AREA Inspections
(CMI) Certified Master Inspector
Summary
| Client(s): | Demico Sherman |
| Property address: | 1170 E Highland Ave San Bernardino CA 92404-4606 |
| Inspection date: | Wednesday, June 10, 2020 |
This report published on Saturday, June 13, 2020 8:19:44 PM PDT
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
PURPOSE AND SCOPE This Inspection Report is supplemental to the Property Disclosure Statement.
This document was prepared as a report of all visual defects noted at the time and date of the inspection. It is not necessarily an all-inclusive summary, as additional testing or inspection information/processes and analysis may be pending. It is subject to all terms and conditions specified in the Inspection Agreement.
It should be noted that a standard pre-purchase inspection is a visual assessment of the condition of the structure at the time of inspection and is subject to day-to-day changes. The inspection and inspection report are offered as an opinion only, of items observed on the day of the inspection. Although every reasonable effort is made to discover and correctly interpret indications of previous or ongoing defects that may be present, it must be understood that no guarantee is expressed nor implied nor responsibility assumed by the inspector or inspection company for the actual condition of the building or property being examined.
This firm endeavors to perform all inspections in substantial compliance with the International Standards of Practice for Inspecting Commercial Properties (www.nachi.org/comsop), and/or the Commercial Building Standards as established in ASTM E2018-01. The scope of the inspection is outlined in the Inspection Agreement, agreed to and signed by the Client. Our inspectors inspect the readily accessible and installed components and systems of a property as follows: This report contains observations of those systems and components that are, in the professional opinion of the inspector authoring this report, significantly deficient in the areas of safety or function. When systems or components designated for inspection in the Standards are present but are not inspected, the reason the item was not inspected may be reported as well.
This report summarizes our inspection conducted on this date at the above address.
EXCLUSIONS AND LIMITATIONS
The inspection is supplemental to the Property Disclosure Statement. It is the responsibility of the Client to obtain any and all disclosure forms relative to this real estate transaction. The clients should understand that this report is the assessment of a Property Inspection Consultant, not a professional engineer, and that, despite all efforts, there is no way we can provide any guaranty that the foundation, structure, and structural elements of the unit are sound. We suggest that if the client is at all uncomfortable with this condition or our assessment, a professional engineer be consulted to independently evaluate the condition, prior to making a final purchase decision.
This inspection is limited to any structure, exterior, landscape, roof, plumbing, electrical, heating, foundation, bathrooms, kitchen, bedrooms, hallway, and attic sections of the structure as requested, where sections are clearly accessible, and where components are clearly visible. Inspection of these components is limited, and is also affected by the conditions apparent at the time of the inspection, and which may, in the sole opinion of the inspector, be hazardous to examine for reasons of personal or property safety. This inspection will exclude insulation ratings, hazardous materials, retaining walls, hidden defects, buried tanks of any type, areas not accessible or view-able, and all items as described in Sections 4 and 10 of the Inspection Agreement. As all buildings contain some level of mold, inspecting for the presence of mold on surfaces and in the air is not a part of the actual inspection, but is a value added service to help you, the client, minimize the risks and liabilities associated with Indoor Air Quality.
The International Standards of Practice for Inspecting Commercial Properties and ASTM E2018-01 are applicable to all commercial properties. They are not technically exhaustive and do not identify concealed conditions or latent defects. Inspectors are not required to determine the condition of any system or component that is not readily accessible; the remaining service life of any system or component; determination of correct sizing of any system or component; the strength, adequacy, effectiveness or efficiency of any system or component; causes of any condition or deficiency; methods, materials or cost of corrections; future conditions including but not limited to failure of systems and components; the suitability of the property for any specialized use; compliance with regulatory codes, regulations, laws or ordinances; the market value of the property or its marketability; the advisability of the purchase of the property; the presence of potentially hazardous plants or animals including but not limited to wood destroying organisms or diseases harmful to humans; mold; mildew; the presence of any environmental hazards including, but not limited to toxins, carcinogens, noise, and contaminants in soil, water or air; the effectiveness of any system installed or methods utilized to control or remove suspected hazardous substances; the operating costs of any systems or components and the acoustical properties of any systems or components.
