Needs Caulk / Seal Metal Vinyl Composite Veneer Needs Paint Missing / Loose Poor Earth / Siding Clearance Stucco Brick Cracked The building exterior is for the most part maintenance free. The exterior brick and mortar work was in good condition. Replace missing light fixture covers. Estimated budget $500 Exterior Surface: Exterior Surface: Exterior Surface: Page 14 of 47

15 Monitor Condition Recommend Repairs WINDOWS Wood Insulated Panes General Deterioration Vinyl Metal Single Pane Needs Caulk / Seal Window Wells Defective / Damaged Storm Windows Needs Paint / Finish Fogged Painted Shut Several windows in the lower level west side show indications of a broken thermal seal, but they also have protective storm windows on the exterior. West side upper windows require some reglazing, caulking and sealing. All windows are original for the building and will require ongoing care and maintenance. Estimated budget $5000 Windows: Windows: Windows: Windows: Page 15 of 47

16 Monitor Condition Recommend Repairs EXTERIOR DOORS Metal Wood General Deterioration Screen / Storm Door Damaged Fiberglass Vinyl Delaminated / Damaged Missing / Damaged Hardware Repair/Replace Weather-Strip Evidence of Leak(s) Doorbell Inoperative Needs Caulk / Seal Aluminum and glass entry doors were in good repair. This is a secure entry facility. Exterior Doors: Exterior Doors: Exterior Doors: Exterior Doors: Page 16 of 47

17 FOUNDATION Monitor Condition Recommend Repairs Concrete Block Brick Concrete Stone Slab Wood Post / Pier Insulated Concrete Forms (ICF) General Deterioration Limited Observation Horizontal Cracks Needs Caulk / Seal Step Cracks Trim Vegetation Vertical Cracks Sub-Grade Entryway Poured concrete foundation. No issues visible from the exterior. Interior Foundation Foundation Type Basement Crawl Space General Deterioration Limited Observation Slab On Grade Monitor Condition Recommend Repairs INTERIOR FOUNDATION Horizontal Cracks Leaning / Bowing Step Cracks Inadequate Ventilation Vertical Cracks Efflorescence / Suspected Leak(s) The first floor of the building is sub grade, and finished. The bulk of the foundation was obscured. No deficiences were observed. Monitor Condition UNDER FLOOR FRAMING & SUPPORT Recommend Repairs BEAMS JOISTS POSTS PIERS Leaning/Bowing Excessive Notching Engineered Steel Engineered Block Steel Dimensional Lumber Trusses Concrete Rusted General Deterioration Dimensional Lumber Dimensional Lumber Dimensional Lumber Cracked Limited Observation Split Page 17 of 47

18 Monitor Condition Recommend Repairs FLOOR/SLAB Concrete Settlement Wood Cracks Differential Obscured / Covered Concrete slab was mostly obscured. No issues noted. Monitor Condition Recommend Repairs ELECTRICAL SERVICE SIZE (Main Panel) 110 / 220 Volt (Nominal) 110 Volt (Nominal) 150 Amp 125 Amp Main Disconnect Location: Each Level 120 / 240 Volt (Nominal) 200 Amp 60 Amp 100 Amp Undetermined SERVICE SIZE (Sub Panel) 60 Amp 150 Amp 40 Amp 125 Amp 100 Amp 200 Amp SERVICE Overhead Underground ENTRANCE CABLE Aluminum Copper Fuse(s) Breaker(s) Fuse(s) PANEL SUB-PANEL BRANCH CIRCUITS Breaker(s) Solid Aluminum Undetermined Combination Each level Combination Each level Copper BONDING/GROUNDING GFCI(IN PANEL)* ARC FAULT SMOKE DETECTORS* Overfused Looses Connections Improper Splices Double Tapping Rust / Corrosion No Main Disconnect Open Knockouts Fuse / Breakers Incorrectly Sized Water Meter Not Jumpered Insufficient Access Overheating / Scorching Improper Ground *Smoke Detectors / GFCI's checked with test button only. Monthly Test Recommended. The building is not metered for individual electric consumption, which may pose an issue for a potential buyer. The property is all electric. There are no central station fire or security alarm systems present. There were battery operated smoke detectors wall mounted on each level. Page 18 of 47

