National Property Inspections

Transcription

1 Monday, August 22, 2011 Inspector Joe Smith Page 1 of 33

2 GENERAL INFORMATION GENERAL CONDITIONS AT TIME OF INSPECTION : No Property Occupied : Property Faces : North South East þ West Year(s) Estimated Age Of Property : 16 Weather : Fair Temperature : 45 F Type of Property : þ Single Multi Primary Construction : Wood þ Block Brick Soil Conditions : þ Dry Persons Present : Buyer Damp/ Wet Buyer's Agent Snow Frozen Seller 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 2 of 33

3 GRADING / DRAINAGE Monitor Condition ACC MAR NI NP DEF þ Recommend Repairs þ þ Near Level Positive Slope Negative Slope Ponding Positive grading around most of the building with near level conditions. The concrete walks line the building on the west and north sides, asphalt on the rear(east) and the east side is dirt that has settled for the two feet next to the foundation - typical improper backfill. On the South side of the building near the transformer there is negative grading towards the building. Recommend further evaluation and repair by landscape contractor. Grading / Drainage: Grading / Drainage: PARKING LOT Monitor Condition ACC MAR NI NP DEF Recommend Repairs þ Concrete þ Asphalt Brick Gravel General Deterioration Cracks Settlement The asphalt has typical cracking for its age, recommend sealing. No parking lot drainage issues are evident. There is a stream that runs from the east to the north along the east side of the property. Over one hundred parking spaces with six being handicap. Recycle bins are located on the far south side of the parking lot. Page 3 of 33

4 Parking Lot: Parking Lot: Parking Lot: FLAT WORK Monitor Condition ACC MAR NI NP DEF Recommend Repairs þ Concrete Flagstone Brick Wood General Deterioration Handrail Loose / Missing Cracks / Settlement Tripping Hazard Poor Earth / Wood Clearance Concrete walks are on the West and North side of the building, appear to be in good condition Page 4 of 33

5 FENCES / ENCLOSURES Monitor Condition ACC MAR NI NP DEF þ Recommend Repairs þ Wood Plastic / PVC Chain Link Masonry Wrought Iron General Deterioration Leaning Rotting Portion(s) Missing Needs Repairs No enclosure present, however compactor is located at the rear of the store. The lower portions of the marquis are deteriorated and in need of repair. Fences / Enclosures: Fences / Enclosures: Fences / Enclosures: Fences / Enclosures: RETAINING WALLS Monitor Condition ACC MAR NI NP DEF Recommend Repairs þ Sides Driveway Front Rear Concrete Block Timber Stone Brick General Deterioration Weep Holes Needed Cracks Leaning No retaining wall present. Page 5 of 33

6 ROOFING Monitor Condition ACC MAR NI NP DEF þ Recommend Repairs þ Age : Design Life : 100 % Visible Visual From Ground þ Walked On Ladder at Eaves Snow Covered Asphalt / Composition Wood Shake Wood Shingle Tile Tar and Gravel Metal Rolled Composition Slate þ Membrane þ Suspected Leak(s) Missing Shingle(s) Cupping/Curling/Lifting/Brittle þ Previous Repairs Noted Excessive Granular Loss þ Bubbling Trim Trees / Branches Improper Installation Leaks not always detectable. The roof covering appears to be Modified Bitumen, it appears to be original to the building and is approximately 18 years in age. Cracking and bubbling noted in several areas, some of the cracks appear to be leaking. The roof slopes from front to rear. Some ponding near drains. One plumbing vent flashing has been repaired in an unprofessional manner. Recommend evaluation and repairs completed by a qualified roofing contractor. Noted dissimilar materials used in repairs, see flashing. Roofing : Roofing : Page 6 of 33

