December 21, BUILDING INSPECTION REPORT Address removed for privacy XXXXXXX, NJ

Transcription

1 December 21, 2009 BUILDING INSPECTION REPORT Address removed for privacy XXXXXXX, NJ An inspection of the structure and systems of the subject property was done on December 15, This inspection is limited by the conditions and terms of the Agreement for Building Inspection Services which was provided to you in advance of this inspection. Date of Inspection: December 15, 2009 CLIENT: Attention: Mr. name removed for privacy Mr. XXXXXXX SUBJECT PROPERTY: YYYYYY, YY XXXXXX, NJ A retail shopping complex, with a single level and multiple stores. Address removed for privacy, NJ Present at the Inspection D. Meyers, R, Meyers & M. Ramos, Engineers & Inspectors for MHI Services, Inc.; XXXX, our client; current retail tenants / (business owners and workers). Conditions on the Date of Inspection The temperature was approx. 45 degrees F., and it was cloudy. Significant rain had fallen in the week prior to the inspection. The property was occupied and all retail spaces and most service spaces in use and accessible for inspection. Entry to the areas of the building was provided by the current business owners and workers. Water, electric & natural gas service was on.

2 Description of Property This property is a sub-divided single story building with six commercial retail spaces present, and of a total square footage of approximately 17,000 square feet (estimated). The building is approximately 200 feet fronting Route xx, and approximately 85 feet deep. On the date of the inspection the Liquor Store and the Billiard Hall take up approximately 60 feet each, and the Tanning Salon, Cleaners, Massage Parlor, and Dunkin Donuts have approximately 20 feet of frontage. The Dunkin Donuts store also utilized a section of the central rear of the building (behind the Cleaning Store) for a kitchen. There are several utility spaces at the rear of the building, separate from the store spaces. There is a basement beneath the left side of the building, used for utilities and storage space. Access to the basement is from The Liquor Store. Structural Support Framing of the Buildings ---Satisfactory condition. This building uses steel frame construction, with concrete masonry unit side -walls and glass and metal facades at the enclosing the building. The main supports are steel "I" beams, carried on steel "I" section columns. The roof, which is flat, is corrugated steel decking, supported by steel bar and flange trusses with approx. 24" depth from the top to lower chord. These open steel trusses are, in turn, supported at the ends by the main steel beams. Most of the building is built over a concrete slab, however the left end of the building is built partially over a basement. The floor structure over the basement space is corrugated steel decking, supported by steel bar and flange trusses. Details as to the depth, width, or other structural aspects of the footings are not known, and cannot be determined without destructive testing or excavation, which is not part of this inspection. Inspection of the steel structural supports of these structures found no evidence of structural failure, or excess deflection. The condition of the visible areas of the steel framing is satisfactory, with only minor corrosion present, and based upon the age of the structure and present condition, the steel support structure is performing adequately. View of Steel Supports Showing a Main Steel Beam and a Steel Truss 2

3 Masonry Walls ---Functional, but with defects present that need attention. Inspection of the concrete masonry unit walls found defects as follows: 1. Water entry is occurring into concrete block walls on the right side and left side of the building. On the right side the water entry appears to be significant, with wet sections of block and moss growth present, and cracks in the masonry wall where evidence of the most serious water entry is present. On the left side masonry wall, we found exterior staining, with some evidence of water entry into the masonry, however no structural damage of significance was present. Nevertheless, if water entry into the left side wall is not eliminated, it is likely that structural damage will occur in the near future. Right Side Wall with Crack in Wall with Water Penetration Likely Cause Left Side Masonry Wall shows Stains from Water Leaks 2. Settlement cracks of a relatively minor nature are present in several areas of the 3

4 exterior concrete masonry unit walls at the rear. Settlement cracks of this type are quite common, and are usually due to initial soil compression after construction. Considering the age of the structure, the minor degree of the cracking, and lack of other known causative factors, it is unlikely, but not certain, that these walls are stable and the cracks are likely to remain non-structural in significance. 3. Caulking at expansion joints in the masonry wall are deteriorating. Maintenance of caulking in masonry walls is needed to prevent water entry and damage. View of Rear Masonry Wall Typical Settlement Crack Deteriorated Caulking in Expansion Joint Please be aware that installation of a calibrated crack monitor, with inspection over an 4