Inspectors are not required to operate any system or component that is shut down or otherwise inoperable; any system or component which does not respond to normal operating controls or any shut off valves or switches. Inspectors are not required to offer or perform any act or service contrary to law; offer or perform engineering services or work in any trade or professional service. We do not offer or provide warranties or guarantees of any kind or for any purpose. Inspectors are not required to inspect, evaluate, or comment on any and all underground items including, but not limited to, septic or underground storage tanks or other underground indications of their presence, whether abandoned or active; systems or components that are not installed; decorative items; systems or components that are in areas not entered in accordance with the International Standards of Practice for Inspecting Commercial Properties and ASTM E2018-01; detached structures; common elements or common areas in multi-unit housing, such as condominium properties or cooperative housing.
Inspectors are not required to enter into or onto any area or surface, or perform any procedure or operation which will, in the sole opinion of the inspector, likely be dangerous to the inspector or others or damage the property, its systems or components; nor are they required to move suspended ceiling tiles, personal property, furniture, equipment, plants, soil, snow, ice or debris or dismantle any system or component, or venture into confined spaces. Our inspectors are not required to enter crawlspaces or attics that are not readily accessible nor any area which has less than 36? clearance or a permanently installed walkway or which will, in the sole opinion of the inspector, likely to be dangerous, inaccessible, or partially inaccessible to the inspector or other persons, or where entry could possibly cause damage to the property or its systems or components. Inspector wants the Client to know that he is not a licensed Professional Engineer or Architect, and does not engage in the unlicensed practice of either discipline. Opinions contained herein are just that.
A WORD ABOUT RODENTS, VERMIN, AND PESTS
Vermin and other pests are part of the natural habitat, but they often invade buildings. Rats and mice have collapsible rib cages and can squeeze through even the tiniest crevices. And it is not uncommon for them to establish colonies within basements, crawlspaces, attics, closets, and even the space inside walls, where they can breed and become a health-hazard. Therefore, it would be prudent to have an exterminator evaluate the structures to ensure that it is rodent-proof, and to periodically monitor those areas that are not readily accessible.
A WORD ABOUT CONTRACTORS AND 20-20 HINDSIGHT
A common source of dissatisfaction with inspectors sometimes comes as a result of off-the cuff comments made by contractors (made after-the-fact), which often differ from ours. Don?t be surprised when someone says that something needed to be replaced when we said it needed to be repaired, replaced, upgraded, or monitored. Having something replaced may make more money for the contractor than just doing a repair. Contractors sometimes say, ?I can?t believe you had this building inspected and they didn?t find this problem.? There may be several reasons for these apparent oversights:
Conditions during inspection - It is difficult for clients to remember the circumstances in the subject property at the time of the inspection. Clients seldom remember that there was storage everywhere, making things inaccessible, or that the air conditioning could not be turned on because it was 60? outside. Contractors do not know what the circumstances were when the inspection was performed.
The wisdom of hindsight - When a problem occurs, it is very easy to have 20/20 hindsight. Anybody can say that the roof is leaking when it is raining outside and the roof is leaking. In the midst of a hot, dry, or windy condition, it is virtually impossible to determine if the roof will leak the next time it rains. Predicting problems is not an exact science and is not part of the inspection process. We are only documenting the condition of the property at the time of the inspection.
A destructive or invasive examination - The inspection process is non-destructive, and is generally noninvasive. It is performed in this manner because, at the time we inspected the subject property, the Client did not own, rent, or lease it. A Client cannot authorize the disassembly or destruction of what does not belong to them. Now, if we spent half an hour under a sink, twisting valves and pulling on piping, or an hour disassembling a furnace, we may indeed find additional problems. Of course, we could possibly CAUSE some problems in the process. And, therein lies the quandary. We want to set your expectations as to what an inspection is, and what it not.
We are generalists - We are not acting as specialists in any specific trade. The heating and cooling contractor may indeed have more heating expertise than we do. This is because heating and cooling is all he?s expected to know. Inspectors are expected to know heating and cooling, plumbing, electricity, foundations, carpentry, roofing, appliances, etc. That?s why we?re generalists. We?re looking at the forest, not the individual trees.
