Inspection Report - MRE Commercial Real Estate

Transcription

Inspection Report
Inspection Date:
February 23, 2015
Inspection Address:
2908 Ellsworth Street, Berkeley, CA
Prepared For:
Hab Siam
Prepared By:
JMC Building
Inspections
1410 Alcatraz Ave
Berkeley, CA 94702
(510) 525-7173
Report Number:
E0222
Inspector:
Paul Barraza ACI
Certified Member: American
Society of Home Inspectors¨
Certified Inspector: Inspection
Training Associates (ITA)
Agent Information:
Matt Gondak
MRE Commercial Real Estate
6001 Shellmound Street
Suite 825
Emeryville, CA 94608
F ILE NAME
F ILE NAME
© 2015 JMC Building Inspections
2908 Ellsworth Street, Berkeley, CA Page 2 of 29
This confidential report was prepared for Hab Siam
Table of Contents
CLIENT ADVISORY
3
INSPECTION OVERVIEW
5
STRUCTURE
7
BUILDING EXTERIOR & SITE
9
ROOF SURFACE
13
PLUMBING SYSTEM
16
WATER HEATING
18
ELECTRICAL SYSTEM
20
HVAC
23
INTERIOR COMPONENTS
26
This inspection was done on February 23, 2015, by Inspector Paul Barraza ACI of JMC Building Inspections, (510) 525-7173.
Acceptance and/or use of this Inspection Report shall constitute acceptance of, and agreement to, all of the provisions of the Property Inspection Contract and its Standard
Terms and Conditions which are incorporated by reference and form a part of this Inspection Report.
Summit System Master Comment Library Copyright © 1998 - 2015, Summit Property Inspection Systems. All Rights Reserved. www.summitinspection.net
Client Advisory
Please note: This Advisory is not a “summary” of the inspection report. That is why we urge you to read the entire
inspection report before you review this section. As an additional service to our Clients and their Real Estate
Professionals, we have provided this listing of the items which, in the professional opinion of your Inspector, merit
further attention, investigation, or improvement at this time. Some of these conditions may be of such a nature as to
require repair or modification by a skilled craftsman, technician or other specialist. In listing these items, your
Inspector is not offering any opinion as to who, among the parties to your transaction, should take responsibility for
addressing any of these concerns. As with most other facets of your transaction, we recommend consultation with
your Real Estate Professional, Attorney or Builder for further advice with regards to the items listed below.
STRUCTURE
1. Where visible, the foundation slab was generally in acceptable condition. Small and/or moderate cracks
were observed, indicating past settlement, but we observed no related conditions suggesting the need
for immediate repair. These cracks should be monitored, and if ongoing movement is observed, further
review would then be recommended. (See Photos 1 & 2)
BUILDING EXTERIOR & SITE
2. Trip hazards were observed in the public sidewalk adjacent to this building. In most jurisdictions,
sidewalk maintenance is the responsibility of the property owner. We recommend removal of all trip
hazards for improved safety and to reduce the potential for personal injury. (See Photo 3)
3. Biohazard waste was observed at the left exterior. We recommend proper disposal of this waste in
accordance with all applicable regulations. (See Photo 4)
ROOF SURFACE
4. Several shingles were torn or damaged, allowing water entry and subsequent damage. We recommend
repairs by a licensed roofing contractor to increase the dependability of the roofing surface. (See Photo
6)
5. A “soft spot” was found when the roof at the front-left was walked upon, which could indicate water
damaged roof sheathing. We recommend further evaluation by a licensed roofing contractor.
6. The roofing was near the end of its expected service life. Even with routine maintenance, the need for
replacement should be expected within the next few years. The roofing was currently in need of repairs
or maintenance – therefore we recommend the advice and services of one or more competent, licensed
roofing contractors.
PLUMBING SYSTEM
7. It should be noted that it was impossible to determine the condition of the sewer lateral (the drain line
between the building and main sewer line in the street) during this inspection, because it was buried.
Many Bay Area jurisdictions now require sewer lateral testing to ensure water tightness. Replacement
of the sewer lateral can be expensive and therefore we recommend hiring a licensed plumber to
determine the condition of the sewer lateral.
8. An automatic seismic gas shut-off valve was not installed. Fires can cause significant damage after a
large earthquake and this type of valve is intended to automatically shut off the gas in an earthquake.
We recommend the installation of an automatic seismic shutoff valve by a licensed plumbing contractor.
9. The water heater gas connector was flexible brass. Flexible brass connectors are no longer acceptable
for use in a natural gas supply as they can develop pinhole leaks over time. We recommend the
installation of an approved flexible connector by a licensed plumbing contractor in accordance with
current standards.
10. Several aspects of the water heater venting were improper and repairs were needed. We recommend
review and repair as necessary by a licensed plumbing or HVAC contractor to ensure proper operation.
11. The water heater tank lacked seismic restraint. The lack of proper restraint could result in unnecessary
damage in the event of a major earthquake. We recommend immediate installation of proper restraint in
accordance with current standards and applicable local requirements.
ELECTRICAL SYSTEM
12. The service mast was leaning as it was not adequately braced or supported. Failure of the mast to
adequately support the service drop could result in a very hazardous situation. We recommend a
competent, licensed electrician adequately brace it in conformance with current industry standards.
(See Photo 7)
13. The exposed electrical conductors below a sink in the lab posed a potential shock hazard. We
recommend a licensed electrician immediately repair or remove this inherent risk to personal safety.
(See Photo 8)
14. Several of the subpanels had been manufactured by the Federal Pacific Company. In laboratory testing
and actual performance, an unacceptably high proportion of Federal Pacific circuit breakers failed to trip
at their rated amperage. Such malfunctions could result in serious personal injury or property loss and
therefore we recommend replacement of these panels by a licensed electrical contractor.
15. Ground Fault Circuit Interrupter (GFCI) protection was not provided for all of the receptacles where this
type of protection is presently required. GFCI protection is a modern, inexpensive safety feature
designed to help prevent shock, particularly in wet locations. We recommend the installation of GFCI
protection by a licensed electrical contractor in all areas where it is presently required.
INTERIOR COMPONENTS
16. The ceiling at the right front was stained, but it could not be determined if the leak was active. The
source of the leak should be identified and necessary repairs performed before any attempt is made to
restore surface appearance. Restoration of surface appearance may require extensive patching and/or
replacement of some of the surface materials. (See Photo 10)
17. An angle stop below the left sink was leaking water at the time of the inspection. We recommend review
and repair as necessary by a licensed plumbing contractor. (See Photo 11)
18. Unsecured medical files were observed in one of the interior rooms. We recommend proper transfer or
disposal of these files by an appropriate specialist. (See Photo 12)
Inspection Overview
DESCRIPTIVE INFORMATION
Weather Conditions:
Temperature at Start:
Orientation of the Building:
Age of the Building:
Age of Remodel:
Main Water Shutoff Location:
Sewer Cleanout Location:
Electrical Panel Location:
Main Disconnect Location:
Main Gas Shut-Off Location:
Persons in Attendance:
• Clear sky
• 50 - 60° F
• The front of the building faced the street
• Built in 1959, from public information
• The age of the remodel(s) could not be established
• At the right-front corner of the exterior
• In or near the sidewalk
• In an exterior cabinet at the at the right front corner
• Fuse block in the main distribution panel
• At the right-front corner of the exterior
• Client
ADVICE, PRECAUTIONS & CONDITIONS AFFECTING THE SCOPE OF THE INSPECTION
IMPORTANT NOTICE
We performed this inspection for the exclusive use of the client(s) named in this report. If anyone other than our
client(s) for this inspection reads this report, we wish to emphasize that by contract, our sole responsibility is to
our client(s) and no third party may rely on this report for any purpose. If anyone else wishes to obtain current
information on the condition of this building, we can perform, for a fee, a follow-up inspection on their behalf.
