National Property Inspections

Transcription

1 Wednesday, November 23, 2011 Inspector Steve Hancock TN License # 140 Page 1 of 34

2 GENERAL INFORMATION GENERAL CONDITIONS AT TIME OF INSPECTION : Yes Property Occupied : Property Faces : North South East þ West Estimated Age Of Property : 30+ Year(s) Weather : Cloudy Temperature : 50 F Type of Property : þ Single Multi Primary Construction : Wood Block Brick Soil Conditions : Dry Persons Present : Buyer þ Damp/ Wet Buyer's Agent Snow Frozen Seller Seller's Agent þ Other : Metal Frame þ Other Present : Employees 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 : National Property Inspections 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. This 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. Client is encouraged to solicit firm bids for any repairs. Page 2 of 34

3 GRADING / DRAINAGE Recommend Repairs þ Near Level þ Positive Slope Negative Slope Ponding Drainage flows from south side of lot to north side of lot and onto Lindsay Street. PARKING LOT Recommend Repairs þ Concrete þ Asphalt Brick Gravel General Deterioration Cracks Settlement Previous cracks in driveway have been patched. There are 57 parking spaces with 2 marked for handi-cap. Parking Lot: FLATWORK þ Monitor Condition ACC MAR NI NP DEF Recommend Repairs þ þ Concrete Flagstone Brick Wood General Deterioration Handrail Loose / Missing Cracks / Settlement Tripping Hazard Poor Earth / Wood Clearance Concrete walk at rear of bldg (SE) has slight separation from building due to leakage around gutter downspout. Recommend repair of gutter downspout and sealing gap at concrete/bldg. Page 3 of 34

4 Flatwork: FENCES/ENCLOSURES Recommend Repairs þ Wood Plastic / PVC Chain Link Masonry Wrought Iron General Deterioration Leaning Rotting Portion(s) Missing Needs Repairs There is an enclosure for one of the dumpsters but no gate or front cover. The 2nd dumpster sits in an asphalt parking space. Per the managers, there is no grease trap on the interior of the building. The grease is removed daily from the grills and stored in an exterior grease dump that is collected periodically. It appears waste water does not flow thru a grease trap. Due to the limitation of a visual inspection, buyer may want to ask seller about a possible grease trap. Fences/Enclosures: Fences/Enclosures: Page 4 of 34

5 Fences/Enclosures: RETAINING WALLS þ Recommend Repairs þ Sides þ Driveway Front Rear þ Concrete þ Block Timber Stone þ Brick General Deterioration Weep Holes Needed Cracks Leaning 2 retaining walls: One is at the street is assumed to be concrete block with brick veneer. Second one is at the back of the parking lot and extends up to the building above the parking lot and is concrete sprayed on top of soil. Minor repair needed where there are cracks in the brick veneer for the steps and handrail at the retaining wall. Retaining Walls: Retaining Walls: Page 5 of 34

6 Retaining Walls: ROOFING Age : 1 Years Design Life : 25 Year(s) Layers : 1 þ Recommend Repairs þ 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 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. EPDM membrane roof less than 1 year old. This roof has considerable standing water due to lack of roof slope and/or lack of drains. There are 2 roof openings (scuppers) at the rear (east) but due to lack of slope much of the water does not make it to these drains. There are 3 flat (interior) roof drains, 2 located toward the front of the bldg and 1 near the rear of the building. 2 of these drains are clogged with debris and only partially working. At this point more of the flat roof drains are needed to adequately drain the roof surface. While standing water does not damage the membrane, roofing manufacturers recommend a positive drainage system of 1/4" per foot. Page 6 of 34

7 Roofing: Roofing: Roofing: ROOF FOR COOLER Age : 1 Years Design Life : 25 Year(s) Layers : 1 þ Recommend Repairs þ 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 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. Water standing on roof, no visible drainage. Recommend drainage for this roof. Page 7 of 34

8 Roof for Cooler: Roof for Cooler: Roof for Cooler: MISCELLANEOUS ROOF EQUIPMENT Age : Design Life : þ Recommend Repairs þ Visual From Ground Walked On Ladder at Eaves Snow Covered Asphalt / Composition Wood Shake Wood Shingle 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. 1 piece of equipment on roof is enclosed with tape and plastic and not in operation. Page 8 of 34