7 Roofing : Roofing : MANSARD ROOF Monitor Condition ACC MAR NI NP DEF þ Recommend Repairs þ Age : Design Life : Visual From Ground Walked On þ Ladder at Eaves Snow Covered Asphalt / Composition Wood Shake Wood Shingle þ Tile Tar and Gravel Metal Rolled Composition Slate Membrane Suspected Leak(s) Missing Shingle(s) Cupping/Curling/Lifting/Brittle Previous Repairs Noted Excessive Granular Loss Bubbling Trim Trees / Branches Improper Installation Leaks not always detectable. The mansard roof covering is a concrete tile product, at least one broken tile was noted, the remainder of the roof seemed to be in good condition. Recommend replacing broken tile. Mansard Roof: Mansard Roof: Page 7 of 33

8 FLASHING/VALLEYS Monitor Condition ACC MAR NI NP DEF þ Recommend Repairs þ Metal Composition / Membrane General Deterioration Rust Improper Installation Suspected Leak(s) Exposed Nails Previous Repairs Noted Filled with Debris Flashing appears to be in poor condition, cracking and evidence of ponding water near the drains. Repairs have been made using what appears to be dissimilar material. Please see the plumbing boot comment in the roof section. Recommend evaluation and repairs by a qualified roofing contractor. Flashing/Valleys: Flashing/Valleys: Flashing/Valleys: Flashing/Valleys: SKYLIGHTS Monitor Condition ACC MAR NI NP DEF Recommend Repairs þ Fixed / Stationary Operable Suspected Leak(s) Caulking Needed Fogged Cracked Page 8 of 33

9 GUTTERS/DOWN SPOUTS Monitor Condition ACC MAR NI NP DEF þ Recommend Repairs þ Aluminum Copper Steel Vinyl Missing Rust / Corroded Leaking Loose Filled with Debris Misaligned Missing Extension / Splash Block Gutters appear to be in good condition. The area around the drains show signs of ponding. One downspout appears to have received impact blows, doing damage that could affect the flow of water through the downspout. Recommend replacement of the downspout. Gutters/Down Spouts: Gutters/Down Spouts: Gutters/Down Spouts: Page 9 of 33

10 EXTERIOR SURFACE þ Monitor Condition þ Recommend Repairs ACC MAR NI NP DEF SIDING/TRIM þ EXTERIOR FAUCETS þ EXTERIOR ELECTRICAL OUTLETS NO GFCI þ EXTERIOR LIGHTING þ Wood Metal Vinyl Stucco Synthetic Stucco Composite Veneer Brick General Deterioration Needs Paint Missing / Loose Cracked Needs Caulk / Seal Poor Earth / Siding Clearance Block exterior in fair conditions, small dings in surface with minimal cracking in surface. The EIFS on the East side of the building has pockets of damage an exposed foam in several areas. Several penetrations in wall surface need to be sealed. Some of the faucet covers are missing and damaged. Exterior outlets are missing covers. Exterior lights appear to be in good condition, not operated. Recommend repairs to the EIFS, sealing penetrations, faucet outlet covers. Exterior Surface: Exterior Surface: Exterior Surface: Exterior Surface: Page 10 of 33

11 WINDOWS Monitor Condition ACC MAR NI NP DEF Recommend Repairs þ Wood Vinyl Metal Insulated Panes Single Pane Window Wells General Deterioration Needs Caulk / Seal Defective / Damaged Storm Windows Needs Paint / Finish Fogged Painted Shut Metal insulated windows, appear to be in good condition. MAIN DOORS Monitor Condition ACC MAR NI NP DEF Recommend Repairs þ Wood Metal Vinyl Fiberglass General Deterioration Delaminated / Damaged Missing / Damaged Hardware Doorbell Inoperative Screen / Storm Door Damaged Evidence of Leak(s) Repair/Replace Weather-Strip Needs Caulk / Seal Metal frame main doors appear to be in fair condition. The automatic sliding doors operate slowly, may need so adjustments. Fire doors appear to be in good condition, were not operated due to connection to alarm Main Doors: Main Doors: FRIEGHT DOOR Monitor Condition ACC MAR NI NP DEF Recommend Repairs þ Wood Metal Vinyl Fiberglass General Deterioration Delaminated / Damaged Missing / Damaged Hardware Doorbell Inoperative Screen / Storm Door Damaged Evidence of Leak(s) Repair/Replace Weather-Strip Needs Caulk / Seal Metal freight door operates properly and is in fair condition. Page 11 of 33