Pre-Listing Inspection
This is a pre-listing inspection report. We strongly recommend that interested parties retain JMC Building
Inspections, or another qualified inspection company, to provide either a ‘walk through’ review, or another
complete inspection, to more fully understand the findings of the inspector and to avoid any possible
misinterpretation of the comments included in this report or the findings of the inspector. This report represents
conditions observed at the time of the inspection, only, and conditions may have changed since that time.
Location/Direction Conventions Used In This Report
When we talk about the “right side” or “left side” of the building, we are assigning direction as we would if we were
standing at the street and were looking towards the front of the building. Locations will be described as “left” or
“right”, “front” or “rear”, and right-front. (For example, “the left-front” would be the left side, toward the front).
Furnishings and Storage Limited Our Access
The presence of furnishings, stored items, decorations or other ‘stuff’ limited our view, and thus, the scope of the
inspection. For instance, the placement of furniture prevented access to every electrical receptacle. If possible, we
recommend a walkthrough inspection when these items have been removed.
Evidence of a Past Remodel
It appeared that parts of the building had been remodeled one or more times in the past. Confirmation should be
obtained from the owner, or in their absence the local building department, that all necessary permits for appropriate
construction and/or remodeling were secured, appropriate inspections were performed and all requisite final
signatures have been obtained.
Detached Buildings Were Not Inspected
Examination of the sheds at the left side was not within the scope of this inspection and therefore they were not
inspected.
Have Specialized Equipment Inspected by a Qualified Specialist
The building was in use as medical offices. Medical equipment is beyond the scope of inspection and was not
evaluated or tested. If further information is desired, we recommend consulting a firm specializing in this type of
equipment for further information.
Central Vacuum Not Tested
A central vacuum system had been installed in this building. The system was not tested, as testing is outside the
scope of this inspection. For further information, we recommend consultation with the current owner and/or an
appliance technician experienced in the maintenance and operation of central vacuums.
A Definition of the Terms “Acceptable” and “Satisfactory” as Used in this Report
When any item in this report is noted as being in “acceptable” or “satisfactory” condition, the meaning is that it was
providing generally adequate service within the limits of its age - and any defects, deficiencies or potential problems
noted during the inspection.
Not Inspecting for Building Code Violations
The presence or extent of building code violations was not the subject of this inspection, nor was it included in the
report. No warranty is offered on the legal use, or uses of the building or property. Information with regard to these
issues may be available from the appropriate building and/or zoning agency.
Environmental Issues Are Excluded
Environmental hazards or conditions, including, but not limited to, toxic, reactive, combustible or corrosive
contaminants, wildfire, geologic or flood hazards are specifically excluded from this inspection and report.
We Evaluate for Function, Operability and Condition
The purpose of this inspection is to evaluate the building for function, operability and condition of systems and
components. Its purpose is not to list or attempt to address cosmetic flaws. It is assumed that the client will be the
final judge of aesthetic issues as the inspector’s tastes and values will always be different from those of the client.
Important Information May be Found in the Public Records
Important information about this property may be a matter of public record. However, search of public records is
not within the scope of this inspection. We recommend interested parties thoroughly review all appropriate public
records and disclosures.
A Building Inspection, Not a Pest Inspection
Any observations made in this report regarding evidence of pests or wood destroying organisms, are not a substitute
for inspection by a licensed pest control operator or exterminator. Your inspector may only report on a portion of
the currently visible conditions and cannot render an opinion regarding their cause or remediation.
Guidelines for the Proper Disposal of “Universal Wastes”
Beginning February 9, 2006, it is ILLEGAL to dispose of waste batteries, electronic devices, fluorescent light bulbs,
and mercury-containing thermostats in the trash. These waste items are known as “universal wastes” and must be
recycled or taken to a household hazardous waste disposal facility. Hazardous wastes contain harmful chemicals,
which, if put in the trash, are harmful to the environment and public health. These items include:
Electronic Devices: Televisions, monitors, computers, printers, mobile phones, radios, and microwave ovens. These
devices often contain heavy metals like lead, cadmium, copper, and chromium.
Batteries: All batteries of sizes AAA, AA, C, D, button cell, 9 Volt, and all other batteries, both rechargeable and
single use. These contain a corrosive chemical that can cause burns as well as toxic heavy metals like cadmium.
Fluorescent Tubes and Bulbs and Other Mercury-Containing Lamps: These lights contain mercury vapor that
may be released into the environment when they are broken. Mercury is a toxic metal that can cause harm to people
and animals including nerve damage and birth defects. If mercury is released into the environment it can
contaminate the air we breathe and enter streams, rivers, and the ocean.
Structure
• Slab on grade
• Poured in place concrete
• Conventionally framed wood stud
• Concrete masonry units (CMU) at the left rear corner
• Conventionally framed wood partitions
• Concrete slab on grade
• Conventionally framed joist and rafter
• Plywood nailed across the rafters
Foundation Type:
Foundation Material:
Exterior Walls:
Interior Walls:
Floor System:
Roof Structure:
Roof Sheathing:
OBSERVATIONS & RECOMMENDATIONS
Building Foundation Overview
The foundation appeared to be relatively modern in design. Foundations of this type typically have internal steel
reinforcing. A determination as to the presence or extent of steel reinforcing is beyond the scope of this inspection.
Foundation Slab
Where visible, the foundation slab was generally in acceptable condition. Small and/or moderate cracks
were observed, indicating past settlement, but we observed no related conditions suggesting the need for
immediate repair. These cracks should be monitored, and if ongoing movement is observed, further review
would then be recommended. (See Photos 1 & 2)
Photo 1
Photo 2
Seismic Considerations
Several exterior walls were constructed with large expanses of glass. The connections between the posts that frame
the windows, and the framing or beams above, could not be observed. From a seismic standpoint, these are
potentially weak areas in the building. We recommend a licensed structural engineer further evaluate the adequacy
of the wall framing to resist earthquake movement.
Due to the construction of this building on a slab foundation and the installation of finished interior, the structural
connections between the foundation and the structure were not accessible. To determine seismic adequacy, we
recommend hiring a licensed structural engineer to evaluate the building and any available construction plans to
determine if seismic upgrades would be prudent for this building.
Moisture Considerations
Although access to the slab was limited because of the presence of finished flooring, we found no visible evidence
of seepage or other moisture related conditions.
*For information about site drainage, please see the Exterior section*
Wall Framing
The wall framing adjacent to the finished areas of the building was not visible; however no symptoms of nonperformance were evident.
A small section of the exterior walls was constructed of concrete masonry units (CMU) at the left rear corner.
Verifying the existence and/or placement of reinforcing materials in solid masonry walls is beyond the scope of this
inspection. Because of seismic concerns regarding unreinforced and inadequately reinforced masonry, we
recommend further evaluation of these walls and/or checking any available plans, or construction documents by a
licensed structural engineer.
Roof Framing
The roof framing was mostly not visible due to restricted access; thus it could not be thoroughly inspected. Where
visible, the roof framing was constructed in a manner typical of buildings of this type and age and was generally in
acceptable condition for its age.
Most of the ceiling joists were not visible due to installed insulation that covered them; thus they could not be
thoroughly inspected. Where visible, the ceiling joists were in acceptable condition.
General Comments On The Structure
Generally speaking, the visible structural elements were in acceptable condition for a building of this age and type of
construction. Instances of needed repair or correction were observed. See notes above. A licensed contractor,
possibly in conjunction with a licensed structural engineer should examine those portions of the structure specified
as deficient in this report to ensure that the entire structure is safe and durable.
ADVICE, PRECAUTIONS & CONDITIONS AFFECTING THE SCOPE OF THE STRUCTURE
INSPECTION
Foundation Slab Was Not Visible
Surface finishes covered the floor slab, rendering a meaningful visual evaluation impossible. Further evaluation
might be possible when the flooring is removed, but such an activity is beyond the scope of this inspection.