5 extended period of time is required to determine if cracks in masonry walls are stable if a high degree of confidence is required. Crack monitoring is available, if desired, as an additional service. Recommendations: See Roof section have a qualified roofer ensure that all roof edge sections are sealed and that no additional water entry occurs into the walls. Consider installation of calibrated monitors on existing cracks in the masonry walls. If additional settlement cracks appear and existing cracks significantly worsen over time, then further evaluation and repair may be needed. Interior Floor Slab --- Satisfactory condition. The interior floor is a poured concrete slab installed on grade. Inspection of the visible surface of this floor found only cosmetic defects present such as spalled or chipped edges at expansion joints. Roof --- Defects and leaks present in the roof & repairs and/or replacement needed. The roof is a single, large flat roof surface, covered in rubber membrane roofing material. Parapet walls are present at the left and right side, and these are coped with formed sheet aluminum. The roof surface was closely inspected by mounting and walking the surfaces. o The roof has significant wear in many areas. The surface is cracking in some areas, and protective paint is wearing away. Cracked roof surface 5

6 o Roof membrane and/or counter flashing at roof edges is split and open in several areas. This is allowing water entry into the concrete block walls, particularly on the right side. Popped unsealed roofing nails are also present along the roof edges. Parapet wall coping, which is formed aluminum sections, has unsealed or open joints. The roof material is wrinkled in some areas, with areas of voids beneath the material. These conditions are allowing water to penetrate into and below the roof membrane and also into the concrete block walls at the left and right side of the building. Split in Membrane at Roof Edge Popped roof edge nail o Roofing material and flashings around the edges of some of the HVAC units mounted on the roof has separated, been patched with tar, and separated again. Open Flashing at HVAC equipment Mounts Several Different Locations o Standing water was present on some central sections of the roof, as well as along the roof edges and parapet wall coping. 6

7 Front Edge Standing Water Left Edge o Provision for roof drainage does not appear to be adequate. The roof surface is large, with minimal slope towards the rear,and no roof drains are present in the central section of the roof (drainage is present only at the rear edge). Large roof surface no roof drains except at rear edge All of the above conditions can contribute to roof leakage, and the roof shows evidence of leaking in several areas, specifically over the central rear of the liquor store, and over a portion of the massage store, into the left and right side concrete block walls, and into the sheet metal and framed cantilevered section of the roof at the right front side. Recommendations for the Roof: This flat roof requires immediate repairs to eliminate roof leakage. Edges must be sealed, and gaps in flashing material around heating systems and other roof penetrations must be closed. This roof requires provision for better drainage at intermediate points to allow complete drainage of water off the roof. This roof has significant wear and cracking in the surface, and although maintenance and repairs may stop current roof leakage, leakage is likely to occur again with increasing frequency. Complete roof replacement should be considered in the near future. Exterior Facades --- Damage and defects present needing attention. 7

8 The exterior facades of this building are textured concrete block, metal siding and trim, glass and metal storefronts, and a section of glass enclosed area on the left side. o Damage is present to upper metal trim at the right front corner. Damage at right front corner sheet metal cantilevered section o Settlement cracks are present on the rear of concrete block façades. o Settlement cracking, water erosion damage and moss growth are present on the right side (see Roof and Structural Supports sections). Right side of building has water staining and moss growth o The glass enclosed Green House façade on the left side appears to have significant wear, and staining of the glazing indicates that leakage glass may be occurring. Recommendations for the Facades: 8