LIMITED WARRANTY
This inspection report is a written communication describing the condition of the property inspected. Its purpose is to indicate the existing condition of the subject property. It is not meant to be a demand for repairs by the owner of subject property and communicates a written report of the then existing conditions on the property at the time of the inspection.
During the inspection, our inspectors do not take apart equipment, structures, apply stress and/or perform destructive testing or move furniture and equipment to view areas. Any areas which are visually hidden or not readily accessible are not covered within this report.
Additionally this report does not include and is not a substitute for a Real Estate Transfer Disclosure Statement, Form TDS-14, California Civil Code Section 1102.
*Evaluate as to weather there are any city, county, or state code violations on the property.
*Evaluate the slopes, grading or credibility of any retaining walls or drainage on the property.
*Perform termite inspections.
*Test security devices.
*Evaluated the presence or extent of insulation and vapor barriers in exterior walls and soffitts.
*Enter crawl areas where headroom is less than tree feet or where other adverse conditions exist.
*Walk on the roof where it could damage the roof materials or be unsafe for the inspector.
*Enter attic spaces that are not readily accessible or where headroom above the access panel is less than three feet.
*Inspect underground drainage pipes or internal rain gutters and downspouts.
*Operate any main branch or fixture valves that are turned off.
*Inspect any plumbing components that are not visible or readily accessible.
*Inspect water quality, water conditioning equipment and solar water. heating systems.
*Evaluate the ability of the systems to comply with the current codes.
*Inspect or activate interior fire sprinkler systems.
*Activate or operate any system that has been shut down.
*Evaluate the mounting of any kitchen cabinets.
*Make repairs or give estimates. Inspect septic tanks.
*Inspect septic tanks. Inspect or test electronic thermostats.
*Turn on or off pool valves.
*Guarantee any appliances and/or pool equipment.
*Determine or test for leaks in the roof.
*Any damage done in the attic or under the house, including air ducts, if a termite inspection is made to the property after the completed inspection.
*Damage caused by tenting and/or termite inspection.
 | Safety Concern | Poses a risk of injury |
 | Major Defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor Defect | Correction likely involves only a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
General Information
Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials, visit:http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC
Life Safety
No main building fire suppression system was visible. Based on the size of this building, a fire suppression system should be installed. Consult with the property owner about this. If none is installed, it is a potential safety hazard, and a qualified contractor should install one per standard building practices.
Emergency lighting for one or more emergency exits and/or pathways to emergency exits was missing. Such lighting is required for all emergency exits and pathways to emergency exits. This is a potential safety hazard. A qualified person should repair or replace emergency lights as necessary, and per National Fire Protection Association (NFPA) 101 standards.
One or more exit signs near emergency exits were missing. This is a potential safety hazard. A qualified person should repair, replace or modify exit signs as necessary, and per National Fire Protection Association (NFPA) 101 standards.
No evacuation route map was found. Requirements for such maps are not clear or consistent, but the Occupational Safety and Health Administration (OSHA) strongly suggests their use. Based on the size and/or configuration of building(s) on this property, recommend posting evacuation route maps. Such maps typically include routes, floor plans, workplace maps, and safe or refuge areas.
One or more egress doors were substandard and/or non-standard. For example doors don't open in direction of egress. This is a potential safety hazard. A qualified contractor should repair per standard building practices.
The property was equipped with fire extinguishers. Those designed for commercial use can be refilled and resealed by companies who specialize in this service. Inexpensive models are disposable. Unfortunately, an expiration date cannot be fully trusted and there is no foolproof way to know if an extinguisher is no longer functional. Due to the extremely destructive potential of fires and the relatively low cost of extinguishers, it is advisable to replace or recharge questionable extinguishers.Extinguishers are classified based on their chemical ingredients, all of which have their own strengths and limitations. It is important to know what type of extinguisher combats what type of fire. Fire extinguishers are critical indoor/outdoor components that must be maintained and inspected regularly.