9 Miscellaneous roof equipment: FLASHING/VALLEYS þ Recommend Repairs þ Metal þ Composition / Membrane General Deterioration Rust Improper Installation Suspected Leak(s) Exposed Nails Previous Repairs Noted Filled with Debris. 1 of the boots on the sign located on the north side of the bldg is detached and needs repair to prevent moisture intrusion. Flashing/Valleys: Flashing/Valleys: Page 9 of 34

10 GUTTERS/DOWN SPOUTS/ROOF DRAINS þ Recommend Repairs þ þ Aluminum Copper Steel Vinyl Missing Rust / Corroded Leaking Loose Filled with Debris Misaligned Missing Extension / Splash Block There are 5 roof drains. 3 are interior drains with a sieve or cover on top of the drain. 2 of these drains currently have standing water around them due to debris preventing drainage. These need periodic maintenance. There are 2 scuppers at the rear that have downspouts attached to them. The catch basin and downspouts for these drains are rusted, leaking and need to be replaced. Gutters/Down Spouts/Roof drains: Gutters/Down Spouts/Roof drains: Gutters/Down Spouts/Roof drains: Gutters/Down Spouts/Roof drains: Page 10 of 34

11 EXTERIOR SURFACE Monitor Condition þ Recommend Repairs ACC MAR NI NP DEF SIDING/TRIM þ EXTERIOR FAUCETS Location : north side þ EXTERIOR ELECTRICAL OUTLETS NO GFCI þ EXTERIOR LIGHTING þ þ Wood Metal Vinyl Stucco Synthetic Stucco Composite Veneer Brick General Deterioration Needs Paint Missing / Loose Cracked Needs Caulk / Seal Poor Earth / Siding Clearance Exterior faucet is not attached to bldg and susceptible to damage when hose is extended. There are 6 free standing light poles with 2 lights per pole, due to the time of day these lights were not energized. The middle light on Lindsay Street is damaged and has exposed electrical wires. Exterior Surface: Exterior Surface: WINDOWS Recommend Repairs þ Wood Vinyl þ Metal Insulated Panes Single Pane Window Wells General Deterioration Needs Caulk / Seal Defective / Damaged Storm Windows Needs Paint / Finish Fogged Painted Shut Page 11 of 34

12 MAIN DOORS þ Monitor Condition ACC MAR NI NP DEF Recommend Repairs þ Wood þ Metal Vinyl Fiberglass General Deterioration Delaminated / Damaged Missing / Damaged Hardware Doorbell Inoperative Screen / Storm Door Damaged Evidence of Leak(s) þ Repair/Replace Weather-Strip Needs Caulk / Seal Weather-stripping needed on front doors. Main Doors: SERVICE DOORS 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 SURFACE FOUNDATION Recommend Repairs þ Concrete Block Concrete þ Slab Post / Pier Brick Stone Wood Insulated Concrete Forms (ICF) General Deterioration Horizontal Cracks Step Cracks Vertical Cracks þ Limited Observation Needs Caulk / Seal Trim Vegetation Sub-Grade Entryway Page 12 of 34

13 STRUCTURAL FRAME AND BUILDING ENVELOPE 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 Attic / Roof Method of Inspection Physical Entry þ Visual from Access No Access / Limited View 30 % Visible ATTIC / ROOF FRAMING/SHEATHING Recommend Repairs þ þ Trusses Rafters Plywood / Panel Boards / OSB Broken Rafters / Trusses Deflection Water Stains / Suspected Leak(s) Delaminated Leaks not always detectable. Several pieces of drop ceiling were removed to obtain limited views of the structure. The majority of the structure is concrete block walls with reinforced concrete decking. The front of the building has bar joists with steel beams. No issues observed with the structure. Majority of ceiling is not insulated. Framing/Sheathing: Framing/Sheathing: Page 13 of 34

14 Framing/Sheathing: ATTIC ELECTRICAL Recommend Repairs þ Open Splices / Junction Boxes Limited visibility due to obstructions. See Electrical Section for additional Information. Interior Foundation Foundation Type Basement Crawl Space þ Slab On Grade Monitor Condition ACC Recommend Repairs þ INTERIOR FOUNDATION MAR NI NP DEF General Deterioration Horizontal Cracks Step Cracks Vertical Cracks Limited Observation Leaning / Bowing Inadequate Ventilation Efflorescence / Suspected Leak(s) FLOOR/SLAB Recommend Repairs þ þ Concrete Wood Settlement Cracks Differential þ Obscured / Covered Page 14 of 34

