Thank you for using Coastal Inspections for your inspection needs. I appreciate your business.

The following written report is prepared for the sole, confidential and exclusive use of the client(s) named above. It is designed to highlight major and significant defects observed on the day of the inspection, not minor or cosmetic ones (although these will be noted when observed as a courtesy). The report is intended as a general guide to help you evaluate the home. Read your entire Home Inspection Report before purchasing the property, paying close attention to all items noted on the report and to any exclusions and limitations listed. Any items noted that require further evaluation, any items not accessible or able to be located during the inspection and any items listed under the Visual Obstructions and Exclusions section should be investigated or evaluated before you purchase the home. I recommend that any needed repairs be made by a licensed, qualified contractor.

Your Home Inspection Report represents my good-faith opinions on the subjects listed within on the day of the inspection - no guarantee or warranty is either expressed or implied. Hidden or concealed defects are not included in this report. This report is not an insurance policy. Please be sure to read the entire report thoroughly and call promptly with any questions or concerns. This report shall supersede any written or verbal communication and comments made prior to providing the written report.

Best Wishes,

Reza Limonadi AIA
Registered California Architect
Licensed General Contractor
Certified Building Inspector
Certified Mold and Asbestos Inspector
Coastal Inspections


Inspector Introduction

Reza Limonadi AIA is an InterNACHI Certified Inspector for existing and new residential & commercial buildings under ASHI or CREIA & ASTM standards, Registered State of California Architect with over 20 years of experience in the construction of commercial, industrial and residential buildings, Licensed General Building Contractor (CSLB) specializing in residential constructions and renovations, Certified Residential and Commercial Mold Inspector, Certified Asbestos Building Inspector (EPA-HUD), and Indoor Air Quality inspector.
I have over 30 years cumulative experience in general building design and construction, residential and commercial property inspections, and environmental assessments and remediation (mold, asbestos, lead, radon, and indoor air quality). In addition, I am an active member of American Institute of Architects (AIA), InterNACHI, and International Association of Certified Indoor Air Consultants.

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This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:

	Safety	Poses a risk of injury or death
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Monitor	Recommend monitoring in the future
	Serviceable	Item or component is in serviceable condition
	Comment	For your information

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

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Inspector's name: Reza Limonadi AIA
Structures inspected: Commercial Property Detached
Type of building: Offices
Inspection Fee: $
Payment method: Check
Present during inspection: Client(s), Property owner(s), Tenant(s), Realtor(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Foundation type: Slab on grade
The following items are excluded from this inspection: Security system, Irrigation system, Central vacuum system, Playground equipment, Low voltage outdoor lighting, Water filtration system, Water softener system, Built-in sound system, Intercom system, Fire suppression system
Note: This is a visual non invasive inspection that does not cover items that are not visible to the inspector at the time of inspection. This inspection is limited to the major components of the structure only. All components outside of the building envelope are excluded from this inspection unless noted otherwise. Please refer to the excluded items in this section of the report for an itemized list of items that are not covered in this inspection. Furthermore, this inspection is not meant to include cosmetic concerns, although they may be included in the report.

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1) Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, air ducts, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:

• The Environmental Protection Association (http://www.epa.gov)
• The Consumer Products Safety Commission (http://www.cpsc.gov)
• The Center for Disease Control (http://www.cdc.gov)

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2) This structure is in an overall good condition with no deferred maintenance issues or concerns, and is in a good overall structural condition, with no signs of settlement or stress cracks visible, except as noted in this report.

Photo 2-1

Photo 2-2

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Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Stucco
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood

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3) One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.

Photo 3-1

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4) Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children. Modify the railing as necessary so gaps in guardrails do not exceed four inches.

Photo 4-1	Photo 4-2
Photo 4-3	Photo 4-4
Photo 4-5	Photo 4-6

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5) Cracks, deterioration and/or damage were found in exterior finish areas of this structure. Some cracks indicate structural movement. Evaluate and make repairs as necessary.