12 Frieght Door: Frieght Door: FOUNDATION Monitor Condition ACC MAR NI NP DEF Recommend Repairs þ þ Concrete Block Concrete Slab Post / Pier Brick Stone Wood Insulated Concrete Forms (ICF) General Deterioration Horizontal Cracks Step Cracks Vertical Cracks Limited Observation Needs Caulk / Seal Trim Vegetation Sub-Grade Entryway Foundation appears to be concrete block on a continuous concrete footing. Limited visibility to foundation. Foundation: Damage to the base of the marquis Page 12 of 33

13 STRUCTURAL FRAME AND BUIILDING ENVELOPE þ Monitor Condition ACC MAR NI NP DEF Recommend Repairs þ þ Concrete Block Concrete Slab Post / Pier Brick Stone Wood Insulated Concrete Forms (ICF) General Deterioration Horizontal Cracks Step Cracks Vertical Cracks Limited Observation Needs Caulk / Seal Trim Vegetation Sub-Grade Entryway Building Envelope is concrete block, appears to be in fair condition. One hairline crack visible on the front of the building, no differential separation. Recommend monitoring for further movement and repair as needed. Structural Frame and Buiilding Envelope : INTERIOR FOUNDATION Monitor Condition ACC MAR NI NP DEF Recommend Repairs General Deterioration Horizontal Cracks Step Cracks Vertical Cracks Limited Observation Leaning / Bowing Inadequate Ventilation Efflorescence / Suspected Leak(s) Page 13 of 33

14 FLOOR/SLAB Monitor Condition ACC MAR NI NP DEF Recommend Repairs þ Concrete Wood Settlement Cracks Differential Obscured / Covered The slab appears to be in good condition. ELECTRICAL Monitor Condition Recommend Repairs SERVICE SIZE (Main Panel) 110 Volt (Nominal) 110 / 220 Volt (Nominal) 120 / 240 Volt (Nominal) 60 Amp 100 Amp 125 Amp 150 Amp 200 Amp Undetermined SERVICE SIZE (Sub Panel) 40 Amp 60 Amp 100 Amp 125 Amp 150 Amp 200 Amp Undetermined ACC MAR NI NP DEF SERVICE Overhead Underground þ ENTRANCE CABLE Aluminum Copper þ unknown þ PANEL þ Breaker(s) Fuse(s) Combination þ SUB-PANEL þ Breaker(s) Fuse(s) Combination þ BRANCH CIRCUITS Solid Aluminum Copper þ unknowwn þ BONDING/GROUNDING þ GFCI(IN PANEL)* þ ARC FAULT þ SMOKE DETECTORS* þ Overfused Double Tapping Rust / Corrosion Insufficient Access Looses Connections No Main Disconnect Fuse / Breakers Incorrectly Sized Overheating / Scorching Improper Splices Open Knockouts Water Meter Not Jumpered Improper Ground *Smoke Detectors / GFCI's checked with test button only. Monthly Test Recommended. 600 amp main with five 225 amp sup panels. 208Y/120 three phase service. Page 14 of 33