15 ELECTRICAL þ Monitor Condition Recommend Repairs SERVICE SIZE (Main Panel) 110 Volt (Nominal) 110 / 220 Volt (Nominal) þ 120 / 240 Volt (Nominal) 60 Amp 100 Amp þ 125 Amp 150 Amp þ 200 Amp Undetermined SERVICE SIZE (Sub Panel) 40 Amp 60 Amp 100 Amp Undetermined 125 Amp 150 Amp 200 Amp ACC MAR NI NP DEF ENTRANCE CABLE Aluminum Copper þ PANEL þ Breaker(s) Fuse(s) Combination þ SUB-PANEL Breaker(s) Fuse(s) Combination þ BRANCH CIRCUITS Solid Aluminum Copper þ BONDING/GROUNDING þ GFCI(IN PANEL)* þ ARC FAULT þ SMOKE DETECTORS* þ SERVICE Overhead þ Underground 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. Main panel on exterior and primary panel in back of building were locked. The covers were not removed for the panels. The inspection tags for the fire suppression system was up to date. 2 of the interior sub-panels have open breaker slots that need to be covered. Electrical: Electrical: Page 15 of 34

16 Electrical: Electrical: PLUMBING Monitor Condition Recommend Repairs Water Service : þ Water Public Water Private Water Off Water Shut Off Location : next to water heater Sewage Service : þ Sewage Public Sewage Private Fuel Off ACC MAR NI NP DEF SUPPLY þ Copper Galvanized Plastic Polybutylene PEX þ DRAINS þ PVC Cast Iron Copper ABS þ EJECTOR PUMP þ VENTS þ PVC 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. WATER HEATER þ Recommend Repairs þ Brand : Vanguard Model : 6E743A Size : 91 Gallons Age : 14 Years Design Life : Years Serial No : VGNG1097G04226 þ Gas Electric Oil Solar Integral with Boiler Tankless Leaks Rust / Corrosion Improper Elevation Insulation Blanket Obstructs View Gas Leak Faulty Flue Connection þ At or Near Design Life Beyond Design Life Missing / Improper Pressure Relief Valve / Extension Seismically Strapped Impact Protection One of the exhaust flues on the roof is missing the rain cap & 1 cap is damaged and needs to be replaced. (suspect the missing cap is for the water heater) Unit operating at or near design life, expect early repair or replacement. Page 16 of 34

17 Water Heater: Water Heater: Water Heater: Page 17 of 34

18 HEATING UNIT #1 LEFT DR (DINING RM) Monitor Condition Recommend Repairs Brand : York Model : DH09ON15N2EAA6 BTUs : Age : 4 Year(s) Design Life : 15 Year(s) Serial No: N0E 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. Heating Unit #1 left DR (dining rm): Page 18 of 34

19 HEATING UNIT #2 LEFT DRIVE THRU Monitor Condition Recommend Repairs Brand : York Model : ZJ090N15S2JAA5 BTUs : Age : 1 Year(s) Design Life : 15 Year(s) Serial No: N1G 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. Heating Unit #2 Left drive thru: Page 19 of 34

20 HEATING UNIT #3 RIGHT DR Monitor Condition Recommend Repairs Brand : York Model : DM090N15N2AAA4A BTUs : Age : 5 Year(s) Design Life : 15 Years Serial No: N0D 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. Heating Unit #3 Right DR: Page 20 of 34

21 HEATING UNIT #4 KITCHEN Monitor Condition Recommend Repairs Brand : York Model : DM090N15N2AAA4A BTUs : Age : 5 Years Design Life : 15 Years Serial No: N0K 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. Heating Unit #4 Kitchen: Page 21 of 34

22 HEATING UNIT #5 BACK KITCHEN Monitor Condition Recommend Repairs Brand : Trane Model : YCD120C3L0AC BTUs : Age : 12 Years Design Life : 15 Years Serial No: P D 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 þ 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. Heating Unit #5 Back kitchen: DRAFT CONTROL/VENT 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 Page 22 of 34

23 HVAC DISTRIBUTION Monitor Condition þ 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 þ Dirty Filter þ Crushed / Disconnected Ducts Noisy Blower Air Leaks Noted at Plenum / Duct Joints Circulator Pump Leaking / Noisy / Inoperable 2 open, disconnected central HVAC ducts were observed above the drop ceiling. The return air ducts are dirty, system needs cleaning and servicing. The digital temperature reading for the freezer is not working, the one for the cooler (see photo) is working. HVAC Distribution: HVAC Distribution: HVAC Distribution: HVAC Distribution: Page 23 of 34

