HOME INSPECTION ENGINEERS LICENSED PROFESSIONAL ENGINEERS 926 Haddonfield Road, Suite E PMB 162 Cherry Hill, NJ 08002 800-676-7879 Phone 856-482-6615 Fax 856-667-8401 In accordance with your request, the writer made a structural and mechanical inspection of the above subject property on. The following report has been prepared based on those findings. The scope of this inspection does not include code compliance, the investigation for special permits/approvals, an inspection for toxic wastes in the soil, under or around these premises or the property itself, nor a search of any public records. While items regarding code compliance may be made in this report, this is not a review of the permits taken out for this property. You may wish to discuss with the building owner and/or the building code official if there have been permits taken out for work done at the property over the years. The conditions, recommendations, suggestions contained herein are the result of a visual inspection as of this date. This property is a two story office building with cement stucco and vinyl siding (rear gable roof) exterior walls and an asphalt shingle roof (front), bituminous felt roofs and rear metal roof over bow window roof surfacing. The building is 85 plus years old. The rear of the building is an addition built on a concrete slab. The report, which follows, is furnished at your request in strict confidence by us as your agent and employee for your exclusive use as an aid in determining the physical condition of the subject premises. This report is intended to cover only such portions of the premises and the equipment therein as may be examined visually, and we warn you that although such premises and/or equipment may be in good condition when examined, the condition may change thereafter. No destructive or invasive testing or excavations were performed. This report is not to be considered a guarantee of condition and no warranty is implied. The scope of this inspection
does not include a comprehensive evaluation for code compliance, governmental regulation compliance, or hazardous materials in or around this building. Terms used in this report to describe the condition of observable components and systems are listed and defined below. It should be noted that a term applied to an overall system does not preclude that a part or a section of the system or component may be in different condition: Excellent Good Fair Component or system is in "as new" condition, requiring no rehabilitation and should perform in full accordance with expected performance. Component or system is sound and performing its function. Although it may show signs of normal wear and tear, some minor rehabilitation work may be required. Component or system falls into one or more of the following categories: a) Evidence of previous repairs not in compliance with commonly accepted standards, b) Workmanship not in compliance with commonly accepted standards, c) Component or system is obsolete, d) Component or system approaching end of expected performance. Repair or replacement is required to prevent further deterioration or to prolong expected life. Poor Component or system has either failed or cannot be relied upon to continue performing its original function as a result of having exceeded its expected performance, excessive deferred maintenance, or state or disrepair. Present condition could contribute or cause the deterioration or other adjoining elements or systems. Repair or replacement is required. This report is based on an examination of the structural system. This report is an opinion about the condition of this portion of the building. It is based on evidence available during a diligent inspection of all reasonably accessible areas. Neither surface materials were removed, no destructive testing undertaken, nor furnishings moved. This report is not an exhaustive technical evaluation. Such an evaluation would cost many times more. As Professional Engineers, it is our responsibility to evaluate available evidence relevant to the purpose of this inspection. We are not, however, responsible for conditions that could not be seen or were not within the scope of our service at the time of the inspection. No building is perfect. As you read this report, pay particular attention to our notes that often our observations and recommendations are typical of many buildings we inspect. We can make a more extensive inspection of the property if you desire. The inspection that has been completed should be representative of all items in the building but this extensive investigation would be able to evaluate every area of the building. Many things have been discussed in this report. However, we realize that there may still be other things of interest to you that have not been discussed. Therefore, we encourage you to call with any additional questions that you may have. 2
Structure The basic construction of these premises consists of stone, block, and cement foundation walls and a column girder system for the support of the first floor. The rear addition is built on a concrete slab floor. There is also some added bracing in the basement areas to reduce bounce and reinforce the floors. This is a standard method of construction. Structurally speaking, this was a well-built building when it was first constructed and it still can be so described. Where visible, the basic structural members are in good to fair to needing some repair condition. With the side crawl space not accessible and the rear slab addition finished off, not all elements could be evaluated. Although the building is basically structurally sound, there were some significant structural issues that need to be attended to at this time. These are: Although minor, all the loose mortar joints should be filled in with cement mortar. The front basement area has a cement retaining wall on the left side of the basement. This wall has many cracks on it near the top. All of the cracks need to be properly cleaned out and repaired with new cement. In the front basement, the left side chimney header has some termite damage in the joists and cracking joists and end nailed joists. At this time the chimney header joists should be reinforced with sister members and fastened with steel strap hangers. The rear left corner of the front basement has a small opening to the rear basement. This area needs to be filled in with block to support the joist ends which are not adequately supported. The front basement to the right of the front heater is over notched and needs reinforcement. In the front basement, the further joist from the left is cracked and needs repair. In the rear basement, to the left of the rear heater there is a notched floor joist end that is not