Photo 5-1	Photo 5-2
Photo 5-3	Photo 5-4
Photo 5-5	Photo 5-6
Photo 5-7	Photo 5-8
Photo 5-9	Photo 5-10
Photo 5-11	Photo 5-12
Photo 5-13	Photo 5-14
Photo 5-15	Photo 5-16
Photo 5-17

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6) One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.

Photo 6-1	Photo 6-2
Photo 6-3

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7) There are signs of dry rot on the exterior of this structure. Evaluate, repair or replace as needed.

Photo 7-1

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8) Gaps exist at openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin and insects.

Photo 8-1

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9) Other comments and concerns.

Photo 9-1	Photo 9-2
Photo 9-3	Photo 9-4
Photo 9-5	Photo 9-6
Photo 9-7	Photo 9-8

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10) This structure's exterior components are in good overall condition with no signs of settlement or major maintenance concerns.

Photo 10-1

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11) Minor cracks were found in sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

Photo 11-1	Photo 11-2
Photo 11-3	Photo 11-4

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Roof inspection method: Traversed
Roof type: Flat
Roof covering: Built up roofing
Scupper material: Aluminum

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12) Stains are found on the flat roof. It is a sign of ponding and an ineffective roof slope. Monitor, evaluate and repair if necessary to prevent prolonged standing water.

Photo 12-1

Photo 12-2

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13) Evaluate and monitor patches and surface deterioration on this roof to assure proper water tightness and adequate protection of structural membrane below.

Photo 13-1	Photo 13-2
Photo 13-3	Photo 13-4
Photo 13-5	Photo 13-6
Photo 13-7	Photo 13-8

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14) What appears to be asbestos is visible on the vent ducting. However, it appears to be intact and not deteriorated or disturbed. The client may wish to have this material tested at a qualified lab. For information on asbestos hazards in the home, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/453.html

Photo 14-1	Photo 14-2
Photo 14-3

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15) Roof is in serviceable condition, but it is patched and repaired in portions. Monitor as necessary and replace if needed to avoid damage to the structure.

Photo 15-1	Photo 15-2
Photo 15-3	Photo 15-4

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16) Other comments and concerns.

Photo 16-1 Deteriorated roof storage door panel	Photo 16-2
Photo 16-3 Lifted, raised, and dented flashing	Photo 16-4
Photo 16-5 Seal cracks in roof mastic patches	Photo 16-6
Photo 16-7	Photo 16-8
Photo 16-9	Photo 16-10
Photo 16-11 Seal exposed wiring

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17) One or more garage electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock and fire. Garage is a fire rated area due to the storage of automobiles and gasoline, and all outlets in the garage should be on a ground fault circuit interrupter (GFCI) protection. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all garage receptacles, except for one for use with a refrigerator or freezer, have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

Photo 17-1	Photo 17-2
Photo 17-3

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18) Weatherstrip around or at the bottom of the garage doors are missing. It should be installed where missing and as necessary to prevent vehicle fumes from entering office spaces.

Photo 18-1	Photo 18-2
Photo 18-3	Photo 18-4

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19) There are water stains on the garage ceiling surfaces indicating a past or ongoing water intrusion and possible damage. All stains are dry currently, and the client should evaluate and repair as necessary.

Photo 19-1	Photo 19-2
Photo 19-3	Photo 19-4

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20) There are cracks in garage's concrete slab. These cracks should be further evaluated structurally and for water tightness. Recommend sealing all cracks to prevent entry of moisture and to prevent further damage.

Photo 20-1	Photo 20-2
Photo 20-3	Photo 20-4

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21) The sump pump in this structure did not get evaluated and is exempt from this inspection. Evaluate as necessary for proper functionality.

Photo 21-1

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22) Other comments and concerns.

Photo 22-1	Photo 22-2 Evaluate stains on one drain pipe in this garage
Photo 22-3 Deteriorated cabinet access doors in this garage	Photo 22-4 Broken tire stop
Photo 22-5 Damage and marks on one low beam in this garage	Photo 22-6 One area with low clearance should be blocked off to prevent damage to vehicles and the structure
Photo 22-7 Dented cage

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23) This garage is in a good overall condition with no display of settlement and other related structural issues.

