Access: All interior areas of the building were accessible. On the exterior, only the fenced area that houses the generator was not accessible.

Transcription

1 Robert E. Cooper, Home and Business Property Inspections R. E. Cooper Building Specialties, Inc. 10 Elmridge Road, Jamesville, NY NYS License # Radon ELAP Certified Lab ID Client: Ben Saxon Representing: Syracuse Investment LLC 111 Scott Street Melbourne Fl Date of Inspection: September 9, 2014 Building Assessment and General Inspection This report is being written at the request of Ben Saxon for the purpose of assessing the relative condition of the building with regards to its ability to serviceable under the existing conditions and use. The inspection is not intended to represent the status of building or occupancy codes. The inspection was performed as a general walk through and major components were not dismantled, furniture and fixtures were not moved, and no form of engineering or diagnostics took place. The purpose of the inspection is to assess the general condition of key components that make up the structure. Access: All interior areas of the building were accessible. On the exterior, only the fenced area that houses the generator was not accessible. Building Type The building at 1906 Brewerton Road is a single story building that was converted from a previous large retail structure to a suite of telecommunications switching centers. The building appears to have had three rooms of telecommunications equipment, with other rooms being utilities or support areas. Presently there are two switching facilities in the building with one area being vacated. It appears that the building had a number of modifications such as electrical, HVACs and interior aesthetics at the start of the lease period 20 years ago, but has since seen very little with regards to substantial capital improvement. 1

2 The building is a concrete masonry block building that is attached to another property to the south. An efis (exterior finish-insulation system) applied to the front and north sides of the building. The roof is presently a torch down system with an aluminized coating. Roof system Viewing the roof structure is difficult as there are ceiling systems on the interior. One system is s fiber block ceiling that appears to be installed near the roof supporting bar joists. The second ceiling was installed approximately 3 to 4 feet below the first ceiling and appears to have been installed for the Verizon occupancy. There was on one location that clearly showed the roof supporting system. From the exterior there were no indications that the roof structure was in peril. There were no substantial deflections or sags in the roof system. 2

3 The roof coverings consist of a torch down single layer bituminous product that has been coated in years past. The roofing has been placed over a flat wood deck system. There was only one ventilating device on the roof at that was being used as a chase way for the installation of air conditioning lines. The roof slopes from north to south and has one drain located on the south edge of the building approximately 2/3rds the way back on the building. The drain lacks a leaf catch cover and ponding near the drain appears to occur. The roof is now beginning age and a review and maintenance should occur as little or no maintenance is apparent. What has occurred was very modest and insignificant. 3

4 The roof needs repairs where seams have split or have become loose due to ponding. An additional roof coating should be applied to deflect UV as well. The presence of a single drain on a roof of this size is questionable in this Inspectors opinion. A consultation with a qualified commercial Roofing Contractor should occur. Exterior facades The exterior wall system to this building was construction using concrete masonry blocks. On the sides most visible to the public, the front (west) and the main parking (north) the building was cosmetically updated many years ago using and efis systeminsulation board and a polymer stucco product. The efis system is now beyond its aesthetic and protective life expectancy and substantial modifications will be needed. Window areas, lower sections, and capping areas are all in question with regards to the system s ability to be water tight. The front entry façade in separating from the roof and needs to be remove or repaired before it falls. 4

5 On the east and south sides of the building the blocks exterior has been painted. The paint is now severely pealing and aesthetically poor. For the most part the block system is intact and void of substantial movement or deterioration. However, there are modest sections of block that have severe spawling on their surface and will need repairs. The majority of these locations are where water splashes or sites and frost damage has occurred. There are three locations that this is more prevalent: 1. On the rear of the building above the loading dock 2. The sidewalls of the loading dock 3. Atop of the pilaster on the rear Window and door systems There are limited window systems in this building due to the nature of its operations. The one window on the front is a glass block system that has been covered over on the interior. The window is intact on the exterior and no major movement was noted. However perimeter areas of the block are likely seeping water due to the breakdown of the efis system. 5

6 There are three exterior doors leading into this building. 1. The front exit door has seen limited use and is in reasonably conditions except for the floor area on the interior in front of the door. 2. The north side door is the main entrance to the building with card reader key access. The door is full height glass and found in reasonable condition. 3. The rear exit door on the dock is a solid steel door that operates but has substantial deterioration at the base of the door due to rusting. The floor structure may be compromised (the concrete) at the door as well-likely due to the same issue as the masonry wall above the loading dock- frost heave-deterioration. Electrical Systems The building is serviced by one 400 amp 277\480 service. This would not be excessively large for the type of use this building was under. However, it is very likely that when Verizon leased the building, the electrical system was installed new. There are two or three transformers within the electric service room that are used to reduce the voltage to 120/208 volts for normal working levels. There are also a number of subpanels throughout the building that all appear to have been installed specifically for Verizon. There were no indications that issues with the electrical system were prevalent. 6