15 Electrical: Electrical: Electrical: PLUMBING Monitor Condition Recommend Repairs Water Service : þ Water Public Water Private Water Off Sewage Service : Sewage Public Sewage Private Fuel Off ACC MAR NI NP DEF SUPPLY þ Copper Galvanized Polybutylene PEX CPVC þ DRAINS PVC þ Cast Iron Copper ABS þ EJECTOR PUMP þ VENTS PVC þ Cast Iron Copper ABS þ General Deterioration Improper Connections Low Flow Water Conditioner Not Part of Insp. Missing / Improper Cleanouts Suspected Leak(s) Improper Venting Water Hammer / Noise Main utility line, septic systems and gray water systems are excluded from this Inspection. Main plumbing appears to be in good condition. Page 15 of 33

16 Plumbing: WATER HEATER Monitor Condition ACC MAR NI NP DEF þ Recommend Repairs þ Brand : A O Smith Model : Size : 19 Gallons Age : 18 Years Design Life : 10 Years Serial No : Gas þ Electric Oil Solar Integral with Boiler Tankless þ Leaks þ Rust / Corrosion Improper Elevation Insulation Blanket Obstructs View Gas Leak Faulty Flue Connection At or Near Design Life þ Beyond Design Life Missing / Improper Pressure Relief Valve / Extension Seismically Strapped Impact Protection 19 gallon AO Smith water heater, manufactured in 1993 has rust and corrosion on the top sides and bottom of the tank. Appears to be currently holding water, yet rust and water stains on the floor indicate ongoing leakage. Recommend replacement of the water heater. Water Heater: Water Heater: Page 16 of 33

17 HEATING 1 Monitor Condition Recommend Repairs Brand : Trane Model : SFHDC304HWACC4BD1A BTUs : Age : 18 Design Life : 20 Serial No: J93C70625 ACC MAR NI NP DEF OPERATION þ ABOVE GROUND STORAGE TANKS þ HUMIDIFIER þ þ Forced Air Heat Pump Boiler / Hot Water Steam Baseboard / Radiant Gravity þ Gas Electric Oil Propane Air Source Water Source Rusted Heat Exchanger Unusual Flame Pattern Too Warm to Test Shut Down For Season Corroded / Leaking At or Near Design Life Beyond Design Life Improper Temperature Rise 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 unit appeared to function as intended, recommend regular maintenance. Heating 1: Page 17 of 33

18 HEATING 2 Monitor Condition Recommend Repairs Brand : Trane Model : SFHDC304HWACC4BD1A BTUs : Age : 18 Years Design Life : 20 Years Serial No: J93C70626 ACC MAR NI NP DEF OPERATION þ ABOVE GROUND STORAGE TANKS þ HUMIDIFIER þ þ Forced Air Heat Pump Boiler / Hot Water Steam Baseboard / Radiant Gravity þ Gas Electric Oil Propane Air Source Water Source Rusted Heat Exchanger Unusual Flame Pattern Too Warm to Test Shut Down For Season Corroded / Leaking At or Near Design Life Beyond Design Life Improper Temperature Rise 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 unit appeared to function as intended, recommend regular maintenance. Heating 2: Page 18 of 33

19 HEATING 3 Monitor Condition Recommend Repairs Brand : Trane Model : YCD075C4LGAA BTUs : Age : 18 Years Design Life : 20 Years Serial No: NA ACC MAR NI NP DEF OPERATION þ ABOVE GROUND STORAGE TANKS þ HUMIDIFIER þ þ Forced Air Heat Pump Boiler / Hot Water Steam Baseboard / Radiant Gravity þ Gas Electric Oil Propane Air Source Water Source Rusted Heat Exchanger Unusual Flame Pattern Too Warm to Test Shut Down For Season Corroded / Leaking At or Near Design Life Beyond Design Life Improper Temperature Rise 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 unit appeared to function as intended, recommend regular maintenance. Heating 3: Page 19 of 33