19 Electrical: Electrical: Electrical: Electrical: Page 19 of 47

20 Monitor Condition Recommend Repairs EXIT SIGNS AND EMERGENCY LIGHTING SYSTEMS SERVICE SIZE (Main Panel) 110 Volt (Nominal) 125 Amp 110 / 220 Volt (Nominal) 150 Amp 120 / 240 Volt (Nominal) 200 Amp 60 Amp 100 Amp Undetermined SERVICE SIZE (Sub Panel) 60 Amp 150 Amp 40 Amp 125 Amp 100 Amp 200 Amp SERVICE Overhead Underground ENTRANCE CABLE Aluminum Copper Fuse(s) Combination Breaker(s) Fuse(s) Combination PANEL SUB-PANEL BRANCH CIRCUITS Breaker(s) Solid Aluminum Undetermined Copper BONDING/GROUNDING GFCI(IN PANEL)* ARC FAULT SMOKE DETECTORS* Overfused Looses Connections Improper Splices Double Tapping Rust / Corrosion No Main Disconnect Open Knockouts Fuse / Breakers Incorrectly Sized Water Meter Not Jumpered Insufficient Access Overheating / Scorching Improper Ground *Smoke Detectors / GFCI's checked with test button only. Monthly Test Recommended. Lighted exit signs and emergency lighting systems are provided, and functional in most locations that we tested. There were some that were inoperable. Recommend regular inspection and testing of these systems by a qualified electrical contractor. Exit Signs and Emergency Lighting systems: Exit Signs and Emergency Lighting systems: Page 20 of 47

21 Exit Signs and Emergency Lighting systems: Monitor Condition Recommend Repairs FIRE PROTECTION SYSTEMS SERVICE SIZE (Main Panel) 110 Volt (Nominal) 125 Amp 110 / 220 Volt (Nominal) 150 Amp 120 / 240 Volt (Nominal) 200 Amp 60 Amp Undetermined 100 Amp SERVICE SIZE (Sub Panel) 60 Amp 150 Amp 40 Amp 125 Amp 100 Amp 200 Amp SERVICE Overhead Underground ENTRANCE CABLE Aluminum Copper Fuse(s) Combination Breaker(s) Fuse(s) Combination PANEL SUB-PANEL BRANCH CIRCUITS Breaker(s) Solid Aluminum Undetermined Copper BONDING/GROUNDING GFCI(IN PANEL)* ARC FAULT SMOKE DETECTORS* Overfused Looses Connections Improper Splices Double Tapping Rust / Corrosion No Main Disconnect Open Knockouts Fuse / Breakers Incorrectly Sized Water Meter Not Jumpered Insufficient Access Overheating / Scorching Improper Ground *Smoke Detectors / GFCI's checked with test button only. Monthly Test Recommended. Portable fire extinguishers are present and wall mounted in the common areas of the building. No sprinkler systems, or central station fire alarm systems are present. Page 21 of 47

22 Fire Protection Systems: Fire Protection Systems: Monitor Condition Recommend Repairs PLUMBING Water Service : Sewage Service : Water Public Sewage Public Water Private Sewage Private SUPPLY Copper Galvanized Polybutylene PEX DRAINS PVC Cast Iron Copper Water Off Fuel Off Water Shut Off Location : Basement Fuel Shut Off Location : At meters / panels CPVC ABS EJECTOR PUMP PVC VENTS Cast Iron General Deterioration Missing / Improper Cleanouts Copper ABS Improper Connections Suspected Leak(s) Low Flow Improper Venting Water Conditioner Not Part of Insp. Water Hammer / Noise Main utility line, septic systems and gray water systems are excluded from this Inspection. The building is not individually metered. The drinking fountains were inoperable, or had low flow. Page 22 of 47