9 Have a qualified contractor repair damaged sections of metal trim and siding at the right front. Have a qualified contractor familiar with glass enclosed sunroom / solarium construction such as is present on the left side of the building further evaluate the glass enclosed area for leakage and make repairs as necessary. Have a qualified mason repair damage to the concrete block masonry on the right side and seal minor settlement cracks and caulk open joints. See Roof section ensure that the roof edges and coping over the block walls are sealed to eliminate future leakage. Window Systems & Doors --- Satisfactory. Windows are mostly plate glass store front windows. Doors are swinging glass and metal doors. Windows and doors were found to be in generally functional condition on the date of inspection. Electrical System ---Generally functional and apparently adequate, with minor defects as noted below. Electrical service to these buildings is by buried feed, as follows: ampere, 3 Phase, 4-wire, 208/120 volt service. Main electrical equipment area in basement Electrical service is by underground feet from transformer equipment located at the left side of the property on the paved surface. The electrical service is distributed to the different retail stores in the building with the following equipment, most of which is located in the basement accessible from the liquor store on the left side (unless otherwise noted): o 600 ampere 3-phase service entry with large main shutoff lever. 9

10 o Distribution / junction boxes located to the right of the main shutoff, and below the breaker panels, switches and meters. o 400 ampere 3 phase breaker panel for the liquor store. o Seven (7) 200 ampere shutoff switches, meant to distribute power to the different retail stores. Main switches number 4 and 5 are coupled together. o 200 ampere 3 phase breaker panel on the right side of the row of switches and meters. The panel cover for this breaker panel does not fit correctly, and screws are the incorrect type. The panel cover is very loose, and this is a hazard. o There is an additional breaker panel in the basement that is out of service. o Circuit breaker sub-panels are present in the retail stores. Not all panels were accessible. Electric feed and service equipment appeared to be in acceptable condition where accessible, except where noted in bold type. Defects in the interior electrical wiring were found to be present as follows: Open junction boxes and poorly secured wiring were seen in areas above drop ceiling panels, in the liquor store and massage store. Other areas of exposed wiring or poorly secured wiring may be present. Recommendation for Electrical System: Have a licensed electrician replace the loose breaker panel cover. Have a licensed electrician further evaluate electrical wiring under the drop ceiling, covering any exposed electrical connections and adequately securing any loose cables. Major Plumbing Components ---Satisfactory. Potable water is supplied by the municipality via a large section metal pipe main, and was in functional condition. Water is a common supply (it is not metered separately for the different tenants). Waste lines appear to be plastic and metal, in satisfactory condition, where visible. Gas Piping---Currently functional, but with some deterioration of roof mounted piping. Exposed gas piping on roof some have significant corrosion Gas is supplied to roof mounted heating systems through a combination of rigid metal pipe 10

11 and flexible gas line. Rigid iron gas pipe is laid out across the roof, to supply the multiple heating systems located on the roof. Some sections of this gas pipe have significant corrosion, which has likely progressed more quickly than average because the gas pipes are on the rooftop, directly exposed to the weather. Recommendations: Have a plumber further evaluate all exterior gas piping for corrosion damage and replace any damaged sections found. Recommend application of rust preventive coating to exterior of the iron gas pipe mounted on the roof. Hot Water Heaters Apparently functional. Hot water is provided by local gas fired water heaters within the retail stores where necessary. One visible hot water heater unit is a small electric unit located in the liquor store. This unit appears to be in older condition. There is a gas fired on-demand hot water heater in the rear kitchen area (the Dunkin Donuts kitchen), which appeared to be in functional condition on the date of inspection. Recommendations: Plan for replacement of the aging electric hot water heater. Heating and Air Conditioning Systems ---Service and/or replacement needed. See the table below for complete information. Heat and cooling is provided individually to each of the retail establishments through a variety of roof mounted heating and cooling systems. The type, age and condition of these systems is highly variable, and is detailed in the chart and diagram below. The projected reliable service life for package heating/cooling systems of the type found is approximately 20 years. The projected service life for stand alone split system cooling equipment is approximately 15 years. Many of the systems found appear to be 20 years or more old. Additional reliable service life therefore cannot be expected. Item A B C Equipment Description Make Model Serial Approx Age External Condition Champion Cooler Corp Commercial Evaporator Cooler Commercial Evaporator Cooler Packaged Rooftop Champion Cooler Corp Carrier - Weathermaker FN years (1989) Rusted Exterior Housing; Pully Belt Off; Deteriorated Filter FN years (1989) Rusted Exterior Housing; Deteriorated Filter N/A N/A 20 years Rusted Exterior Housing; Missing Filters; Tar Flashing Repair of mounting collar Location Liquor Store Liquor Store Liquor Store D Packaged Rooftop Carrier - Weathermaker N/A N/A 20 years Rusted Exterior Liquor Store 11