20 HEATING 4 Monitor Condition Recommend Repairs Brand : Trane Model : YCD075C4LGAA BTUs : Age : 18 Years Design Life : 20 Years Serial No: NA ACC MAR NI NP DEF OPERATION þ ABOVE GROUND STORAGE TANKS þ HUMIDIFIER þ þ Forced Air Heat Pump Boiler / Hot Water Steam Baseboard / Radiant Gravity þ Gas Electric Oil Propane Air Source Water Source Rusted Heat Exchanger Unusual Flame Pattern Too Warm to Test Shut Down For Season Corroded / Leaking At or Near Design Life Beyond Design Life Improper Temperature Rise 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 unit appeared to function as intended, recommend regular maintenance. Heating 4: Page 20 of 33

21 HEATING 5 Monitor Condition Recommend Repairs Brand : Trane Model : YCC018F1LOBA BTUs : Age : 18 Years Design Life : 20 Years Serial No: NA ACC MAR NI NP DEF OPERATION þ ABOVE GROUND STORAGE TANKS þ HUMIDIFIER þ þ Forced Air Heat Pump Boiler / Hot Water Steam Baseboard / Radiant Gravity þ Gas Electric Oil Propane Air Source Water Source Rusted Heat Exchanger Unusual Flame Pattern Too Warm to Test Shut Down For Season Corroded / Leaking At or Near Design Life Beyond Design Life Improper Temperature Rise 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 unit appeared to function as intended, recommend regular maintenance. Heating 5: Page 21 of 33

22 HEATING 6 Monitor Condition Recommend Repairs Brand : Trane Model : YCD036C4LGAA BTUs : Age : 18 Design Life : 20 Serial No: NA ACC MAR NI NP DEF OPERATION þ ABOVE GROUND STORAGE TANKS þ HUMIDIFIER þ þ Forced Air Heat Pump Boiler / Hot Water Steam Baseboard / Radiant Gravity þ Gas Electric Oil Propane Air Source Water Source Rusted Heat Exchanger Unusual Flame Pattern Too Warm to Test Shut Down For Season Corroded / Leaking At or Near Design Life Beyond Design Life Improper Temperature Rise 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 unit appeared to function as intended, recommend regular maintenance. Heating 6: DRAFT CONTROL/VENT Monitor Condition ACC MAR NI NP DEF Recommend Repairs þ þ Metal Pipe PVC Negative Slope Improper Size Inadequate Flue Clearance Obstruction Loose Connection Inadequate / Marginal Combustion Air Leaks Improper Connection Excessive Corrosion / Perforation Vents on exterior of each unit Page 22 of 33

23 Draft Control/Vent: HVAC DISTRIBUTION Monitor Condition Recommend Repairs ACC MAR NI NP DEF DISTRIBUTION þ BLOWER þ CONTROLS/THERMOSTAT (CALIBRATIONS/TIMED FUNCTIONS NOT CHECKED.) þ CIRCULATOR PUMP þ þ Ductwork Radiators Baseboard Rusted Dirty Filter Crushed / Disconnected Ducts Noisy Blower Air Leaks Noted at Plenum / Duct Joints Circulator Pump Leaking / Noisy / Inoperable Page 23 of 33

24 COOLING Monitor Condition ACC MAR NI NP DEF Recommend Repairs þ Brand : Model : Size : Age : Design Life : Serial No: OPERATION Electric Gas Central Air Wall Unit Heat Pump Evaporative Cooler Noisy Fan / Compressor Outside Unit Not Level Outside Temp Too Cold to Test Dirty/Damaged Condenser No Pad Under Unit No Outside Disconnect Remove Obstructions / Vegetation Rust / Corrosion At or Near Design Life Beyond Design Life Missing/Improper Condensate Line Window Units Not Inspected Damaged Suction Line Suspected Leak(s) / Clogged Condensate Temperature Differential Not Within Industry Standards Needs Normal Maintenance / Cleaning Unable to test, too cool to test. Unit information found in Heating section WOMENS BATHROOM Monitor Condition Recommend Repairs ACC MAR NI NP DEF CEILINGS Typical Crack(s) Stain(s) þ WALL(S) Typical Crack(s) Stain(s) þ WINDOWS/TRIM Evidence of Leak(s) Inoperative Fogged þ WINDOW SCREENS Missing Damaged þ FLOOR/FINISH þ INTERIOR DOORS/HARDWARE þ ELECTRICAL (RANDOM SAMPLING OF OUTLETS, SWITCHES, FIXTURES.) þ GFCI PROTECTION (CHECKED WITH TEST BUTTON ONLY. MONTHLY TEST RECOMMENDED.) þ HEAT/AIR DISTRIBUTION þ COUNTERTOPS/CABINETS þ SINK/FAUCET Leaking Cracked / Damaged þ TOILET Loose at Base Runs Continuously þ TUB/SHOWER þ JETTED TUB No Service Access No GFCI þ TILE WORK/ENCLOSURE þ EXHAUST FAN þ WATER PRESSURE/FLOW/DRAINAGE þ Womens bathroom area in good condition Page 24 of 33