Recommend hiring a qualified service contractor to evaluate, maintain and/or replace fire extinguishers as needed now and in the future annually. Property owners and managers should be be familiar with current and local laws and per standard fire code jurisdiction. It is beyond the scope of this inspection to determine the adequate number of fire extinguishers needed on the premise, to test their ratings, or to test fire them. As such, they are excluded from this report.
Any mention of these materials in this report is made as a courtesy only, Consult with specialists as necessary for this type of evaluation
From Fire Extinguisher Maintenance and Inspection - InterNACHI http://www.nachi.org/fire-extinguisher-maintenance-inspection.htm#ixzz2ugHYhqYf
Accessibility (ADA)
Various deficiencies in accessible entrances to buildings were found on the property. ADA requirements for accessible entrances include the following:- Inaccessible entrances should have signs giving directions to the nearest accessible entrance.
- Doors should have at least 32 inches of clear opening.
- Doors should have at least 24 inches of clear wall space on the pull-side of the door next to the handle.
- Door handles should not be higher than 48 inches.
- Door handles should be operable with a closed fist.
- Doors should not require more than 8.5 pounds of force to open.
- Door thresholds should not pose a trip hazard or a wheelchair barrier. Thresholds should not be more than 1/4 inch high, or more than 3/4 inches high with bevels on both sides.
- Automatic door closers should not take less than 3 seconds to close the door.
Various accessibility deficiencies were found in interior areas. ADA requirements for interior spaces include the following:- Interior carpeting should be low-pile and tightly woven.
- Hindrances for persons with canes should not be present.
- Corridors should be at least 36 inches wide.
- Corridors should have wheelchair-passing spaces at reasonable intervals (less than 200 feet) or intersecting corridors that can be used as passing spaces.
One or more inaccessible restrooms did not have signs that give directions to accessible ones. Recommend posting signs as necessary.
One or more accessible restrooms were not marked with the International Symbol of Accessibility, or that marking was illegible. Recommend that a qualified person mark accessible restrooms as necessary and per ADA requirements.
One or more accessible restroom doors could not be operated with a closed fist. Recommend that a qualified contractor make modifications as necessary and per ADA standards.
Grounds
Cracks, holes, settlement, heaving and/or deterioration were found in sidewalks and/or exterior door entrances. Recommend that qualified contractor repair as necessary.
Exterior and Foundation
Cracks, deterioration and/or damage were found in one or more areas of the exterior stucco finish. In damp climates, moisture may enter cracks or damaged areas and further deteriorate the stucco. Also the wall behind the stucco may become damaged from moisture. Note that areas behind the stucco are inaccessible and excluded from this inspection. Recommend that a qualified contractor repair or replace stucco as necessary.
Roof
No secondary drains were visible on one or more sections of flat roofs with parapet walls. Leaks or water damage can occur if the primary drain system is overwhelmed by rain or snow. Recommend further evaluation by a qualified contractor and repairs per standard building practices.
Some gaps, open cracks or holes were found in the flat or low-slope roof surface at one or more seams and/or parapet wall bases. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary.
One or more scuppers were substandard. Rainwater can come in contact with the building exterior or leaks may occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Attic and Roof Structure
The facing on fiberglass batt insulation in the attic was exposed. In most cases, the facing is flammable and poses a fire hazard. Also, the facing typically acts as a vapor barrier, and if located away from the interior surfaces can trap moisture from condensation in the cavity between the facing and the interior spaces. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary. For example, by reinstalling or replacing insulation per standard building practices and per the manufacturer's instructions.Note that the inspector was unable to evaluate areas obscured by insulation to determine if any damage (e.g. rot, insect infestation) has already occurred due to moisture accumulation. When insulation repairs are made, recommend that the exposed structure be evaluated and repairs made if necessary.
What appeared to be past water stains were visible on the roof structure at one or more locations in the attic. However, no elevated levels of moisture were found at these stains during the inspection. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks. Monitor these areas in the future, especially after heavy rains to determine if active leaks exist. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.