adequately reinforced and needs reinforcement. Slight slopes in various floors, door frames not plumb and some cracked plaster was noted. These conditions are caused by settlement the condition of structural members and plaster lath which no longer holds the plaster effectively. There are though no significant structural concerns. The items above are relatively minor and easily repaired. Evidence of some anti-termite treatment and damage and old activity was noted in this building. If this property is to be purchased, it should be determined who did the work, when it was done, the extent of the work, if damaged members, if any, have been reinforced or replaced, if it was done professionally and if the work is still under warranty. Unless this information can be obtained, the house should be retreated for termites. Although "no evidence" of active termites or termite action is reported, because of the insidious habits of termites, no responsibility for a termite condition that may exist or may be starting and was not visible is assumed. Further, this letter is not a warranty or a guarantee that there are no termites, but an inspection report. It is suggested that you engage the services of a competent termite treatment company to make a complete termite inspection of the property before 3
settlement. No evidence of active water penetration in the basement was noted. There has been water entry that is controlled with the perimeter drain pipe and sump pump. However, it should not be assumed that water problems cannot and will never occur. Water seepage can occur from a variety of sources. To help prevent water entry into the basement the following is recommended: The front gable roof should have gutters installed on the side roof edges to collect the roof water and direct it away from the building. The downspout drains must be kept clean and working at all times. The joints between the walkways and house walls should be kept sealed at all times to prevent water entry. The sump pump and drain pipe system needs to be kept clean and working at all times. One or more dehumidifier units is recommended for the basement to control humidity in this area Mechanical This property is heated/cooled by three heat pumps. There is a roof mounted package unit (heat/cooling in one unit) for the second floor. This unit is a Heil brand and approximately 7 years old. The first floor has a front unit which is a Bryant unit and is approximately 9 years old and a rear unit which is a Carrier unit and is approximately 10 years old. Heat pumps can be very efficient for cooling and for heating until 40-45 degrees F which supplemental electric heaters are needed. These can be expensive to operate for long periods of very cold periods. The units were in proper operation at the time of inspection. It is recommended that the heating units be cleaned and serviced for proper operation at least once each year before the heating season. This servicing should include the controls, blowers, filter, etc. It is recommended that the air conditioning units be cleaned, serviced and adjusted prior to the cooling season and then each year prior to the start of the cooling season. This should include the motor-blower unit, the filter, all electrical controls and devices for starting and operating, etc. The coolant lines on the roof need additional insulation much insulation is missing. The changing or cleaning of filters at least every 4-6 weeks in the heating and cooling seasons is strongly recommended. The two basement units have enclosures for electrostatic air cleaners but there are no units in them and the units have fabric filters only. In the basement on the front left side near the unused chimney there is fire block on the ceiling. This material may be asbestos containing material and could be a safety concern. At this time these blocks should be properly removed to avoid any possible health/safety concern. 4
Hot water is provided by a 12 gallon electric water heater. This unit is adequate for the four bathrooms and one shower. It should be noted that heating water electrically can be expensive and recovery rates are slow. To help increase energy efficiency of the building, the hot water pipes should be insulated and the water hater should be placed on a timer to turn off the hot water when the building is not used. The plumbing piping in the building is copper and it appears to be in serviceable condition. All plumbing fixtures were tested and found to be in working order. The second floor right toilet is loose and needs repair. In connection with the waste disposal system, no visible evidence of problems with same was apparent at the time of inspection. It should be realized that no excavations or diggings were made as part of the inspection. The electrical power entering these premises consisting of a four wire underground service that feeds three meters is in the building. One meter has four wire three phase service but it is stepped down to a 100 ampere 3 wire systems. There is a 100 ampere 3 wire service and there is a 60 ampere 3 wire services. All boxes and services are 120/240 voltages and this is adequate for the normal needs of this size building. (One meter is the second floor, one is the front of the first floor and one meter is for the rear of the first floor). No evidence of any active older knob and tube wiring was noted. It would be wise to have all of the present circuits fully identified (many are already done) so that you will know what electrical load is on each circuit. The important point to remember is not to overload any one circuit and it you have any doubts about this item, it is suggested that a competent electrician be consulted. The second floor breaker box is a Federal Pacific brand breaker box. These boxes have been noted to be problematic. It is strongly recommended that this box be replaced at this time to assure a safe box and remove concerns about this brand breaker. A spot check of electrical outlets and switches revealed no other problems. Interior As a responsible building owner, you are best able to judge the condition of the interior finish of the rooms. In this section of the report we are concerned with those things, which are technically and financially significant. For example, stains which might indicate roof or plumbing leaks, older wall or ceiling material which may require repair/replacement; the use of substandard materials on interior walls or ceilings; or the quality and condition of such items as the doors, windows, and cabinetry is those things, which can affect the overall quality and condition of a building. Due to the age of the building, it is probable that the interior has lead based paint on various surfaces. Exposure to lead based paint can be reduced by replacing the painted item, covering the 5