Not All of The Rafters Were Visible
The attic was partially inaccessible and not all the rafters were visible, thus not all could be inspected.
Usually, Our Evaluation Must Be Based On Symptoms
Most of the time, many, if not all, structural components are inaccessible. Thus, our evaluation is based only on our
observations of symptoms of movement, damage, and deterioration. If there are no visible symptoms, conditions
requiring repair may go undetected. We make no comment on the internal conditions of soils, foundations and
framing, except as reflected in their performance.
A Word About Foundation Cracks
Cracking is common in concrete or masonry foundations. Minor cracks caused by shrinkage and/or settling can be
found in even relatively new foundations. Moderate or larger cracks may indicate ongoing settling or movement and
the eventual need for underpinning or foundation repair. There is no way to determine if a crack will grow in size or
if new cracks will form. Most large cracks were once small. The best way to estimate the likelihood of future
movement may be to monitor the number and size of cracks over a period of time.
Information on Seismic Strengthening
For more information about the steps to seismically strengthen a building, the Association of Bay Area Governments
(ABAG) has extensive information on their website: http://quake.abag.ca.gov/business
Building Exterior & Site
Lot Topography:
Site Gradient:
Driveway / Parking Surface:
Walkway Surface:
Primary Exterior Cladding:
Secondary Exterior Cladding:
Exterior Window Material:
• Gently sloping
• Slopes toward the rear of the building
• Concrete
• Concrete
• Stucco
• Masonry veneer at the front • Plywood siding at the front
• Painted or stained wood frame • Exposed aluminum frame • Painted steel frame
Grading and Drainage
Grading at the front sloped toward the foundation. This condition promotes water accumulation at the building,
which could result in deterioration of the foundation and water penetration under the building. If it is found that
negative conditions from moisture penetration are present, a qualified contractor, specializing in drainage systems
should be consulted.
Several areas near the building did not have an appreciable slope away from the building. This can encourage water
accumulation near the building and could cause water damage to foundations and interior as well as exterior
building elements. We recommend monitoring both interior and exterior areas during heavy or extended rains, and
if water penetration is observed, appropriate corrective measures should be undertaken.
No formal drainage system had been installed on this site. We recommend monitoring surface drainage
performance for a full cycle of seasons or until deficiencies emerge. If negative conditions arise, then appropriate
modifications should be made.
Downspouts
Several of the downspouts were not properly extended away from the building foundation. This condition will
allow roof water to pool, often leading to excess water around and under the foundation. The discharge from all
downspouts should be routed sufficiently away from the structure (usually at least 5 to 10 feet).
The gutters and downspouts are a very important part of any drainage system, as a substantial amount of water can
flow from the roof surface when it is raining heavily. For example, a roof that is 15 feet by 40 feet in size can collect
more than 280 gallons of water for each one inch of rainfall (enough water to fill a two-person hot tub)! The
downspout system should direct this water away from the building foundation, helping to reduce the possibility of
structural movement. Controlling roof drainage can also reduce the need for exterior maintenance. The gutters
and downspout system should be checked regularly to ensure that it functions properly during wet weather.
Driveway/Parking Lot
The small cracks in the driveway and parking lot pavement were not significant in terms of the performance. We
recommend periodic monitoring of this condition, followed by corrective action taken if problems are observed.
Walkways
Trip hazards were observed in the public sidewalk adjacent to this building. In most jurisdictions, sidewalk
maintenance is the responsibility of the property owner. We recommend removal of all trip hazards for
improved safety and to reduce the potential for personal injury. (See Photo 3)
Trip hazards were observed in the left side walkway. We recommend repair, if possible, or removal and
replacement, of deteriorated sections to eliminate trip hazards and reduce the potential for personal injury.
Sometimes simply “ramping-up” patching material at the changes in elevation can serve as a short term solution.
The walkways around the building were sloped. Over time, the sloping may get worse, necessitating repairs. We
recommend periodic monitoring of this condition, followed by corrective action taken if problems are observed.
Photo 3
Photo 4
Grounds
The fences and gates were not inspected and are not included in this report. Fences at the perimeter of the lot
usually approximate the property lines, but only a licensed surveyor can verify their exact location.
Wood fences have a finite service life. Keeping the bases of the fence posts free and clear of rotting leaves, and
occasional treatment of the entire fence with a wood preservative or exterior stain will help slow deterioration.
Biohazard waste was observed at the left exterior. We recommend proper disposal of this waste in
accordance with all applicable regulations. (See Photo 4)
Stucco
Cracked stucco was evident at the rear, possibly indicating structural movement. The cracked surfaces can be
patched, but if the movement in the structure is not addressed, the cracks are likely to return and/or become more
noticeable. If the cracks return, then we recommend examination and review by a structural specialist such as a
structural engineer competent in the field of light construction.
Plywood Siding
The plywood siding was generally in acceptable condition. For this type of siding, frequent maintenance is required
to keep it sealed and prevent moisture damage.
Masonry Siding
The masonry siding at the front left was a veneer applied to the outside building. The veneer was in acceptable
condition.
Vegetation Considerations
One or more large trees were evident on or immediately adjacent to the property that could damage the building if
they fall over, or if large branches should separate from the trunk. Evaluation of the stability and condition of these
trees is beyond the scope of this inspection. We recommend periodic advice and services of a competent and
experienced arborist for evaluation.
Eaves and Soffits
Portions of the fascia (boards nailed across the ends of the rafters at the eaves) at the rear were weathered and
blistered, or peeling paint was observed. This condition will require surface preparation and refinishing in the
course of property maintenance to restore surface appearance and extend the service life of the fascia materials.
A fire-sprinkler system was installed in the eaves at the right side. A five-year fire sprinkler certification was not
present. We recommend consulting a licensed fire protection contractor to perform the five-year certification and
perform necessary maintenance for improved safety.
Flashings
A flashing at the front-right was upturned and would not properly shed water away from the building. We
recommend review and repair as necessary by a licensed contractor. (See Photo 5)
Photo 5
Exterior Doors
The frame/jamb for the door at the right-front was deteriorated from wood destroying organisms. All damaged
components should be repaired, if possible, or replaced in a manner that complies with current industry standards.
The glass in several of the exterior doors was not tempered or safety glass. The etched emblem in one corner of
each pane can usually identify such glass, but was not present or could not be observed. We recommend replacing
the current door glass with safety glazing or approved safety film. Safety glass or films should be installed by a
competent glass technician in all locations where currently required.
Exterior Windows
The exterior aspects of the windows were in acceptable condition for their age, with exceptions noted below.
The Jalousie type window (which consist of adjustable parallel glass louvers) at the rear-right was missing some
panes of glass. This type of window is a security liability and should re replaced with a modern window for
improved security. We recommend consultation with one or more licensed contractors for advice and cost
estimates.
*For information about the interior aspects of the windows, please see the Interior Components section*
ADVICE, PRECAUTIONS & CONDITIONS AFFECTING THE SCOPE OF THE EXTERIOR
INSPECTION
Soils Evaluation not Performed
An opinion on soil stability and potential movement may be available from a competent soil or geotechnical
engineer who is familiar with conditions in this area. Hillside structures are prone to landslide and movement, while
flatland buildings can be prone to liquefaction. A competent specialist should be consulted, if specific information
on the characteristics and performance of this particular site is desired.
Inquire About Repairs to Exterior
Obvious repairs to the cladding were observed. The owner may have information about the condition that required
the repairs, what repairs had been done and any permits required, issued and completed because of the repair work.
We recommend consultation with the owner about these issues.
Inspect Stucco Below Grade Periodically
Stucco extended over the foundations below the finished grade in some areas. This configuration was accepted
practice when installed, but has proved to promote infestation by wood destroying organisms. We recommend
periodic inspections for wood destroying organisms.