Electric
Panel(s) or Main breakers at #A were manufactured by the Federal Pacific Electric company and used "Stab-Lok" circuit breakers. There is significant evidence that both double and single pole versions of these circuit breakers fail by not tripping when they are supposed to. However, in 2011 the Consumer Products Safety Commission (CPSC) closed an investigation into this product because they did not have enough data to establish that the circuit breakers pose a serious risk of injury to consumers. Regardless, and due to other evidence of safety issues, recommend that a qualified electrician carefully evaluate all Federal Pacific panels and make repairs as necessary. Consider replacing Federal Pacific panels with modern panels that offer more flexibility for new, safer protective technologies like ground fault circuit interrupters (GFCls) and arc fault circuit interrupters (AFCls). For more information, visit:https://www.reporthost.com/?FP1
https://www.reporthost.com/?FP2
https://www.reporthost.com/?FP3
Panel(s) #B had a hidden or obscure breaker. This is a potential shock and fire hazard. Recommend that a qualified electrician evaluate and repair as necessary.
One or more wires and/or covers were scorched or heat-damaged in panel(s) #A. A qualified electrician should evaluate and make repairs or replace components as necessary.
Substandard wiring was found at the bar kitchen, attic and/or Cooler room. For example, exposed wiring, loose wiring, unterminated wires, exposed splices and/or missing or broken cover plates. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.
One or more electric receptacles at locations where required had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:- Outdoors (since 1973)
- Bathrooms (since 1975)
- Garages (since 1978)
- Kitchens (since 1987)
- Crawl spaces and unfinished basements (since 1990)
- Wet bar sinks (since 1993)
- Laundry and utility sinks (since 2005)
https://www.reporthost.com/?GFCI
No carbon monoxide detectors were found on the property. This is a potential safety hazard. Modern standards call for placement of CO detectors on every habitable level and in every HVAC zone of buildings. CO detectors must be distinct from fire alarms and other devices. CO detectors are typically integrated with central fire alarm systems where installed. A qualified contractor should evaluate and install CO detectors per standard building practices.
Panel(s) #B were located in a cabinet. This is not an approved location for electric panels. Recommend that a qualified electrician move the panel(s) or make repairs per standard building practices.
Panel(s) #B and C were Pushmatic brand panels. These panels are found in older electrical systems. Their circuit breakers are known to become very stiff and difficult to operate or reset over time. Breakers may remain on after attempts to trip or turn them off have been made. They also have an indicator flag that falsely indicates the on/off/tripped state. The breakers rely on thermal tripping only, whereas modern breakers have both thermal and magnetic trip mechanisms. These conditions pose shock and fire hazards. Replacement circuit breakers and spare parts are usually difficult to find, and are expensive. Recommend that a qualified electrician replace Pushmatic brand panels with modern panels that offer more flexibility for new, safer protective technologies like ground fault circuit interrupters (GFCls) and arc fault circuit interrupters (AFCls).
One or more plug ends were installed on non-metallic sheathed wiring. This type of wiring is only intended for permanent, immovable installations. Wiring may be damaged by repeated movement. This is a safety hazard for shock and/or fire. Recommend that a qualified electrician repair per standard building practices.
One or more junction boxes or bucket runs were loose and/or Covers loose. This is a potential safety hazard for shock or fire. Recommend that a qualified electrician repair as necessary.
No smoke detectors were visible in one or more buildings. Requirements for smoke detectors vary by occupancy type and in some cases by municipality. This is a safety hazard. It is beyond the scope of this inspection to determine all required locations for smoke detectors. A qualified contractor should install smoke detectors per standard building practices. Smoke detectors are typically integrated with fire alarm systems where installed.
One or more modern, 3-slot electric receptacles were found with an open ground. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices.
One or more wires inside panel(s) #B were loose, and were not terminated. This poses a safety hazard for shock and/or fire. Recommend that a qualified electrician remove any abandoned wiring or repair as necessary. For example, by trimming wires to length and installing wire nuts.
One or more cover plates for switches, receptacles or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
One or more electric receptacles appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated or GFCI/AFCI protection may need to be reset to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
The legend for circuit breakers or fuses in panel(s) #A and C was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
One or more screws that attach the cover or dead front to panel(s) #A, B, C and/or we’re loose were missing or not installed. Recommend installing screws where missing so the cover or dead front is secure. Only screws with blunt tips approved for this purpose should be installed, so wiring inside the panel is not damaged. Because energized wires may be located directly behind screw holes, the client should consider having a qualified electrician replace missing screws.