23 Plumbing: Plumbing: Monitor Condition Recommend Repairs WATER HEATER Brand : Age : Lochinvar 8 Year(s) Size : Year(s) Electric Gallons Insulation Blanket Obstructs View Beyond Design Life Impact Protection A 10 gallon hot water tank was located in a vacant unit on the 2nd floor, and was not tested. Per contact, only one suite in the building has a private bath. Water Heater: 50 Serial No : M Integral with Boiler Tankless Oil Solar Rust / Corrosion Improper Elevation Leaks Faulty Flue Connection At or Near Design Life Gas Leak Seismically Strapped Missing / Improper Pressure Relief Valve / Extension Gas Model : illegible Design Life : 12 Water Heater: Page 23 of 47

24 Water Heater: Water Heater: Monitor Condition Recommend Repairs HEATING Brand : Various Model : Various Age : BTUs : Design Life : Serial No: Various OPERATION ABOVE GROUND STORAGE TANKS HUMIDIFIER Forced Air Baseboard / Radiant Gas Heat Pump Boiler / Hot Water Steam Gravity Electric Oil Propane Air Source Rusted Heat Exchanger Corroded / Leaking Improper Temperature Rise Water Source Unusual Flame Pattern Too Warm to Test Shut Down For Season At or Near Design Life Beyond Design Life Needs Normal Maintenance / Cleaning Missing / Improper Pressure Relief Valve Leaks Underground Storage Tank Not Part of Inspection Heat Exchanger - Unable to detect cracks/holes without dismantling unit. The building is all electric, and not individually metered. We are unsure how management divides utility bills. The heating systems of the building were not individually inspected due to their locations suspended above the dropped ceilings in each occupancy. Based on AC condition and ages, we suspect that there are varying degrees of age and condition. No evidence of a preventative maintenance program was observed. We recommend that the buyer obtain a list of all heating appliances, their age, and the last time that they were serviced, or have a qualified HVAC contractor in to evaluate each unit. Budget $3500 per unit for replacement. Our count was 23 total units here. Page 24 of 47

25 Heating: Heating: Monitor Condition Recommend Repairs DRAFT CONTROL/VENT Metal Pipe Negative Slope Obstruction Leaks PVC Improper Size Inadequate Flue Clearance Loose Connection Improper Connection Inadequate / Marginal Combustion Air Excessive Corrosion / Perforation Monitor Condition Recommend Repairs HEATING DISTRIBUTION DISTRIBUTION BLOWER CONTROLS/THERMOSTAT (CALIBRATIONS/TIMED FUNCTIONS NOT CHECKED.) CIRCULATOR PUMP Ductwork Radiators Rusted Dirty Filter Air Leaks Noted at Plenum / Duct Joints Baseboard Crushed / Disconnected Ducts Circulator Pump Leaking / Noisy / Inoperable Noisy Blower Individual heating units could not be inspected. Page 25 of 47

26 Monitor Condition Recommend Repairs COOLING Brand : Varies Age : Model : Varies Design Life : Size : Serial No:Varies OPERATION Electric Central Air Noisy Fan / Compressor No Pad Under Unit At or Near Design Life Damaged Suction Line Window Units Not Inspected Temperature Differential Not Within Industry Standards Evaporative Cooler Heat Pump Wall Unit Outside Temp Too Cold to Test Outside Unit Not Level Remove Obstructions / Vegetation No Outside Disconnect Missing/Improper Condensate Line Beyond Design Life Gas Dirty/Damaged Condenser Rust / Corrosion Suspected Leak(s) / Clogged Condensate Line Needs Normal Maintenance / Cleaning Lennox 2004, 1974,1974, 2008, (5) 2000, (5) 2001 Bryant 2015 Goodman (3) 2005, 2007, 2008, 2015 Payne 2001, 2014 All AC units are rooftop mounted. Ages and condition as listed below. No evidence of a preventative maintenance program. High pressure/low pressure lines are missing insulation wrapping. Recommend further evaluation and repair by a licensed HVAC contractor. Typical design life years. 14 of the unitis are beyond typical design life, and 2 of those are original. Estimated budget $3000 per unit. The outside temperature was below 65 degrees. Could not test the unit without risk of compressor damage. Cooling: Cooling: Page 26 of 47