Photo 23-1	Photo 23-2
Photo 23-3	Photo 23-4
Photo 23-5	Photo 23-6
Photo 23-7	Photo 23-8

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24) Ceiling surfaces in the plenum area of this structure have "popcorn" textured acoustical surfaces possibly installed prior to 1979. This material may contain asbestos, which is a known carcinogen and poses a health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials have been known to be used for some time thereafter. The client(s) may wish to have this ceiling material tested by a qualified lab to determine if it does contain asbestos.

In most cases, when the material is intact and in good condition, keeping it encapsulated with paint and not disturbing it may reduce or effectively eliminate the health hazard. If the client wishes to remove the material, or plans to disturb it through remodeling, they should have it tested by a qualified lab and/or consult with a qualified industrial hygienist or asbestos abatement specialist. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/453.html

Photo 24-1

Photo 24-2

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25) There are water stains found on the ceiling surfaces on the interior of this structure. This indicates an ongoing water intrusion and penetration. Source of the water stains should be located to stop the ongoing damage and repair as necessary.

Photo 25-1	Photo 25-2
Photo 25-3	Photo 25-4

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26) Evaluate stains on the drop ceiling surfaces on the interior of this structure for water intrusion and possible further damage, and replace all stained and broken tiles as necessary.

Photo 26-1	Photo 26-2
Photo 26-3	Photo 26-4
Photo 26-5	Photo 26-6
Photo 26-7	Photo 26-8
Photo 26-9	Photo 26-10
Photo 26-11	Photo 26-12
Photo 26-13	Photo 26-14
Photo 26-15

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27) Other comments and concerns.

Photo 27-1 Evaluate cut low voltage wires inside one maintenance cabinet	Photo 27-2 Evaluate the use of these shut off valves in the plumbing lines routed inside this plenum area
Photo 27-3 Evaluate the use of these timers inside one maintenance closet	Photo 27-4 Evaluate the use of this register in the plenum area

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28) Electrical panel boxes in this structure are in serviceable condition, but the main panel box could not be evaluated to to locked doors to these equipment. Evaluate as necessary.

Photo 28-1	Photo 28-2
Photo 28-3 Cover open breaker slots	Photo 28-4 Locked cabinet to one panel box
Photo 28-5 Locked main electrical closet	Photo 28-6

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29) The electrical sub panel boxes are in serviceable condition having needed components, and are adequate for their use.

Photo 29-1	Photo 29-2
Photo 29-3	Photo 29-4
Photo 29-5	Photo 29-6
Photo 29-7	Photo 29-8 One sub panel box was not accessible for a visual inspection

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Type: Tank
Energy source: Electricity
Note: Our inspection of major systems is limited to the normal operating functions of items listed. Independent evaluations including adequate sizing is not within the scope of this report. If such evaluation is required, we suggest contacting appropriate specialists.

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30) The water heater does not have seismic straps or struts installed. This is a potential safety hazard since movement can cause leaks in the gas supply lines or damage wiring. Leaks may also occur in water supply pipes. A qualified contractor should install seismic straps or struts as necessary and as per standard building practices.

Photo 30-1

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31) Other comments and concerns.

Photo 31-1 Support box under the water heater should be braced adequately for a proper support

Photo 31-2 Water heater drains inside the janitor's sink

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32) Water heater seemed to be in serviceable condition, providing hot water when inspected.

Photo 32-1

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Primary heating system energy source: Natural gas
Primary heat system type: Heat pump
Primary A/C energy source: Electric
Primary Air conditioning type: Heat pump
Distribution system: Flexible ducts
Filter location: In return air duct below furnace
Note: Our inspection of major systems is limited to the normal operating functions of items listed. Independent evaluations including the adequacy/inadequacy of heating and cooling systems (such as adequate sizing of the units, cracked heat exchangers, air conditioning pressure tests, etc.) water flow (such as gallons per minute), electrical amperage/voltage adequacies are not within the scope of this report. If such detailed information is required, we suggest contacting appropriate specialists.