12 E F Condensing Unit Protection System Condensing Unit Protection System Con-Pak PSE-311D N/A Unknown Marked "Left Evap Coil Left" - Operating at the time of the inspection Con-Pak PSE-311D N/A Unknown Marked "Right Right" G Satellite Dish N/A N/A N/A Unknown Unit appears to be installed on a rubber mat and weighed down by cement blocks Liquor Store Liquor Store Tanning Salon Ha Exterior Mounted Fresh Air Supply N/A N/A N/A N/A N/A Tanning Salon H Packaged Rooftop Carrier - Weathermaker N/A N/A 20 Years Rusted Exterior Housing; Deteriorated Filter Tanning Salon J Packaged Rooftop Goodman HOCR--14B years Massage Parlor K Packaged Rooftop Carrier - Weathermaker N/A N/A 20 years Rusted Exterior Housing; Deteriorated Filter Dunkin Donuts Kitchen L Packaged Rooftop Carrier - N/A N/A 21 years Rusted Exterior Billiard Hall Weathermaker Housing; Deteriorated Filter Ma Fresh Air Intake N/A N/A N/A N/A Newer System - Billiard Hall Billiard Hall M N P Q R Packaged Rooftop Packaged Rooftop Packaged Rooftop Packaged Rooftop Packaged Rooftop Carrier - Weathermaker York Carrier - Weathermaker Carrier - Weathermaker York 48HJE ACPO24G C G year Newer System - Billiard Hall NOH years (2005) Newer System - Billiard Hall N/A N/A 20 YEARS Rusted Exterior Housing; Missing or Deteriorated Filter N/A N/A 20 years Rusted Exterior Housing; Missing or Deteriorated Filter DHUC- T060N125A NOH years (2005) Newer System - Dunkin Donuts Billiard Hall Billiard Hall Billiard Hall Billiard Hall Located over Billiard Hall, but may be for use by Dunkin Donuts S Compressor for Cooler Unknown N/A N/A Unknown Acceptable Dunkin Donuts Store T U Compressor for Freezer Packaged Rooftop Unknown N/A N/A Unknown Acceptable Dunkin Donuts Store Unknown DL- 10N24ATA AA3A NEMM years (2005) (Presumed) Acceptable Dunkin Donuts Store

13 Gas Pipes Exposed on Roof Black Iron Pipe N/A N/A 20 Years Significant Corrosion Across Roof Surface Table 1: Identification and Description of Roof Top Mounted HVAC & Mechanicals Diagram 1: Rooftop HVAC & Mechanical Equipment Layout Two of the aging packaged heat / AC units Recommendations for HVAC Systems: HVAC equipment 20 or more years old should be replaced. See Table 1 and Diagram 1 for further information and location of HVAC systems. Service contracts to cover minor maintenance and repair to the HVAC systems. See Gas Piping section gas supply piping is in poor condition in some areas, and should be serviced or maintained. 13

14 Interior Finished Retail Space --- Generally Acceptable, with minor defects. Finished store interior space appears to be in generally functional condition in most areas, showing only minor defects and wear, with the exception of multiple areas of staining on drop ceiling panels from roof leakage. Staining is present on the ceiling in the liquor store in multiple areas, in the massage parlor and in the billiard hall. Area of leakage coming through in the ceiling of the liquor store Recommendations: See Roof section have roof leakage repaired. Have stained / damaged ceiling areas replaced. Bathroom Facilities ---Most functional, but some defects present in need of attention. Liquor Store: Two stall toilets and two sinks. Sinks are functional. One of the toilet stalls is not accessible. The other toilet runs on after flushing. Toilet running on in liquor store bathroom 14