27 Cooling: Cooling: Monitor Condition Recommend Repairs BATHROOMS CEILINGS Typical Crack(s) Stain(s) WALL(S) Typical Crack(s) Evidence of Leak(s) Stain(s) WINDOWS/TRIM WINDOW SCREENS Missing Damaged Inoperative Fogged FLOOR/FINISH INTERIOR DOORS/HARDWARE ELECTRICAL (RANDOM SAMPLING OF OUTLETS, SWITCHES, FIXTURES.) GFCI PROTECTION (CHECKED WITH TEST BUTTON ONLY. MONTHLY TEST RECOMMENDED.) HEAT/AIR DISTRIBUTION COUNTERTOPS/CABINETS SINK/FAUCET TOILET Leaking Runs Continuously No Service Access No GFCI WATER PRESSURE/FLOW/DRAINAGE Several of the toilets were loose at the base. Recommend repair. Install ground fault electrical outlets for safety. Loose at Base EXHAUST FAN Cracked / Damaged TILE WORK/ENCLOSURE TUB/SHOWER JETTED TUB Page 27 of 47

28 Bathrooms: Bathrooms: Bathrooms: Bathrooms: Monitor Condition Recommend Repairs OFFICE AREAS CEILINGS WALLS Typical Crack(s) Evidence of Leak(s) Typical Crack(s) Stain(s) Inoperative Stain(s) ELECTRICAL (RANDOM SAMPLING OF OUTLETS, SWITCHES, FIXTURES.) HEAT/AIR DISTRIBUTION WINDOWS/TRIM WINDOW SCREENS Missing Fogged Damaged FLOOR/FINISH INTERIOR DOORS/HARDWARE CLOSET Several areas of damaged walls and ceilings in the third floor level of the building from past and current roof leaks. The carpeting was stained, or heavily worn in much of the property. Interior decor is dated. Estimated budget $50,000+ Page 28 of 47

29 Office Areas: Office Areas: Office Areas: Office Areas: Monitor Condition Recommend Repairs COMMON AREAS CEILINGS Typical Crack(s) Stain(s) WALLS Typical Crack(s) Evidence of Leak(s) Stain(s) WINDOWS/TRIM WINDOW SCREENS Missing Damaged ELECTRICAL (RANDOM SAMPLING OF OUTLETS, SWITCHES, FIXTURES.) HEAT/AIR DISTRIBUTION Inoperative Fogged FLOOR/FINISH INTERIOR DOORS/HARDWARE CLOSET The common halls and lobby areas were dated, but in good repair. Some water damaged ceiling tiles are present in the 3rd floor area. Page 29 of 47

30 Common Areas: Common Areas: Common Areas: Monitor Condition Recommend Repairs STAIRS / RAILINGS Missing Hand Rail Rail Opening Unsafe Tripping Hazard Loose / Damaged Tread Riser Railing / Handrail Loose Two sets of common stairs in the property showed good upkeep. Page 30 of 47

31 Stairs / Railings: Stairs / Railings: Monitor Condition Recommend Repairs ELEVATOR Missing Hand Rail Rail Opening Unsafe Tripping Hazard Loose / Damaged Tread Riser Railing / Handrail Loose The passenger elevator is small, and original for the building. From visual inspection, is serviced quarterly by Otis. A call to their office to check on long term budget is recommended. Elevator: Elevator: Page 31 of 47

32 Summary This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Marginal SIGNAGE The front sign has a damaged face. Estimated budget $750 Signage: Signage: Signage: Marginal PARKING LOT Approximately 25,000sf of asphalt parking providing 75 regular, and 3 handicap parking spaces. The overall lot condition was average. Minor settlement, and alligatoring observed. Sealcoating and striping is recommended as soon as possible. Estimate $.50-$1.25 per SF. Long term, a topcoat of asphalt will be needed at $2.50-$4.00per SF. Page 32 of 47

33 Parking Lot: Parking Lot: Parking Lot: Parking Lot: Marginal CONCRETE AND FLATWORK Overall, concrete and flatwork was in average repair. The main east walk has a slight tilt toward the building, but no significant slip, trip hazards were observed. Some concrete curbing needs repair. Estimated budget $1500-$2500 for repairs. Page 33 of 47