Jalousie Type Windows
Jalousie type windows (which consist of adjustable parallel glass louvers) were observed on this building. They are
known for their poor security and even poorer energy conservation characteristics. For these reasons, this type of
window is no longer a preferred style. Upgrading is optional and should eventually be considered.
Screens Not Inspected
The door and windows screens were not inspected; as such a task was beyond the scope of this inspection. We
recommend reviewing the screens to ensure they will function as desired.
Rekeying Exterior Doors
Exterior door locks should be rekeyed after transfer of ownership to ensure personal safety and security.
Safety Glass Labeling
All safety glass should be labeled using either an etching or ceramic-blasting method to produce a permanent
emblem in the surface of the glass that must remain visible after it has been installed. During our inspection, we will
look for the emblem as evidence that the glass is, indeed, safety glass. However, industry standards do allow for
installation of safety glass that does not display the specified emblem, under certain circumstances.
Roof Surface
Roof Coverage Area:
Slope, or Pitch, of the Roof:
Roof Covering Material:
Number of Layers:
Estimated Age of Covering:
Method of Inspection:
Edges/Sides Flashed With:
Penetrations Sealed With:
Roof Drainage:
• The entire building
• Medium
• Asphalt-composition shingles
• At least one
• 20 years
• Inspector walked the roof
• Sheet metal • Roofing mastic
• Sheet metal with roofing mastic • Sheet metal with neoprene collars
• Gutters
Composition Shingles
Several shingles were torn or damaged, allowing water entry and subsequent damage. We recommend
repairs by a licensed roofing contractor to increase the dependability of the roofing surface. (See Photo 6)
Photo 6
The slope of the roof appeared to be less than 4:12, which typically requires a double layer of roofing felt but this
could not be confirmed. We recommend further evaluation by a licensed roofing contractor to determine the
installation method. If only one layer of felt is installed, the roofing may be prone to premature failure. It was the
inspector’s opinion that reroofing was not warranted but diligent maintenance is recommend.
A “soft spot” was found when the roof at the front-left was walked upon, which could indicate water
damaged roof sheathing. We recommend further evaluation by a licensed roofing contractor.
The condensate from the heating system was routed to discharge onto the roofing surface. Condensate is highly
corrosive and can lead to premature deterioration of the roofing surface. We recommend rerouting of the condensate
drain by a licensed HVAC contractor to an approved location.
Penetration Flashings
The mastic or caulking used to seal some of the roof penetrations, by its nature, will crack with age. All sealants
should be monitored and repaired, renewed, or replaced as necessary to continue to prevent leakage.
Edge Flashings
Several rake edge flashings (flashings that cover the sloping edges of the roof surface) were not adequately sealed
and were subject to leakage. We recommend all rake edge flashings be repaired or re-sealed by a licensed roofing
contractor.
Roof Drainage
Roof runoff water was collected and channeled to the downspouts by a metal gutter system that was attached to the
edge of the roof.
The gutters were obstructed by accumulated debris. All of the debris should be removed immediately to ensure
proper drainage, and then the gutters should be kept clear to reduce the potential for backups and subsequent water
penetration into the building, which could result in damage to exterior and interior building elements and finishes.
The condition of the gutters can be better evaluated after the debris has been removed.
The gutters were rusted in several areas. The gutters should be cleaned, primed and painted to help prevent further
deterioration. Eventual replacement will be required if there is continued deterioration.
Appliance Vents
A flue cap at the right side was rusty and corroded to the point where it was not functioning as designed. The flue
cap should be replaced with a new flue cap by a competent, licensed heating or plumbing contractor.
Vegetation Considerations
Tree branches were overhanging the roof at the right-rear. As a part of routine maintenance, we recommend
trimming the overhanging branches to avoid abrasion to the roof surface and obstruction of roof runoff.
Moss and or lichen were growing on the roofing. The growth should be removed periodically as part of routine
maintenance as it will trap moisture that can cause premature roof deterioration. Substantial growth can be removed
by a company that specializes in cleaning roofs. Attaching bare copper wire on top of the roof, at the upper portion
of the roof areas, also may help to retard or prevent moss and lichen growth.
General Commentary on the Roof
The roofing was near the end of its expected service life. Even with routine maintenance, the need for
replacement should be expected within the next few years. The roofing was currently in need of repairs or
maintenance – therefore we recommend the advice and services of one or more competent, licensed
roofing contractors.
Attic Access Entry Information
The attics were accessible through hatches in the ceilings of the front bathroom and Room 2.
To prevent damage to ceilings below, our inspection of the attic was limited to a visual examination from the various
access openings. Thus, portions of the attic were not visually accessible for inspection.
A void in the fire wall (used to separate the attics) was observed, which will allow fire to spread from one attic to the
next. We recommend that a licensed contractor properly repair the void for improved fire safety.
Evidence of Moisture in the Attic
Evidence of possible leakage was observed inside the attic. In our opinion, leaks could still exist in one or more
areas. We recommend water testing of all questionable areas and/or further investigation by a licensed roofing
contractor.
Attic Ventilation
The attic did not appear to be adequately vented. The temperature in an attic space can rise to a very high level on a
hot day, sometimes causing discomfort in the living area and always potentially damaging elements of the roof
structure and the roof surface through overheating. We recommend improvements to attic ventilation by increasing
airflow and controlling moisture entry into the attic space at the time of reroofing.
Screen(s) on the attic vents were torn, which could allow the entry of insects, birds, and small animals. Damaged or
missing screens should be replaced with new, 1/8” x 1/8” hardware cloth.
ADVICE, PRECAUTIONS & CONDITIONS AFFECTING THE SCOPE OF THE ROOF SURFACE
INSPECTION
Extending the Life of Sheet Metal Flashings By Painting
The effective service life of sheet metal flashings can be extended by regular, conscientious painting of the exposed
surfaces. The paint should be applied over dry surfaces prepared by wire brushing or scraping to remove as much
rust as possible. All rusted flashings should be replaced when a new roof is installed.
Enlarge The Access Opening as an Upgrade
The small size of the attic access opening can make entering the attic difficult. As an upgrade, the opening should
be enlarged to make physical access and regular inspection more practical.
We Cannot Guaranty a Leak-free Roof
Our comments do not constitute a warranty that the roof is free of leaks, or will remain free of leaks.
The Benefits of Cleaning the Roof Drainage System
The roof drainage system should be monitored on a regular basis and be cleaned out whenever debris has
accumulated. Regular cleaning will prevent clogging of the downspouts and potentially damaging leaks.
All Roofs Should Have a Periodic “Checkup”
All roof systems require annual (or even more frequent) maintenance. Failure to perform routine roof maintenance
will usually result in leaks and accelerated deterioration of the roof covering and flashings. Any estimate of
remaining life expectancy must be based upon the assumption that the roof will receive periodic maintenance.
Attic Ventilation
Attic ventilation is important to the general “health” of a building and can be provided by eave/soffit, gable or ridge
vents. Thermostatically controlled fans and wind driven turbines are sometimes used to augment passive
ventilation. While no absolute formula exists for determining attic ventilation requirements under all circumstances,
experts generally agree that attic ventilation should remove excess heat and moisture from an attic space. Total
ventilation should be divided almost equally between gable or ridge vents and soffit or eave vents.
Plumbing System
Domestic Water Source:
Main Supply Line Material:
Main Supply Line Size:
Distribution Piping Material:
Water Pressure:
Waste Disposal:
Drain & Vent Piping Material:
• Municipal/community supply
• Copper, where visible
• 1½ inch
• Copper, where visible
• Approximately 50 psi
• Municipal/community collection system
• Cast iron • Galvanized steel
Main Water Supply Piping
No surface corrosion or leakage was visible at the exposed and accessible portions of the main water supply piping.