25 Womens Bathroom: WOMENS BATHROOM Monitor Condition Recommend Repairs ACC MAR NI NP DEF CEILINGS Typical Crack(s) Stain(s) þ WALL(S) Typical Crack(s) Stain(s) þ WINDOWS/TRIM Evidence of Leak(s) Inoperative Fogged þ WINDOW SCREENS Missing Damaged þ FLOOR/FINISH þ INTERIOR DOORS/HARDWARE þ ELECTRICAL (RANDOM SAMPLING OF OUTLETS, SWITCHES, FIXTURES.) þ GFCI PROTECTION (CHECKED WITH TEST BUTTON ONLY. MONTHLY TEST RECOMMENDED.) þ HEAT/AIR DISTRIBUTION þ COUNTERTOPS/CABINETS þ SINK/FAUCET Leaking Cracked / Damaged þ TOILET Loose at Base Runs Continuously þ TUB/SHOWER þ JETTED TUB No Service Access No GFCI þ TILE WORK/ENCLOSURE þ EXHAUST FAN þ WATER PRESSURE/FLOW/DRAINAGE þ Mens bathroom in good condition Page 25 of 33

26 Womens Bathroom: SALES FLOOR þ Monitor Condition Recommend Repairs ACC MAR NI NP DEF CEILINGS Typical Crack(s) þ Stain(s) þ WALLS Typical Crack(s) Stain(s) þ WINDOWS/TRIM Evidence of Leak(s) Inoperative Fogged þ WINDOW SCREENS Missing Damaged þ FLOOR/FINISH þ INTERIOR DOORS/HARDWARE þ CLOSET þ ELECTRICAL (RANDOM SAMPLING OF OUTLETS, SWITCHES, FIXTURES.) þ HEAT/AIR DISTRIBUTION þ Several stained ceiling tile should replace when roof repairs complete. Sales Floor: Sales Floor: Page 26 of 33

27 Sales Floor: BACK ROOM/STORAGE ROOM Monitor Condition þ Recommend Repairs ACC MAR NI NP DEF CEILINGS Typical Crack(s) Stain(s) þ WALLS Typical Crack(s) Stain(s) þ WINDOWS/TRIM Evidence of Leak(s) Inoperative Fogged þ WINDOW SCREENS Missing Damaged þ FLOOR/FINISH þ INTERIOR DOORS/HARDWARE þ CLOSET þ ELECTRICAL (RANDOM SAMPLING OF OUTLETS, SWITCHES, FIXTURES.) þ HEAT/AIR DISTRIBUTION þ Noted water stains on ceiling beam over loading area, appears dry at time of inspection. Roof hatch holding latch is not fastened, appears screws have pulled out. Recommend repairs to hatch. Back Room/Storage room: Back Room/Storage room: Page 27 of 33