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33) The heating and air conditioning system functioned when tested, circulating air through the offices, however the system did not change the temperature during the operation in either cooling or heating mode. Evaluate, repair or replace as necessary for a proper operation.

Photo 33-1	Photo 33-2
Photo 33-3	Photo 33-4
Photo 33-5	Photo 33-6

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34) Few heating and cooling controls did not function when tested and did not turn on the heat pump system. Evaluate, repair or replace as necessary for a proper operation.

Photo 34-1	Photo 34-2
Photo 34-3	Photo 34-4
Photo 34-5

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35) One roof top heater did not turn on when tested. Evaluate it's use and repair as necessary for a proper operation.

Photo 35-1

Photo 35-2

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Location of main water meter: Sidewalk
Visible fuel storage systems: No
Water service: Public
Service pipe material: Copper, where visible
Supply pipe material: Copper, where visible
Vent pipe material: Not visible
Drain pipe material: Plastic, where visible
Waste pipe material: Plastic, where visible

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36) The fire sprinkler system and its assembly did not get evaluated and are exempt from this inspection. Evaluate as necessary for proper functionality.

Photo 36-1

Photo 36-2

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37) There seems to be an adequate water pressure regulator installed on the main water line entering this structure.

Photo 37-1

Photo 37-2

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38) Adequate water pressure is supplied to this structure @ 40 Psi

Photo 38-1

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39) One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

Photo 39-1	Photo 39-2
Photo 39-3

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40) Few faucets leak by handle or at its base when turned on. A qualified plumber should evaluate and repair as necessary.

Photo 40-1	Photo 40-2
Photo 40-3

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41) One toilet and one urinal did not flush when tested. Evaluate, repair or replace as necessary.

Photo 41-1

Photo 41-2

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42) One or more toilet bowls are cracked or broken. A qualified plumber should replace the toilet(s) or bowl(s) as necessary.

Photo 42-1

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43) One toilet is loose. Adhere all toilets to the finish surface below for adequate connection and stability.

Photo 43-1

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44) Other comments and concerns.

Photo 44-1	Photo 44-2
Photo 44-3

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45) Bathrooms in this buildings are all in a good overall condition.

Photo 45-1	Photo 45-2
Photo 45-3	Photo 45-4
Photo 45-5	Photo 45-6
Photo 45-7	Photo 45-8
Photo 45-9	Photo 45-10
Photo 45-11	Photo 45-12
Photo 45-13

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46) One or more electric receptacles have reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

Photo 46-1

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47) One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

Photo 47-1

Photo 47-2

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48) Upper level guardrails are too low with gaps that are larger than four inches. This is a safety hazard due to the risk of falling. Building code require that guardrails above drop-offs are to be a minimum of 42 inches high with gaps not to exceed four inches. Modify or replace guardrails where necessary, and especially above drop-offs higher than 30 inches to avoid falls and injuries.

Photo 48-1	Photo 48-2
Photo 48-3	Photo 48-4

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49) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

Photo 49-1	Photo 49-2
Photo 49-3	Photo 49-4
Photo 49-5	Photo 49-6

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50) One or more electric receptacles appear to have no power. Recommend asking the property owner(s) about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.

Photo 50-1

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51) There are areas with drywall damage in parts of the interior surface of this structure. Repair damages and seal openings to prevent entry of insects to and from the wall cavities.

Photo 51-1	Photo 51-2
Photo 51-3	Photo 51-4
Photo 51-5	Photo 51-6
Photo 51-7	Photo 51-8

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52) One or more windows that were built to open, will not open. Repairs should be made as necessary, so windows open fully, and open and close easily.

Photo 52-1

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53) Glass in one or more windows is broken. Replace glass where necessary.

Photo 53-1	Photo 53-2
Photo 53-3

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54) The under-sink food disposal is inoperable in one office space. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.

Photo 54-1

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55) The elevator was in a working condition during the inspection, but the elevator, its controls, and all mechanisms did not get fully evaluated and are exempt from this inspection. Evaluate as necessary for proper operation.