The main water supply shut-off valve was located, but testing the operation of this valve is not within the scope of
this inspection. Operation of the valve from time to time will keep it functional and maximize its useful life.
Water Distribution Piping
The visible portions of the exposed and accessible distribution piping generally were in acceptable condition, with
exceptions noted below.
Water hammer in the supply piping resulted when the plumbing fixtures at the hall bathroom were operated. Over
time, this condition can compromise the integrity of pipe connections. Closing valves and faucets slowly is one
approach to avoiding water hammer. However; better securing of pipes, where feasible, and installing air chambers
or shock absorbers at the risers near the fixtures would be the long term solution.
Water Pressure
System pressure, as judged by a water pressure tester, was within the normal range. Several fixtures were operated
simultaneously in the course of the inspection. Minor changes in flow, when other fixtures are turned on or turned
off, are considered normal.
Pressure Regulator
The pressure regulating valve may also act as a check valve, which would make the water system effectively a
closed circuit. Since thermal expansion occurs when water is heated, it increases pressure in the supply system.
Expansion tanks are required on regulating valves without an integral bypass, but it could not be determined which
type of valve was present. We recommend further evaluation by a licensed plumbing contractor.
Exterior Plumbing
The hose bibb at the front right corner leaked noticeably from the stem packing at the time of this inspection. The
leaking bibb should be repaired or replaced as necessary by a licensed plumbing contractor.
The handle was missing from, or damaged on, several of the hose bibbs. To restore the operation of the hose bibbs,
either the handles or the entire valves should be replaced, as appropriate.
Sewer Cleanouts
A full-size exterior sewer cleanout was located at the right side and near the sidewalk.
It should be noted that it was impossible to determine the condition of the sewer lateral (the drain line
between the building and main sewer line in the street) during this inspection, because it was buried. Many
Bay Area jurisdictions now require sewer lateral testing to ensure water tightness. Replacement of the
sewer lateral can be expensive and therefore we recommend hiring a licensed plumber to determine the
condition of the sewer lateral.
Drain & Waste Lines
The visible drain & waste piping was in acceptable condition.
Gas Meter Installation
An automatic seismic gas shut-off valve was not installed. Fires can cause significant damage after a large
earthquake and this type of valve is intended to automatically shut off the gas in an earthquake. We
recommend the installation of an automatic seismic shutoff valve by a licensed plumbing contractor.
A meter wrench could not be located in the vicinity of the gas meter. A proper wrench should be located near the
meter to provide a convenient means for shutoff in an emergency. The valve can be turned 90 degrees in either
direction to shut the gas supply off.
The gas meter was located in an exterior cabinet, a configuration that will make the gas meter prone to damage in an
earthquake. As an upgrade, relocation of the gas meter to the outside the building should be considered for seismic
safety. For more information, the local utility should be consulted.
Gas Piping
The visible sections of the gas piping were in acceptable condition. No evidence of leakage was detected at any of
the exposed gas piping. Pressure testing may reveal leaks, but this procedure is beyond the scope of this inspection.
General Comments About The Plumbing System
The plumbing system was generally in acceptable condition; however, instances of needed repair or correction were
observed. We recommend a licensed plumbing contractor to examine the plumbing system and repair, augment, or
modify as necessary to ensure that the entire system is safe and dependable.
ADVICE, PRECAUTIONS & CONDITIONS AFFECTING THE SCOPE OF THE PLUMBING
SYSTEM INSPECTION
Piping Below Floor Slab
At least some of the piping was installed below the concrete slab, rendering it inaccessible for inspection. Repairs to
piping below the slab will often require removal of portions of the concrete slab. No adverse conditions were
observed, however, we recommend periodic inspection and leak testing.
Copper Water Lines
Copper is generally considered a very desirable type of piping because it is less susceptible to corrosion (than
galvanized piping) and could be expected to last the lifetime of the building.
More Plumbing Items In The Interior Section
For information about the “interior components” of the plumbing system, please see the Interior Components section
of this report. Information about gas connections can also be found in the Heating and Water Heating sections.
For Water Quality Questions, Ask The Supplier
For information concerning water quality, we suggest contacting the municipality or utility company that provides
water to this property.
What To Do If You Smell Gas
A persistent sulfuric “rotten egg” odor signals a natural gas leak and the local gas utility should be contacted
immediately if the odor is detected. It is typical to smell the odor when lighting natural gas appliances like kitchen
ranges, but the odor should not persist. Once you have contacted the local utility, keep the area clear until the
service call is over.
Water Heating
Water Heater Location:
Energy Source:
Storage Capacity:
Water Heater Age:
Water Heater Configuration:
Vessel Insulation:
• In a closet accessed from the exterior
• Natural gas
• 30 gallons
• Year of manufacture: 1994, from data plate
• Free standing tank
• Manufactured with insulation
Water Connections
Rigid piping had been used for at least some of the water heater connections. As an upgrade, installation of flexible
braided stainless steel “no-burst” supply lines should be considered to help prevent damage to the adjacent piping in
a large earthquake.
Temperature and Pressure Relief Valve (TPRV)
The water heater installation included a temperature and pressure relief valve. This device is an important safety
feature and should not be altered or tampered with.
The temperature and pressure relief valve installation did not include a discharge pipe and this is a hazard as
scalding water can be discharged from the valve, possibly injuring occupants. We recommend the installation of a
discharge pipe, conforming to current standards and local requirements, terminating at an approved location.
Water Heater Gas Supply
The gas supply piping included a shutoff valve in the vicinity of the water heater for service and emergency use.
The valve was not operated, but this age and style of valve is normally found to be operable by hand.
The water heater gas connector was flexible brass. Flexible brass connectors are no longer acceptable for
use in a natural gas supply as they can develop pinhole leaks over time. We recommend the installation of
an approved flexible connector by a licensed plumbing contractor in accordance with current standards.
Water Heater Combustion Air Supply
The grills in the doors to the enclosure provided most of the fresh air needed for combustion. They should be kept
free of obstructions at all times.
Combustion air provides the oxygen needed for the safe and efficient operation of fuel burning appliances. An
adequate supply of fresh air around all fuel burning appliances with open combustion compartments is vital for
their safe operation. Recent standards prefer combustion air to come from the outside, only.
Water Heater Ignition System
The pilot light was controlled by a thermocouple, which ensures that the pilot gas valve will close, if the pilot light is
extinguished. This system appeared to be in acceptable condition, but was not tested.
Water Heater Burner
The water heater burner was generally clean and was in acceptable condition.
Water Heater Venting System
Several aspects of the water heater venting were improper and repairs were needed. We recommend review
and repair as necessary by a licensed plumbing or HVAC contractor to ensure proper operation.
For illustration purposes, some examples from the above comment are listed below:
The water heater vent connector was outdated. Outdated components can shorten the lifespan of the water heater.
We recommend outdated components be replaced at the time the water heater is replaced.
The vent connector terminated within a Transite (asbestos cement) flue pipe, which is outdated. Outdated flues will
shorten the lifespan of water heaters and they don’t draft well. We recommend upgrading the flue when the water
heater is replaced to meet current standards and the manufacturer’s requirements.
The water heater vent was installed too close to a combustible material, which is a potential fire hazard. We
recommend a licensed plumber or heating contractor modify or repair the vent system in a manner consistent with
current standards to eliminate this hazard.
The cap for one exhaust vent was damaged. We recommend it be repaired or replaced.
Water Heater Seismic Restraint
The water heater tank lacked seismic restraint. The lack of proper restraint could result in unnecessary
damage in the event of a major earthquake. We recommend immediate installation of proper restraint in
accordance with current standards and applicable local requirements.