34 Concrete and Flatwork: Concrete and Flatwork: Concrete and Flatwork: Concrete and Flatwork: Defective ROOFING A rubber membrane roof was installed over the original tar and gravel roof covering resulting in a number of active leaks. Division 7 may be able to provide additional information, as they have recently applied several patches (over 50) per our contact. Some loose slate should be addressed as well. Recommend inspection, and estimates for replacement by a qualified roofing contractor. Estimated cost $25,000 and up. Page 34 of 47

35 Roofing: Roofing: Roofing: Roofing: Marginal ROOF DRAINS One strainer for the internal roof drains was missing. Recommend clearing debris, and re-installation. Page 35 of 47

36 Roof Drains: Roof Drains: Roof Drains: EXTERIOR SURFACE Exterior Lighting Marginal Replace missing light fixture covers. Estimated budget $500 Page 36 of 47

37 Exterior Surface: Exterior Surface: Exterior Surface: Marginal WINDOWS Several windows in the lower level west side show indications of a broken thermal seal, but they also have protective storm windows on the exterior. West side upper windows require some reglazing, caulking and sealing. All windows are original for the building and will require ongoing care and maintenance. Estimated budget $5000 Page 37 of 47

38 Windows: Windows: Windows: Windows: HEATING Operation Marginal The heating systems of the building were not individually inspected due to their locations suspended above the dropped ceilings in each occupancy. Based on AC condition and ages, we suspect that there are varying degrees of age and condition. No evidence of a preventative maintenance program was observed. We recommend that the buyer obtain a list of all heating appliances, their age, and the last time that they were serviced, or have a qualified HVAC contractor in to evaluate each unit. Budget $3500 per unit for replacement. Our count was 23 total units here. Page 38 of 47

39 Heating: Heating: Marginal COOLING All AC units are rooftop mounted. Ages and condition as listed below. No evidence of a preventative maintenance program. High pressure/low pressure lines are missing insulation wrapping. Recommend further evaluation and repair by a licensed HVAC contractor. Typical design life years. 14 of the unitis are beyond typical design life, and 2 of those are original. Estimated budget $3000 per unit. The outside temperature was below 65 degrees. Could not test the unit without risk of compressor damage. Cooling: Cooling: Page 39 of 47

40 Cooling: Cooling: BATHROOMS Toilet Marginal Several of the toilets were loose at the base. Recommend repair. Install ground fault electrical outlets for safety. Bathrooms: Bathrooms: Page 40 of 47

41 Bathrooms: Bathrooms: OFFICE AREAS Ceilings Marginal Floor/Finish Marginal Several areas of damaged walls and ceilings in the third floor level of the building from past and current roof leaks. The carpeting was stained, or heavily worn in much of the property. Interior decor is dated. Estimated budget $50,000+ Office Areas: Office Areas: Page 41 of 47

42 Office Areas: Office Areas: COMMON AREAS Ceilings Marginal The common halls and lobby areas were dated, but in good repair. Some water damaged ceiling tiles are present in the 3rd floor area. Common Areas: Common Areas: Page 42 of 47

43 Common Areas: MAR (MARGINAL) The item/system was marginally acceptable. (It performed its designed function as of the time of the inspection. However, due to age and/or deterioration, it will likely require early repair or replacement.) DEF The item/system failed to operate/perform its intended function, was structurally deficient, was unsafe or was hazardous at the time of the inspection. (DEFECTIVE) Page 43 of 47

44 1 2 Parking Lot Parking lot 3 4 Parking lot Striping/Vehicle stops 5 6 Catch basins Roofing Page 44 of 47

45 7 8 Roofing Curbing 9 10 Sidewalks Curbing Handicap access Handicap ramp Page 45 of 47

46 13 14 Sidewalks AC units AC units AC units AC units Missing insulation Page 46 of 47

47 19 20 Bathrooms In-suite bath Break room Marquee 23 Worn carpeting Page 47 of 47