24 AIR CONDITIONING #1 LEFT DR Recommend Repairs þ Brand : York Model : Size : 7.5 tons Age : 4 Years Design Life : Serial No: OPERATION þ Electric Gas þ Central Air Wall Unit Heat Pump Evaporative Cooler Noisy Fan / Compressor Outside Unit Not Level þ 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 Line Normal Maintenance / Cleaning Outside temperature too cold to operate AC unit. AIR CONDITIONING #2 LEFT DR THRU Recommend Repairs þ Brand : York Model : Size : 7.5 tons Age : 1 Years Design Life : Years Serial No: OPERATION þ Electric Gas þ Central Air Wall Unit Heat Pump Evaporative Cooler Noisy Fan / Compressor Outside Unit Not Level þ 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 Line Normal Maintenance / Cleaning Outside temperature too cold to operate AC unit. Page 24 of 34

25 AIR CONDITIONING #3 RIGHT DR Recommend Repairs þ Brand : York Model : Size : Age : 5 Design Life : Serial No: OPERATION þ Electric Gas þ Central Air Wall Unit Heat Pump Evaporative Cooler Noisy Fan / Compressor Outside Unit Not Level þ 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 Line Normal Maintenance / Cleaning Outside temperature too cold to operate AC unit. AIR CONDITIONING #4 KITCHEN Recommend Repairs þ Brand : York Model : Size : 7 tons Age : 5 Years Design Life : Years Serial No: OPERATION þ Electric Gas þ Central Air Wall Unit Heat Pump Evaporative Cooler Noisy Fan / Compressor Outside Unit Not Level þ 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 Line Normal Maintenance / Cleaning Outside temperature too cold to operate AC unit. Page 25 of 34

26 AIR CONDITIONING #5 BACK KITCHEN Recommend Repairs þ Brand : Trane Model : Size : Age : 12 Years Design Life : Years Serial No: OPERATION þ Electric Gas þ Central Air Wall Unit Heat Pump Evaporative Cooler Noisy Fan / Compressor Outside Unit Not Level þ Outside Temp Too Cold to Test Dirty/Damaged Condenser No Pad Under Unit No Outside Disconnect Remove Obstructions / Vegetation Rust / Corrosion þ 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 þ Needs Line Normal Maintenance / Cleaning Unit operating at or near design life expect early repair or replacement. Outside temperature too cold to operate AC unit. COMPRESSORS FOR WALKIN COOLERS þ Monitor Condition ACC MAR NI NP DEF Recommend Repairs þ Brand : Model : Size : Age : Design Life : Serial No: OPERATION þ Electric Gas Central Air Wall Unit Heat Pump Evaporative Cooler Noisy Fan / Compressor Outside Unit Not Level Outside Temp Too Cold to Test þ 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 þ Needs Line Normal Maintenance / Cleaning 1 of the cooling units for the walk in coolers has damaged fins, rusted compressor, and missing insulation on the refrigerant lines, all of which reduce the efficiency of the unit. Page 26 of 34

27 Compressors for walkin coolers: Compressors for walkin coolers: BATHROOMS 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 Page 27 of 34

28 Bathrooms: *Lawn Sprinklers, Pools, Hot Tubs, and Spas are all high maintenance items requiring ongoing care. This inspection is a visual only of exposed/accessible areas and is intended to comment on the overall condition of system(s) at the time of the inspection. It should not be construed as any type of insurance policy, warranty, or guarantee. EXTERIOR STORAGE BUILDING Monitor Condition þ Recommend Repairs ACC MAR NI NP DEF ROOF/GUTTER/DOWNSPOUTS þ EXTERIOR FINISH þ STEPS/PORCH/DECK þ DOORS/WINDOWS/HARDWARE þ INTERIOR FINISH þ STRUCTURAL þ UTILITIES þ Obstructed Exterior Poor Exterior Grading þ Limited Interior Visiblity Defective / Missing Floor Remove Vegetation Deteriorated / Missing Handrails The exterior storage building has moisture intrusion. The floor was currently damp and most items were stored up off the floor. The door has a gap at the bottom which would allow moisture entry and the gutter at the rear is missing a downspout and extension. There were water stains along the roof but these stains did not test wet at time of inspection. The roof is flat with standing water. Page 28 of 34