15 Tanning Salon: Half bath, with sink and toilet, in functional condition. Massage Store: Half bath, with sink and toilet, in functional condition. Dry Cleaner: Half bath, with sink and toilet, in functional condition. Billiard Hall, Men s Room: Half bath, with sink and toilet. The sink is functional. The toilet does not flush well. Billiard Hall, Lady s Room: Half bath, with sink and toilet. The sink is functional. The toilet does not flush well. Dunkin Donuts, Men s Room: Half bath, with sink and toilet, in functional condition. Dunkin Donuts, Lady s Room: Half bath, with sink and toilet. The sink is functional. The toilet is loose. Recommendations: Have the liquor store and billiard hall toilets repaired. Have the Dunkin Donuts Lady s Room toilet firmly secured. Basement and/or Crawlspaces --- Evidence of water entry and mold found. The full basement space is accessible only from the liquor store (on the left side of the building). The basement does not extend beneath the entire structure. The balance of the building has no basement, crawlspace or other below grade areas. The basement space has a central space, as well as several smaller closet areas. Sump Pump: Present, in a closet area in the basement. Condition: o The sump was approximately ¼ full of water on the date of inspection. o The pump and piping appeared to be in functional condition on the date of inspection. Moisture Evaluation: All visible surfaces were closely inspected for stains or other evidence of prior moisture entry. Finish materials in the basement were tested with a moisture meter on the date of inspection (this includes accessible areas of both clean and any water stained areas found). Condition: o Signs of prior water entry were found to be present, including visible suspect mold growth on the finish walls by the basement steps. Signs of water entry / mold growth in the basement 15

16 Recommendations: Further evaluation by waterproofing specialists to determine what additional measures are needed to assure that this basement or crawl space remains dry, followed by installation of these waterproofing systems. Professional remediation and cleanup of suspect mold conditions. Please be aware that the lower level interior space is near or partially below grade level, and foundation walls and the floor slab floor cannot be perfectly water proofed, and therefore the possibility of water entry with consequent damage to stored materials or current and future finish materials exists, especially during extreme weather conditions. If recent basement dewatering (waterproofing) work has been done, this may hide evidence of prior water entry conditions, which may recur in the future. This home inspection cannot assure you that waterproofing work done by others will be completely effective. We cannot predict future conditions related to water entry, and make no representation that water entry will not occur in the future. Parking & Loading Areas ---Worn and in need of re-paving. Parking and loading areas are paved with asphalt. These areas show considerable irregularity, cracking, potholes and erosion of the surface, and are in poor condition. Parking area has significant wear Recommendation: Repair or re-paving of the parking and loading areas. 16

17 Mold & Fungal Conditions Mold and other fungal organisms are a natural part of our environment and cannot be completely eliminated. Certain types of construction and wet conditions in a home or building can, however, allow excessive growth of mold, and damage to the structure and a health risk may occur. Humid or wet conditions in the interior and finish and stored materials in basements, below grade areas and attics may be especially prone to accelerated mold growth when water penetration occurs. We are not certified mold inspectors or mold experts, we are not insured for adverse conditions related to mold or fungal organisms, and this inspection absolutely does not include testing for mold or other fungal organisms. Recommendation: You should have further evaluation and testing done by specialists for your protection. Environmental Testing Tests for toxic or hazardous materials that may be present are specifically excluded from this inspection. This inspection is not an environmental inspection. This inspection does not include evaluation of buried fuel storage tanks, and does not exclude the possibility of the presence of buried fuel oil tanks. Recommendations: A specialist search for buried tanks is recommended. Consult with your legal counsel with regard to the need for environmental testing. Such environmental testing is advisable and generally required. Please Note: This is a Building Inspection with defined terms, conditions and limitations as set forth in the "Building Inspection Agreement", which is attached to and is part of this report. The inspection is limited to accessible visible components of the property as found on the date of inspection, with no guarantees implied. The inspection is done by, or under the direct supervision of, a Professional Engineer licensed to practice in the State of NJ. As professional consultants for the buyer(s), we affirm that we have no proprietary interest in this property, nor do we have any other agreement with or business relationship with the principals involved in the sale of this property. Report Prepared by: Daniel Meyers, B.S.E. and Ronald R. Meyers, P.E. Field Engineer for Data Collection, M. Ramos MHI Services, Inc. South Orange & Summit, NJ 17