Photo 55-1	Photo 55-2
Photo 55-3	Photo 55-4
Photo 55-5	Photo 55-6
Photo 55-7	Photo 55-8
Photo 55-9	Photo 55-10
Photo 55-11	Photo 55-12 Evaluate rusty parts on some mechanisms

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56) Missing door stop will cause damage to the drywall finish as the door handle can hit the wall finish when fully open.

Photo 56-1	Photo 56-2
Photo 56-3	Photo 56-4
Photo 56-5	Photo 56-6

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57) There are water stains on the interior finishes of this structure indicating a past water intrusion and possible damage. All stains are dry currently, and the client should evaluate and repair as necessary.

Photo 57-1	Photo 57-2
Photo 57-3	Photo 57-4
Photo 57-5

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58) Other comments and concerns.

Photo 58-1	Photo 58-2 Damaged window tint
Photo 58-3	Photo 58-4
Photo 58-5 Seal drywall opening under one sink	Photo 58-6 Seal openings into wall or ceiling assemblies
Photo 58-7 Evaluate stains on some ceiling surfaces	Photo 58-8 Evaluate minor concrete cracks
Photo 58-9 Evaluate minor concrete cracks	Photo 58-10
Photo 58-11 Cracked partition	Photo 58-12 Evaluate the use of this control

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59) Lock mechanisms on almost all patio doors are missing and/or damaged so that they are inoperable. Additional locks have been provided to lock office doors, but some corridor doors have no locking devices.

Photo 59-1	Photo 59-2
Photo 59-3	Photo 59-4
Photo 59-5	Photo 59-6
Photo 59-7	Photo 59-8

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This inspection meets or exceeds the Standards of Practice for the InterNational Association of Certified Home Inspectors (NACHI). It is intended as a general guide to help you make an evaluation as to the overall condition of the home. It is not intended to place a value on the home nor make any representation as to the advisability of purchase. It is not a guarantee or warranty. It is not an insurance policy.

The report reflects the opinion of the inspector(s), based upon visual impressions of conditions that existed at the time of inspection. The inspection is not intended to be technically exhaustive or to imply that every component in the home was inspected. No disassembly of equipment, opening of walls, moving of furniture or stored items was performed or is allowed by state requirements. All components which were concealed or obscured from observation at the time of inspection (including those concealed by clutter and stored items) are necessarily excluded from the report. Unless noted otherwise the house exterior was inspected from the ground. Only a representative sampling of parts and components (windows, electrical outlets, roof shingles, exterior wall trim and cladding, etc.) were examined and are within the scope of this inspection. Unless noted otherwise roofs and roofing materials are inspected from the ground with binoculars, from the roof edge when possible or from windows overlooking the roof.

Environmental hazards are not within the scope of the inspection and are excluded from the report. Any hazards noticed while performing the building inspection will be listed in the "Possible Environmental Hazards" section for your convenience so you can have them further investigated by an expert. These hazards include but are not limited to radon gas, carbon monoxide, lead and lead paint, buried storage tanks, asbestos, vermiculite, urea formaldehyde, and mold. Also excluded from the report are heating system heat exchangers, pools, hot tubs, spas, fountains, exterior lighting, water wells, zoning ordinances, intercoms, playground equipment, sports courts, elevators, outbuildings, septic tanks and sewage systems, water treatment equipment, security systems, sprinkler systems (both fire and lawn), bridges (over culverts, streams, ponds, etc.), generators, greenhouses, and central vacuum systems. Condo common areas are excluded. This is not an inspection for insects (including wood destroying), rodents birds, or other infestations. Reinspections or additional testing is not included and will incur an additional fee if needed. No warranty or guaranty of the home or components is implied by Coastal Home Inspections.

This inspection report is not a compliance inspection for any government codes or regulations, nor as a property or land survey. The types of water supply (public supply or private well) and waste disposal (public sewer or private septic system) cannot be accurately determined by a home inspection and were not part of your home examination. I recommend you check with your local City or other source of building records / permits to verify your type of system before purchase.