29 Exterior storage building: Exterior storage building: Exterior storage building: Exterior storage building: EXTERIOR OF COOLER/FREEZER þ Monitor Condition Recommend Repairs ACC MAR NI NP DEF ROOF/GUTTER/DOWNSPOUTS þ EXTERIOR FINISH þ STEPS/PORCH/DECK þ DOORS/WINDOWS/HARDWARE þ INTERIOR FINISH þ STRUCTURAL þ UTILITIES þ Obstructed Exterior Poor Exterior Grading Limited Interior Visiblity Defective / Missing Floor Remove Vegetation Deteriorated / Missing Handrails Water stands on the flat roof, with no guttering. Water appears to run down the north side of the structure which may lead to future leakage. No current evidence of interior leaks. Page 29 of 34

30 Exterior of cooler/freezer: Exterior of cooler/freezer: Exterior of cooler/freezer: Page 30 of 34

31 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. MISCELLANEOUS ROOF EQUIPMENT Defective 1 piece of equipment on roof is enclosed with tape and plastic and not in operation. FLASHING/VALLEYS Defective 1 of the boots on the sign located on the north side of the bldg is detached and needs repair to prevent moisture intrusion. GUTTERS/DOWN SPOUTS/ROOF DRAINS Defective There are 5 roof drains. 3 are interior drains with a sieve or cover on top of the drain. 2 of these drains currently have standing water around them due to debris preventing drainage. These need periodic maintenance. There are 2 scuppers at the rear that have downspouts attached to them. The catch basin and downspouts for these drains are rusted, leaking and need to be replaced. EXTERIOR SURFACE Exterior Faucets Exterior Lighting Exterior faucet is not attached to bldg and susceptible to damage when hose is extended. There are 6 free standing light poles with 2 lights per pole, due to the time of day these lights were not energized. The middle light on Lindsay Street is damaged and has exposed electrical wires. Defective Defective WATER HEATER Defective One of the exhaust flues on the roof is missing the rain cap & 1 cap is damaged and needs to be replaced. (suspect the missing cap is for the water heater) Unit operating at or near design life, expect early repair or replacement. Page 31 of 34

32 HVAC DISTRIBUTION Distribution Controls/Thermostat (Calibrations/Timed Functions not checked.) 2 open, disconnected central HVAC ducts were observed above the drop ceiling. The return air ducts are dirty, system needs cleaning and servicing. The digital temperature reading for the freezer is not working, the one for the cooler (see photo) is working. Defective Defective EXTERIOR STORAGE BUILDING Roof/Gutter/Downspouts Doors/Windows/Hardware The exterior storage building has moisture intrusion. The floor was currently damp and most items were stored up off the floor. The door has a gap at the bottom which would allow moisture entry and the gutter at the rear is missing a downspout and extension. There were water stains along the roof but these stains did not test wet at time of inspection. The roof is flat with standing water. Defective Defective FLATWORK Marginal Concrete walk at rear of bldg (SE) has slight separation from building due to leakage around gutter downspout. Recommend repair of gutter downspout and sealing gap at concrete/bldg. RETAINING WALLS Marginal Minor repair needed where there are cracks in the brick veneer for the steps and handrail at the retaining wall. ROOFING Marginal EPDM membrane roof less than 1 year old. This roof has considerable standing water due to lack of roof slope and/or lack of drains. There are 2 roof openings (scuppers) at the rear (east) but due to lack of slope much of the water does not make it to these drains. There are 3 flat (interior) roof drains, 2 located toward the front of the bldg and 1 near the rear of the building. 2 of these drains are clogged with debris and only partially working. At this point more of the flat roof drains are needed to adequately drain the roof surface. While standing water does not damage the membrane, roofing manufacturers recommend a positive drainage system of 1/4" per foot. Page 32 of 34

33 ROOF FOR COOLER Marginal Water standing on roof, no visible drainage. Recommend drainage for this roof. MAIN DOORS Marginal Weather-stripping needed on front doors. ELECTRICAL Sub-Panel 2 of the interior sub-panels have open breaker slots that need to be covered. Marginal COMPRESSORS FOR WALKIN COOLERS Marginal 1 of the cooling units for the walk in coolers has damaged fins, rusted compressor, and missing insulation on the refrigerant lines, all of which reduce the efficiency of the unit. EXTERIOR OF COOLER/FREEZER Exterior Finish Water stands on the flat roof, with no guttering. Water appears to run down the north side of the structure which may lead to future leakage. No current evidence of interior leaks. Marginal MAR DEF (MARGINAL) (DEFECTIVE) 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.) 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 33 of 34

34 1 2 3 Deteriorated gutter catch basin and downspout. 4 Insulation on refrigerant lines above cooler deteriorated. Water supply cut-off & backflow preventer. clean exhaust ventilator Page 34 of 34