lead paint surface with a sealant, wall paneling material, or removing the lead paint. Any renovations involving lead paint surfaces should be done in accordance with state and Federal regulations and guidelines. At this time the ceilings and walls above the drop ceilings are in poor condition with much peeling paint and damaged areas. This could be a serious health hazard. At this time the second floor drop ceilings should be removed, the broken areas and peeling paint and other concerns with the plaster needs to be repaired by removal, proper covering up, etc. A competent lead abatement contractor should be contacted to determine the best way to remediate these areas. Painting of the cracked and damaged areas of wall and ceilings is needed at this time. Some door repairs and adjustment are needed. The rear second floor exterior door has splits in the wood and no weather-stripping. For energy efficiency a new weather-stripped and insulated door is suggested. Squeaking floors are the result of loose floorboards, which require renailing. This condition has no structural significance. This does not apply to the slab rear addition. The windows have been replaced with thermopane windows and this is good. There was no access to the attic area over the front of the second floor. Thus the insulation and ventilation and other features of this area could not be determined. Unless otherwise noted on the inspection check sheets, none of the appliances and/or equipment in and about these premises was tested. All that remain should be in operating condition when this property is taken over. Since the condition of this equipment can change unexpectedly, we suggest that you visit this building at least one more time before taking ownership to confirm that everything is operating properly. We have included a "Pre-Title" checklist for your use during this final visit. Exterior The exterior walls of the building are in good to fair condition. The stucco has some cracks in it especially under the right side second floor cantilevered out area. These cracks are due to expansion/contraction of the stucco which has no expansion joints. These cracks should be repaired/filled in with a flexible sealant to assure patching and the ability for the stucco to expand/contract over time. The rear vinyl siding on the second floor roof area has loose areas and a poor bottom flashing and the flashing needs repair and the missing and loose siding repaired. Some exterior wood trim repair/replacement is needed. this includes the rear bow window frame, the right side three window frames in the slab addition under the roof steps, the front door kick plate, and the front office window trim over the window, etc. The wood trim around the steps to the roof are deteriorating and some panel replacement is needed. 6
The wood roof steps should have a graspable rail on it and these are some uneven treads which should be repaired all steps should be evenly spaced. The left side wood parapet wall on the rear roof needs to be painted and kept under observation for changes due to the tar on the bottom of the posts. Painting of much of the exterior wood trim is needed. The stuccoed chimney that is no longer used has a cracked and loose section by the roof and at this time the loose stucco needs removal and repair and the chimney flashing needs replacement. Also the metal flue pipe is no longer used and should be sealed for energy efficiency. The roofs were inspected. The roofs were in good to fair condition with only normal wear and tear noted. The top roof drain must be kept clean and working at all times. The rear galvanized iron gutter on the top roof is corroding and replacement of this gutter in the next few years should be planned for. Due to depressions and holes, some parking lot resurfacing is needed. Following are some pictures taken at the time of inspection: Left side joist that is notched and not supported Front basement lintel between two basement 7
Termite on joists Cement retaining wall that is cracking on the left side of the front basement Chimney header Possible asbestos block 8
Termite damaged header Termite damaged header Sump pump and drain system Notched girder to right of furnace 9
Right side joist ends Electric meters Electric meters and box Water heater 10
Front heater/air conditioner Crawl space Rear second floor exterior door Second floor breaker box 11
First floor rear electric box Front roof Front roof Front gable wall vinyl siding with missing and loose siding 12
Chimney chimney Top flat roof Top floor roof 13
Roof drain roof Roof and air conditioners roof 14
Loose siding and missing flashing flashing Lower roof and wood wall Lower roof 15
Lower roof wood parapet wall Wood post tarred joint Side roof steps Side roof steps 16
Drain for top roof in ceiling of office Parking area Parking area Left side view 17
Water overflowing gutter Front view Front view Rotted trim over front window 18
Rotted front door trim Front view Right side view with mildew due to missing roof gutter Right view showing missing gutter 19
Cracks on right side stucco Right side downspout drain Cracks in stucco Rotted side step wall 20
Rotted right side addition window frame Rotted window frame Rotted rear window frame Front first floor breaker box 21
As a final word, and speaking in general terms, except as noted, the conditions found in these premises are quite typical of a building of this construction and this age group and these premises can be further described as being structurally sound. I trust that the foregoing plus the main area inspection information notes will give you word picture of the main structural and mechanical features of this building at this time. If you have any questions, please contact me. This report is not to be used as a basis for determining the value of such premises or whether same is or is not to be purchased. This report is not to be construed as a guaranty, or warranty of the premises or equipment therein or of their fitness for use. Since this was as noted previously a visual inspection of these premises, it is suggested that you consider engaging the services of a competent contractor to determine the extent of the various defects/deficiencies noted herein and to provide cost estimates. Unauthorized reproduction or alteration of this report or any part thereof without express written permission of Home Inspection Engineers/Stuart F. Rosenbaum P.E. is a violation of State Law and is prohibited. Sincerely, Stuart F. Rosenbaum P.E. Board Certified Building Inspection Engineer NJ PE license #28903 NJ home inspection license #24G100041700 22
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