One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
Plumbing / Fuel Systems
One or more drain pipes or fittings were substandard. Recommend that a qualified plumber evaluate and repair as necessary and per standard building practices.
One or more hose bib handles were missing. Recommend that a qualified person replace handles or make repairs as necessary.
One or more drain lines were substandard or missing (e.g. P traps or drain pitts). this can cause sewer gases to enter kitchen spaces and or clogging. Recommend that a qualified plumber repair per standard building practices. For example, by replacing with modern "P" traps and or drain pitts.
One or more drain pipes had a substandard slope. Clogging or leaks can occur as a result. Drain and waste pipes should be sloped 1/4 inch per foot of length if less than 3 inches in diameter, or 1/8 inch per foot of length for larger diameters. Recommend that a qualified plumber repair per standard building practices.
Water Heater
The water heater's earthquake reinforcement was substandard. For example, struts were used rather than straps, substandard fasteners were used, or they may allow significant movement. This is a potential safety hazard in the event of an earthquake due to the risk of the water heater tipping over, gas lines leaking if gas-fired, or electric wiring being damaged if powered by electricity. Water leaks may also occur. Recommend that a qualified person repair or replace existing earthquake reinforcement per standard building practices. Typically 2 straps are required, the upper being located 1/3 of the way down from the top, and the lower being 1/3 of the way up from the bottom. If the water heater isn't located against a wall, blocking should be installed between it and the wall so the straps can be adequately tightened.
The hot water temperature was significantly lower than the standard temperature range of 110-120 degrees Fahrenheit. The thermostat should be adjusted to a higher setting. If the water temperature doesn't reach 120 degrees, then recommend that a qualified plumber evaluate and repair or replace the water heater as necessary.
The water heater's gas supply was off and/or pilot light was off. The water heater and hot water supply system (e.g. faucets, controls) were not fully evaluated because of this. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the water heater is operable. Note that per the standards of practice for various professional inspection organizations, the inspector does not operate shut-off valves, pilot lights or over-current protection devices, or any controls other than "normal controls."
Heating, Ventilation and Air Condition (HVAC)
The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
Supply air from the air conditioning or heat pump cooling system was not cool enough. It should be 14-20 degrees Fahrenheit cooler than at the return duct(s) or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an over-sized fan, or a deficient return-air system. Recommend that a qualified HVAC contractor evaluate and repair as necessary.
The air handler's primary condensate drain line trap was missing. A U-shaped trap with a 2-inch drop should normally be installed to prevent air from moving in or out of the air handler during operation. Without a correctly configured trap, efficiency can be reduced, or condensate water can be pulled into the equipment resulting in wet insulation or components, or microbial growth. Recommend that a qualified HVAC contractor repair per standard building practices.
The air handler's primary condensate drain line was disconnected or missing. Condensate drain water may accumulate, leak and cause water damage to surrounding areas. Recommend that a qualified HVAC contractor repair as necessary.
Kitchen, Food Service or Break Room
Comprehensive fire sprinkler inspections and tagging should take place at least once a year. You must hire a certified professional for the inspection to be considered valid for code compliance purposes. Annual maintenance should include everything from monthly and quarterly inspection checklists, plus the following tasks:- Visually inspect all sprinkler heads, pipes, and fittings for signs of wear or physical damage.
- Ensure there are spare sprinkler heads and tools onsite for conducting emergency sprinkler head replacement if one is ever damaged.
- For dry pipe systems, inspect the interior valves while resetting the device.
- For dry pipe, deluge, and pre-action systems, conduct a partial-flow trip test to ensure the system activates appropriately in response to a fire emergency. (Conduct a full-flow trip test every three years.)
- Perform a water flow test to monitor any changes to the water supply from the pressure reducing valve or backflow preventer.
- Test the fire pump to ensure normal operation.
- Test the sprinkler water flow switches to ensure they transmit a signal to the fire alarm control panel and set off the building occupant notification system in the process.
The sink sprayer was damaged and/or Loose. Recommend that a qualified person repair or replace as necessary.