7 In addition to the electrical system within this building, there is a designated backup generator manufactured by Onan Corporation. The generator appears to be approximately a 100 Kw unit (access to the generator was not possible). This generator is old; it was likely installed 20 years ago when the Verizon tenant took occupancy. The Client is urged to verify with the group maintaining the unit as to what condition the unit is in. However, it is 20 years old. The 300 gallon belly tank below the generator should be closely reviewed for condition as to avoid an environmental spill. Physical condition of the exterior cabinet is poor. Heating systems There are no central heating systems within this building. Additionally all gas feeds have been eliminated from the building. This is the nature of a telecommunications facility. There is enough heat given off by the telecommunications equipment that the rooms require cooling years round. The only heating identified in this building was some small electric heating units. Cooling There were six cooling units identified within this facility. 1. Two of the units are large Liebert systems that are likely in the range of 20 to 25 tons. They occupy the main switch room and likely operate as lead-lags- where they each take turns operating as the main cooling components. These units were identified to be manufactured in 1997 which makes them approximately 17 years old. These units are high quality and specifically used for telecommunications, computer clean rooms, and other applications where high level, year round cooling is necessary. 7

8 A representative for the local Liebert dealership was contacted and they have not been servicing these units. They were in operation at the time of the inspection, but a full review of their condition was well beyond the scope of this inspection. There was little or no cooling load on the system, so qualitative evaluation of their effectiveness mean little. Summary: these are older units that only have a certain cooling purpose that for the most part would not be conducive to operations outside of the telecommunications or computer based industry. 2. There are three, 2.5 ton Trane brand, home grade air conditioner condensing units located on the roof top. All three were manufactured in They are at the end of the design life and cannot be relied upon to continue being serviceable. 3. The final unit is a Liebert split system data mate that is approximate 3 to 5 tons in size. The unit is very old and cannot be relied upon to continue being serviceable. It was either an original unit prior to the larger Lieberts being installed, or it was to cool an auxiliary area of the building. Plumbing systems There is limited plumbing in this building. There are three bathrooms to the rear of the building. The men s room appears to be functional, but the women s room and the auxiliary bathroom adjacent to the women s bathroom had the water shut off and signs on the door that read Do Not Use. There are unknown issues with these bath areas that need to be investigated further. There is a 40 gallon electric hot water heater that was original installed with the Verizon occupancy. This unit was used very sparingly since there are no showers or other uses for hot water other than a small convenience kitchen. Under normal operating conditions, this unit would be deemed to be beyond its normal design life. 8

9 There is a sprinkler main in the front of the building that appears in complete and sound condition. However, being the nature of the occupancy, no sprinkler heads were identified. The main water service entry is located in the same closeted areas in the front of the building as the sprinkler system. 9

10 Driveway and parking areas- The asphalt to these areas will need to be re-surfaced to draw a good tenant. They are aesthetically compromised and damage in a number of spots due to winter conditions, cuts for underground facilities being routed to the building, and normal aging. General Interior Cosmetics The building was complete renovated on the interior when Verizon became the tenant. There appears to have been no substantial update of cosmetics since they took occupancy. The majority of the floor areas is vct tiles. In hallways the tiles show years of heavier commercial traffic. In the switch areas and in front of some of the entry doors the tiles are either deteriorated or loose. The floor covering might be able to be salvaged in areas, but most areas will need to be re-done. Leakage from the roof or air conditioning components have caused many of the ceiling tiles to be damaged. Many are missing or in poorer conditions. The ceiling areas will need to be replaced. Wall areas are in reasonable condition, but where equipment and supporting components have been hung or located, the walls will need to be reworked. 10

11 Communications Tower This Inspector has worked within the Communications industry for a number of years. It is my opinion that the communications tower is in good general conditions lacking major deformity, rusting, or deterioration of pier support at the base of the tower. It is presently supporting two 8 foot microwave dishes that represent a substantially amount of wind loading. If the tower can support these dishes, it can support a substantial amount of equipment. With modern user conditions, the major wireless carriers are installing antennas on towers in the urban areas lower to facilitate closer base stations as needed for added capacity. The cost of legal, engineering, real estate, and construction to put up a tower today are substantial. The Client is advised to consider keeping the tower intact as replicating it would be difficult or impossible and there may be financial merit in leaving the tower in place. Submitted by: September 9,