California law requires that all water heater tanks be properly anchored or strapped when real estate is sold or
transferred. Standards require at least two restraints on every tank provided by either approved metal strap or
electrical conduit, one in the upper third and one in the lower third. The lower strap should be at least 4 inches
above the gas control valve. If the tank is larger than 52 gallons, additional straps are required.
General Comments About The Water Heater
The water heater was beyond its expected service life. Although it was still operating, the need for replacement
should be expected in the near future.
The age of this water heater may make it more cost effective to replace this unit rather than attempting to make
significant repairs or corrections. To determine the best course of action, we recommend the advice and services of
a licensed plumbing contractor.
ADVICE, PRECAUTIONS & CONDITIONS AFFECTING THE SCOPE OF THE WATER
HEATER INSPECTION
Sacrificial Anode Rod Replacement
Most modern tank-type water heaters include a device known as an anode rod, which is a passive yet effective
corrosion preventative. Corrosion will attack the anode rod first, thereby extending the life expectancy of the steel
tank. Eventually, the anode rod will completely corrode and dissolve, and will therefore no longer be able to
perform its function. Timely anode replacement can significantly increase the lifespan of the water heater.
After the water heater is two or three years old, the anode rod should be removed and inspected every year if
maximizing the life of the water heater is desired. Some pitting and surface corrosion are normal and to be expected.
Large chunks of metal coating missing from the surface indicate that it should be replaced.
The Benefits of Periodic Purging of The Tank
Draining a few gallons of water from the tank periodically to flush the sediment from the bottom is recommended by
all manufacturers. However, drain valves often become encrusted with deposits and sediment in old tanks may be
“sealing” the rust holes in the bottom of the tank. Therefore, unless the tank is flushed regularly from the time it is
new, operation of the drain valve is not recommended except in an emergency or when the unit is replaced.
Why is a Discharge Pipe Required on Every T & P Relief Valve?
The function of the T & P Relief valve, which is required on every water heater, is to allow excessive pressure to
safely escape the tank without causing damage to the vessel or the surroundings. Excessive pressure can be caused
by a variety of conditions, including too high an internal temperature, which could even cause the water to flash to
steam. In any case, when the valve discharges (as is its intended function), it will spray very hot water or even
steam from its exit opening. If water is ever observed coming out of the TPRV drain, a licensed plumbing
contractor should be consulted immediately.
Electrical System
Service Entry Type:
Electric Meter Location:
Service Voltage Supplied:
System Amperage Capacity:
Based Upon:
Visible Grounding Source:
Circuit Protection:
Wiring Type(s):
• Overhead drop
• In a cabinet at the right front corner of the building
• 120-240
• 200
• The rated capacity of the main distribution panel
• Water supply piping
• A combination of circuit breakers and fuses
• Non-metallic sheathed cable (“Romex”) • Flexible metallic sheathed cable
(AC/MC) • Rigid conduit / EMT
Electrical Service
The service mast was leaning as it was not adequately braced or supported. Failure of the mast to
adequately support the service drop could result in a very hazardous situation. We recommend a
competent, licensed electrician adequately brace it in conformance with current industry standards. (See
Photo 7)
Photo 7
The electric meter was in acceptable condition.
The service capacity appeared to be adequate for the existing demand, but may require upgrading if remodeling
and/or changes in patterns of use increase demand.
Main Disconnect / Main Panel
The function of the main disconnect was provided by one or more fuse blocks mounted in the main distribution
panel. The main disconnect and main panel were in acceptable condition.
System Grounding and Bonding
The grounding system appears outdated and may not function effectively in some situations as the grounding system
was not supplemented with driven rods. While this may have been consistent with older building practices, we
recommend driven grounding rods be installed to upgrade the main panel grounding for increased safety.
A pressure regulator valve (PRV) was present on the main water supply piping; however there was no grounding
“jumper” wire installed across the PRV for electrical safety. We recommend that such a wire be installed.
An equipment grounding conductor was attached to the water piping at the employee bathroom, which is an
outdated configuration. Modern standards require grounding conductors to terminate in the panel of circuit origin.
We recommend review and repair as necessary by a licensed electrical contractor.
Branch Circuitry
The exposed electrical conductors below a sink in the lab posed a potential shock hazard. We recommend
a licensed electrician immediately repair or remove this inherent risk to personal safety. (See Photo 8)
A section of electrical wiring in the attic was not properly terminated in a junction box and posed a shock hazard.
We recommend review and repair as necessary by a licensed electrical contractor to remove this safety hazard. (See
Photo 9)
An open junction box was observed in the attic. All open junction boxes should be covered with an acceptable
cover to protect the wiring connections and reduce the risk of shock.
Unsecured wiring was observed in several areas in the attic. For maximum safety, all loose wiring should be
secured to protect it from abrasion and stretching.
Photo 8
Photo 9
Subpanels
Additional distribution panels (subpanels) were located in the waiting room, in the front bathroom, and in a hallway
utility closet.
Not all of the circuits in the subpanel were labeled. When the opportunity arises, we recommend labeling of the
balance of the breakers and verifying the accuracy of the existing labeling by actually operating the breakers.
Several of the subpanels had been manufactured by the Federal Pacific Company. In laboratory testing and
actual performance, an unacceptably high proportion of Federal Pacific circuit breakers failed to trip at their
rated amperage. Such malfunctions could result in serious personal injury or property loss and therefore
we recommend replacement of these panels by a licensed electrical contractor.
The interior aspects of the subpanels were not inspected as the dead front covers were not removed. Removing dead
front covers is beyond the scope of this inspection. If more information is desired, a licensed electrician, who is
qualified to work on commercial systems, should be consulted.
Electrical Receptacles (Outlets)
The building contained some two-prong and some three-prong type receptacles, ungrounded and grounded,
indicating installation at different times and probably by different people.
Several of the receptacles were missing their cover plates. All missing cover plates should be replaced immediately
with new cover plates to restore proper protection for those who will be using the devices in the future by reducing
the risk of electrical shorts and hazardous shocks.
A receptacle in one of the exam rooms was a 3-prong configuration but was not grounded. All ungrounded 3-prong
receptacles should have a grounding wire added or be replaced with a 2-prong receptacle. It is important to note that
surge protection required by sensitive electronic equipment such as TVs and computers require a grounded 3-prong
receptacle in order to work properly.
Electrical Switches
During this inspection, we noted several switches for which no purpose was immediately obvious. Sometimes wall
switches will control wall receptacles, a light which has yet to be installed, or one that only operates at night. The
operation and monitoring of these “mystery” switches at night could shed light on the situation (no pun intended).
Electrical Lighting
Light bulbs were missing from several fixtures. The missing bulbs should be replaced to provide adequate lighting.
Several fluorescent light fixtures were flickering when in use. Replacement of the transformer (ballast) in the fixture
may be necessary. We recommend review and repair as necessary by a licensed electrical contractor.
Ground Fault Circuit Protection
Ground Fault Circuit Interrupter (GFCI) protection was not provided for all of the receptacles where this type
of protection is presently required. GFCI protection is a modern, inexpensive safety feature designed to
help prevent shock, particularly in wet locations. We recommend the installation of GFCI protection by a
licensed electrical contractor in all areas where it is presently required.
GFCI protection is currently required: in bathrooms, at kitchen countertops, within 6 feet of all non-kitchen sinks, in
garages, in unfinished basements, in crawl spaces, and on the exterior.
General Comments On The Electrical System
There were numerous “clean-up” type items in the electrical system that needed repair or correction. We
recommend a licensed electrical contractor examine the electrical system and repair, augment, or modify as
necessary to ensure that the entire system is safe and dependable.
Portions of the electrical system use older technology. Modern systems feature improvements in safety and
upgrading the outdated portions of the electrical system should be considered, especially when undertaking
remodeling projects.