The cooktop element(s) were inoperable. Recommend that a qualified person repair as necessary.
The cooktop exhaust fan was inoperable. Recommend that a qualified person repair or replace as necessary.
The refrigerator was inoperable. Recommend that a qualified person repair as necessary. The refrigerator may need replacing.
Restrooms, Bathrooms, Laundry and Sinks
The water supply was inoperable or there was no water flow at toilets and/or we’re inoperable or disconnected at location(s) #B. As a result the inspector was unable to fully evaluate. Shut-off valve(s) may be turned off, or repairs may be needed. Recommend asking the property owner about this if possible, and that a qualified plumber evaluate and repair if necessary.
One or more toilets at location(s) #B were substandard. Recommend that a qualified plumber evaluate and repair or replace as necessary and as per standard building practices.
No hand drying equipment such as hand dryers, paper towel dispensers or cloth roll towel dispensers were installed. Recommend that a qualified contractor install hand drying equipment as needed.
One or more restroom stall doors were missing. Recommend that a qualified person repair or replace stall doors as necessary.
The cover to the exhaust fan at location(s) #A and B was loose. Recommend that a qualified person repair or replace covers as necessary.
Caulk around the base of one or more toilets at location(s) #A and B was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
Offices, Interior, Doors and Windows
Quick-release mechanisms for security bars on one or more windows were missing. Quick-release mechanisms operated from indoors that are missing, inoperable, difficult to operate or require a key are a safety hazard in the event of a fire or emergency. They should open easily, without requiring detailed knowledge of how they operate, and without great physical strength. Recommend that a qualified contractor evaluate and repair, modify or remove security bars as necessary.
One or more exterior doors had double-cylinder deadbolts installed, where a key is required to open them from both sides. This can be a safety hazard in the event of an emergency because egress can be obstructed or delayed. Recommend replacing double-cylinder deadbolts with single-cylinder deadbolts where a handle is installed on the interior side.
Fire rated doors are required in some areas of commercial buildings, but not all. They can be rated for between 3 hours and 20 minutes. Such requirements are typically determined by the fire rating of the wall and the use of the door. Fire rated door assemblies must comply with the proper commercial door hardware requirements and be approved as a rated assembly. It is beyond the scope of this inspection to determine whether requirements for fire rated doors are met, or to determine if mechanisms such as automatic latching mechanisms, self closing devices or smoke gaskets are serviceable. Their condition is unknown and they are excluded from this inspection. Any comments regarding such systems or components are made as a courtesy only.Note that modern fire safety standards require that all fire rated door assemblies be inspected annually by a qualified specialist. Recommend reviewing any available records to determine if such inspections have been performed within the last year. If unable to determine this, or if such inspections were performed more than a year ago, a qualified specialist should perform this inspection.
Stains were found in one or more ceiling areas. The inspector was unable to determine if an active leak exists (e.g. recent dry weather, inaccessible height). Recommend asking the property owner about this, monitoring the stains in the future, and/or having a qualified contractor evaluate and repair if necessary.
Some exterior door hardware, including Spring backs were missing. Recommend that a qualified person repair or replace as necessary.
One or more interior doors were damaged. Recommend that a qualified person replace or repair doors as necessary.
Some interior door hardware (locksets) were inoperable, loose and/or missing. Recommend that a qualified person repair or replace as necessary.
One or more walls and/or ceilings were damaged, were cracked and/or had substandard repairs. Recommend that a qualified person repair as necessary.
Heaving minor cracks, deteroiated tile and/or covered sink drains were found in one or more sections of concrete slab floors. Uneven surfaces can pose a trip hazard. Recommend that a qualified contractor repair or replace concrete slab floors where necessary.
One or more exterior entry doors opened outwards and didn't appear to have security hinges. Doors that open outwards have hinges oriented so the pins are exposed outside and can easily be removed. Without security hinges, the door can also be removed allowing someone to gain entry. Recommend that a qualified person install security hinges on outward-opening doors where needed for better security.
Patches or evidence of prior repairs were found in one or more walls or ceilings. Recommend asking the property owner about the repairs (e.g. why necessary, whether prior leaks have occurred).