28 Back Room/Storage room: EMPLOYEE OFFICE/LOUNGE Monitor Condition þ Recommend Repairs ACC MAR NI NP DEF CEILINGS Typical Crack(s) Stain(s) þ WALLS Typical Crack(s) Stain(s) þ WINDOWS/TRIM Evidence of Leak(s) Inoperative Fogged þ WINDOW SCREENS Missing Damaged þ FLOOR/FINISH þ INTERIOR DOORS/HARDWARE þ CLOSET þ ELECTRICAL (RANDOM SAMPLING OF OUTLETS, SWITCHES, FIXTURES.) þ HEAT/AIR DISTRIBUTION þ Interior door knob is damaged, recommend repair. Employee office/lounge: Page 28 of 33

29 Page 29 of 33

30 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. GRADING / DRAINAGE Defective Positive grading around most of the building with near level conditions. The concrete walks line the building on the west and north sides, asphalt on the rear(east) and the east side is dirt that has settled for the two feet next to the foundation - typical improper backfill. On the South side of the building near the transformer there is negative grading towards the building. Recommend further evaluation and repair by landscape contractor. FENCES / ENCLOSURES Defective No enclosure present, however compactor is located at the rear of the store. The lower portions of the marquis are deteriorated and in need of repair. ROOFING Defective The roof covering appears to be Modified Bitumen, it appears to be original to the building and is approximately 18 years in age. Cracking and bubbling noted in several areas, some of the cracks appear to be leaking. The roof slopes from front to rear. Some ponding near drains. One plumbing vent flashing has been repaired in an unprofessional manner. Recommend evaluation and repairs completed by a qualified roofing contractor. Noted dissimilar materials used in repairs, see flashing. MANSARD ROOF Defective The mansard roof covering is a concrete tile product, at least one broken tile was noted, the remainder of the roof seemed to be in good condition. Recommend replacing broken tile. FLASHING/VALLEYS Defective Flashing appears to be in poor condition, cracking and evidence of ponding water near the drains. Repairs have been made using what appears to be dissimilar material. Please see the plumbing boot comment in the roof section. Recommend evaluation and repairs by a qualified roofing contractor. Page 30 of 33

31 GUTTERS/DOWN SPOUTS Defective Gutters appear to be in good condition. The area around the drains show signs of ponding. One downspout appears to have received impact blows, doing damage that could affect the flow of water through the downspout. Recommend replacement of the downspout. EXTERIOR SURFACE Siding/Trim Exterior Faucets Exterior Electrical Outlets Block exterior in fair conditions, small dings in surface with minimal cracking in surface. The EIFS on the East side of the building has pockets of damage an exposed foam in several areas. Several penetrations in wall surface need to be sealed. Some of the faucet covers are missing and damaged. Exterior outlets are missing covers. Exterior lights appear to be in good condition, not operated. Recommend repairs to the EIFS, sealing penetrations, faucet outlet covers. Marginal Marginal Defective STRUCTURAL FRAME AND BUIILDING ENVELOPE Marginal Building Envelope is concrete block, appears to be in fair condition. One hairline crack visible on the front of the building, no differential separation. Recommend monitoring for further movement and repair as needed. Main Building - Main Unit WATER HEATER Defective 19 gallon AO Smith water heater, manufactured in 1993 has rust and corrosion on the top sides and bottom of the tank. Appears to be currently holding water, yet rust and water stains on the floor indicate ongoing leakage. Recommend replacement of the water heater. SALES FLOOR Ceilings Several stained ceiling tile should replace when roof repairs complete. Marginal Page 31 of 33

32 BACK ROOM/STORAGE ROOM Ceilings Noted water stains on ceiling beam over loading area, appears dry at time of inspection. Roof hatch holding latch is not fastened, appears screws have pulled out. Recommend repairs to hatch. Defective EMPLOYEE OFFICE/LOUNGE Interior Doors/Hardware Interior door knob is damaged, recommend repair. Defective 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 (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. Page 32 of 33

33 Page 33 of 33