ADVICE, PRECAUTIONS & CONDITIONS AFFECTING THE SCOPE OF THE ELECTRICAL
SYSTEM INSPECTION
Low Voltage Systems Were Not Included
Review of any low voltage electrical devices and their associated wiring, including, telephone, TV antenna, stereo
systems, fire and burglar alarm, intercom, yard lighting, landscape water (sprinkler) timers or other water features, is
not within the scope of this inspection. We recommend consultation with the appropriate service technician for full
evaluation of the operating condition of these devices.
GFCI Protection Explained
GFCI (ground fault circuit interrupter) protection is a modern safety feature designed to help prevent shock hazards
and electrocution. GFCI breakers and receptacles de-energize a circuit or a portion of a circuit when a hazardous
condition exists. GFCI protection is inexpensive and can provide a substantially increased margin of safety.
GFCI protection was first required by national standards for receptacles in the vicinity of swimming pools and in
exterior locations in 1971. Over the years, the requirements have expanded to include more locations. Currently,
GFCI protection is required at all receptacles located: in bathrooms, kitchens, within 6 feet of all non-kitchen sinks,
in garages and accessory buildings, outdoors (including rooftops), locker rooms with associated showers, vending
machines, pools & spas, drinking fountains, and landscaping fountains.
Representative Sampling of Outlets
A representative sample of the outlets was tested in each room. Nationally recognized inspection standards require
testing a minimum of one outlet in every room, where accessible. Before plugging in sensitive electronic equipment
like computers and TVs, we recommend testing outlets with a receptacle tester (available at local hardware stores for
under $20) to verify that the receptacle is properly grounded.
HVAC
Heat Plant Location:
Heating Fuel:
BTU Input Rating:
Plant Age:
Plant Efficiency:
Air Filter Type:
Number of Zones:
• In a closet off Room 2
• Natural gas
• 125,000
• Year of manufacture: 2009, from data plate
• Estimated at 90+%
• None present
• Single zone system
Forced Hot Air Heating
Forced air heating systems operate by heating a stream of air moved by a blower through a system of ducts.
Important elements of the system include: the heat exchanger, exhaust venting, blower, controls, and ducting.
The heat exchanger in this furnace was inaccessible and could not be visually examined. As they age, heat
exchangers can crack and thereby allow products of combustion into the living areas. If information about the
condition of the heat exchanger is desired, a licensed HVAC contractor should be retained.
HVAC Electrical
The equipment local disconnect provides a shut off switch for use in an emergency or while servicing. The local
disconnect was in acceptable condition.
Fuel Supply
The gas supply piping included a shutoff valve in the vicinity of the heating plant for service and emergency use.
The valve was not operated, but this age and style of valve is normally found to be operable by hand.
The gas connector was an appropriate flexible type and was in acceptable condition.
Combustion Air
Some of the combustion air was supplied by a patient room. Combustion air provides the oxygen needed for the
safe and efficient operation of fuel burning appliances. An adequate supply of fresh air around all fuel burning
appliances with open combustion compartments is vital for their safe operation. We recommend consultation with a
licensed HVAC contractor for advice and cost estimates.
Combustion air provides the oxygen needed for the safe and efficient operation of fuel burning appliances. An
adequate supply of fresh air around all fuel burning appliances with open combustion compartments is vital for
their safe operation. Recent standards prefer combustion air to come from the outside, only.
Ignition and Controls
The burner was equipped with an electronic ignition system, which is an energy saving feature that allows operation
without the need for a continuously burning pilot light. The ignition system was activated during the inspection and
was in acceptable condition.
Exhaust Venting System
A plastic pipe extending to the exterior of the building provided the flue for the venting of exhaust gases from the
heating plant. This type of venting is common on high-efficiency heating systems.
A contrasting primer was not visible at the joints in the PVC exhaust vent piping, which may indicate that the joints
are not securely attached. Unsecure joints can allow products of combustion in the living areas. We recommend
further evaluation of the venting system by a licensed HVAC contractor to ensure the system is safe.
There was a condensate pump, which removes excessive moisture from the furnace vent pipe, due to condensation
of combustion products in the vent pipe system. As a part of routine maintenance, a qualified HVAC contractor
should periodically examine any installed pump and all drain lines to ensure proper operation.
The interlock switch on the condensate pump, which is intended to prevent the furnace from operating if the
condensate drain backs up, was disabled or not connected. This condition could cause damage to the furnace, and
we recommend wiring the interlock switch to the furnace so the furnace will not run if problems arise.
The flexible tubing serving the condensate pump was longer than recommended and could be prone to clogging.
Most installation instructions specify the shortest possible run of flexible tubing terminating in a rigid drain line that
can drain by gravity. We recommend review and repair as necessary by a licensed HVAC contractor.
Air Filters
Air filter(s) were not installed. We recommend the installation of properly sized air filter(s) to filter out dust,
preventing its re-entry into the occupied interior, and helping keep the blower and ductwork clean.
Distribution System
The required interlock safety switch (which prevents the operation if the blower compartment door is opened) was
disabled, missing, or defective. We recommend review and repair as necessary by a licensed HVAC contractor.
Several of the ducts, which were visible, covered with a material that appeared to be asbestos. The removal of
asbestos requires a qualified abatement firm and will increase the cost of duct removal. As a precaution, care should
be taken to not disturb this material. For more information, a licensed abatement firm should be consulted.
The insulation on several of the ducts was missing and/or loose. Repair to minimize heat loss should be considered.
System Controls
Activation of the user controls on the thermostat caused the unit to respond.
Keep in mind that this was a programmable device with many options for setback settings, timed events, etc. No
attempt was made to test all of the functions of this thermostat.
General Comments About The Heating System
The heating system was newer, responded to normal operating controls and with routine maintenance should be
reliable for a number of years.
For attention to the items noted in this section, a competent, licensed HVAC contractor should be contacted for
further evaluation and/or cost estimates for the adjustments, modifications, or repairs recommended in this report.
The system was activated, and conditioned air flowed out of the registers, but system balance was not evaluated.
The adequacy of the amount of conditioned air delivered to any given room is quite subjective, and depends upon
the occupant’s comfort level and how much they want to spend on fuel bills. Therefore, only the occupants can
make this kind of determination. This type of determination is obviously beyond the scope of this inspection.
It should be noted that an evaporator coil was installed on the furnace, but a condenser was not installed on the
exterior. This was will facilitate the installation of air conditioning. If air conditioning is desired, we recommend
consultation with one or more licensed contractors for advice and cost estimates.
ROOM VENTILATION
Ventilation fans were installed in the ceilings of several rooms.
Several of the exhaust fans were very noisy. The fans should be serviced to restore quiet operation, or be replaced.
Several of the exhaust fans were not functional. We recommend replacement as a more practical response than any
attempt to repair.
ADVICE, PRECAUTIONS & CONDITIONS AFFECTING THE SCOPE OF THE HEATING
SYSTEM INSPECTION
Furnace Construction Limits Our Inspection
The configuration of most furnaces, and particularly their heat exchangers, prevents visual access to many critical
interior surfaces. In addition, inspection standards do not allow an inspector to disassemble a furnace beyond those
panels that can be easily removed. Thus, any observations available to an inspector will be limited.
Carbon Monoxide Warning
Carbon monoxide is a colorless, odorless gas. You can’t see it. You can’t smell it. But it can poison or kill.
Early symptoms of carbon monoxide poisoning resemble those of the flu – headache, dizziness and nausea.
The after effects can be headache, tiredness, memory impairment, difficulty in concentrating, difficulty in
sleeping, and impairment of vision. Continued exposure to high levels of the gas can cause unconsciousness
or death. The U.S. Consumer Product Safety Commission (CPSC) estimates that hundreds of people die
each year from carbon monoxide poisoning. It is also estimated that thousands of others unknowingly suffer
the ill effects of this health hazard in their buildings.
One source of carbon monoxide is the incomplete combustion of fuel gasses. Incomplete combustion can be
caused by the lack of an adequate supply of combustion air, improper installation of venting systems,
clogged vents, improperly sized burner orifices in some cases, unvented gas appliances. Rusted, cracked or
damaged furnace heat exchangers can also lead to carbon monoxide production. To prevent unnecessary
exposure to carbon monoxide, all fuel burning appliances must be properly adjusted and vented, must have
an adequate supply of combustion air, and must be maintained in good working order.
Energy Saving Features
Insulation, weather-stripping, double-glazed windows and doors, and set-back thermostats are features that help
reduce heat loss and/or gain and increase comfort while reducing energy costs. Today’s standards would suggest
that attic insulation levels reach at least R-30, while wall insulation be at least R-11 for 2 x 4 framing or R-19 for 2 x
6 framing, and floor insulation, where appropriate, should be R-19. Air sealing of the ceiling structure and
installation of insulation are usually the most cost effective methods to increase the thermal efficiency of a building.
Interior Components
Number of Bathrooms:
Wall Finish:
Ceiling Finish:
• Three
• Gypsum wallboard (Drywall) • Plaster • Wood paneling
• Gypsum wallboard (Drywall) • Acoustic tile
Interior Surfaces
Wear and tear of the surfaces was evident throughout the building, of the type generally resulting from deferred
maintenance. We made no attempt to list all cosmetic flaws, but do suggest attention to items relating to function
and safety.
The 9”x9” floor tiles are most likely vinyl asbestos (VA). It is important to keep this type of flooring properly
sealed or covered because asbestos fibers can be released when the tiles are damaged, scraped or sanded.
Confirmation of actual asbestos content can only be determined by laboratory testing. As a precaution, removal of
this type of flooring should only be performed by a qualified environmental contractor.
Minor wall cracks were observed throughout the building. These can be patched, then the walls prepared and
refinished in the course of routine maintenance. However, we caution that this type of cosmetic cracking might
recur because of minor movement in the structure.
The ceiling at the right front was stained, but it could not be determined if the leak was active. The source
of the leak should be identified and necessary repairs performed before any attempt is made to restore
surface appearance. Restoration of surface appearance may require extensive patching and/or replacement
of some of the surface materials. (See Photo 10)
Photo 10
Some of the ceiling material was a type that may contain asbestos. Acoustic tiles / texture is typically regarded as
safe when secure and undamaged, because asbestos is hazardous only when fibers are released into the air. Further
information on asbestos can be obtained from a licensed asbestos consultant or abatement contractor.
Acoustic tile and sprayed-on acoustic texture, the kind normally found on ceilings, is common in buildings from the
late 50s through the 80s. For most of these years, asbestos fibers were added to the material as a binding agent and
to enable easier application. On ceilings, the material is not exposed to routine contact and therefore tends to
remain intact. Actual asbestos content can only be determined by laboratory testing.
Front Office Bathroom
Washbasin
The washbasin was in acceptable condition.
Toilet
The toilet was running continuously most likely because a malfunctioning fill valve. This condition can waste a
significant amount of water. We recommend review and repair as necessary by a licensed plumbing contractor.
Faucets, Water Supplies, and Drains
The faucet was operated and allowed to run for a short period of time. It produced functional flow and was in
acceptable condition.
The visible portions of the shutoff valves and supply lines were in acceptable condition.
The visible portions of the drain piping were in acceptable condition.
Bathroom Ventilation
The bathroom vent fan was not functional. We recommend replacement as a more practical response than any
attempt to repair.
“Employee” Bathroom
Washbasin
The washbasin was in acceptable condition.
Toilet
The toilet was not securely attached to the floor and drain piping, which can allow water leakage. We recommend a
licensed plumber remove and reset the toilet securely to the floor, using new bowl wax. The base of the toilet
should also be set in caulk to help prevent movement and prevent water entry or exit.
A vent fan provided ventilation for this bathroom. The fan responded to its user controls and was in acceptable
condition.
“Public” Bathroom
Washbasin
The washbasin was in acceptable condition, with exceptions noted.
Joint caulking at the wall was deteriorated. The joints should be scraped clean then re-caulked in accordance with
standard trade practices, or the caulk manufacturer’s specifications, for a better appearance and to help to reduce the
potential for moisture penetration into concealed areas, which could possibly cause more serious damage. In the
process of this repair, damage may be discovered in previously concealed areas.
Toilet
The toilet was not securely attached to the floor and drain piping, which can allow water leakage. We recommend a
licensed plumber remove and reset the toilet securely to the floor, using new bowl wax. The base of the toilet
should also be set in caulk to help prevent movement and prevent water entry or exit.
A vent fan provided ventilation for this bathroom. The fan responded to its user controls and was in acceptable
condition.
Lab Room Sinks
Washbasins
The washbasins were in acceptable condition.
The aerator at the right sink faucet was clogged. For a smoother flow of water with less splashing, we recommend
the aerator be cleaned or replaced to restore proper operation.
A faucet near the door was disconnected. The faucet should be reconnected by a licensed plumbing contractor to
restore service.
An angle stop below the left sink was leaking water at the time of the inspection. We recommend review
and repair as necessary by a licensed plumbing contractor. (See Photo 11)
Photo 11
Misc Utility Sinks
Utility Sinks
Shutoff valves were not installed for the several of the faucets, leaving no way to turn off the water to these fixtures
without turning off the water to the entire building. We recommend the installation of shutoff valves by a licensed
plumbing contractor to facilitate faucet repairs and replacement.
balky foot petal
General Comments About the Interior
Unsecured medical files were observed in one of the interior rooms. We recommend proper transfer or
disposal of these files by an appropriate specialist. (See Photo 12)
For more information see http://www.hhs.gov/ocr/privacy/hipaa/faq/disposal_of_protected_health_information
Photo 12
ADVICE, PRECAUTIONS & CONDITIONS AFFECTING THE SCOPE OF THE INTERIOR
INSPECTION
Excessive Personal Storage Prevented Access and Inspection
Many areas could not be fully inspected because access was denied by an excessive quantity of stored personal
items. We recommend that these areas be cleared of all stored items and any mechanical or electrical system
components and all finish components in the space be thoroughly inspected. Note that once access becomes
available, further inspection could reveal reportable conditions.
Window Blind Information
Window treatments were installed but they were not within the scope of this inspection. These treatments partially
obscured the interior aspects of the windows, and thereby prevent a thorough window inspection. Some strings or
cords used to operate retractable window shades can be a child safety hazard. For more information, please visit the
Window Covering Safety Council website: http://www.windowcoverings.org/basic_cord_safety.html
Lead Paint Information
This building was constructed before 1978 and most likely contains lead paint. A new rule regarding lead paint (and
other contaminants) is now in effect. Called the "Renovation, Repair, and Painting" (RRP) rule, it imposes a strict
protocol on work done to buildings built before 1978. We recommend verifying that painting contractors are RRP
certified before hiring them. More information about this program, we recommend consulting this website:
http://www.epa.gov/getleadsafe
Burglar Alarm Not Tested
A burglar alarm had been installed in this building. The alarm system was not tested. We recommend consultation
with the owner and/or an alarm company regarding the operation and maintenance of this system.
Secure Building Contents
Unsecured building contents such as televisions, computers, bookshelves, and other items can become missile
hazards in an earthquake. For more information about how to secure these items please see the Association of Bay
Area Governments (ABAG) website http://www.abag.ca.gov/bayarea/eqmaps/business/nonstruc-business.html.
Not A Punch List
We did not attempt to list all cosmetic flaws and suggest that most of these items will be addressed by routine
maintenance upgrading. The intended purpose of this inspection was not to create an architectural “punch list” of
minor cosmetic flaws.

Inspection Report - MRE Commercial Real Estate

Transcription

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