State Licensed Home Inspector HI425 State Licensed Mold Assessor MRSA1575 InterNACHI ID #05032494
Commercial Inspection Report
Client(s):
XXXXXXX Doe
Property address:
xxxxxxxxxxx Miami Dade, FL
Inspection date:
Tuesday, October 15, 2019
This report published on Monday, April 20, 2020 10:46:00 AM EDT
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.
This commercial inspection was performed in accordance with InterNACHI's Commercial Standards Of Practice www.internachi.org/comsop This standard is designed as a baseline from which the inspector and client can develop and agree to a scope of work that may deviate from this standard depending on budget, time constraints, purpose of the inspection, age of the subject property, and risk tolerance of the client. The level of due diligence should be set where the cost, in time and money, of acquiring information about the subject property will not likely exceed the value of that information. Therefore an inspection performed in accordance with this standard will not be technically exhaustive. In recognizing that the client likely has the goal of acquiring information about the subject property at a cost, in time and money, that does not exceed the value of that information, representative observations are not just permitted by this standard, but recommended as well.
The client should understand that no inspection report is completely accurate. A report is only the written communication of the observations made and research conducted by the inspector. The report contains those items which in the inspector's opinion are likely to be of interest to his/her client. The client should understand that the inspection report is, to a large degree, the subjective opinions of the inspector based on his/her observations and research within the limits of access, time, and budget and without the aid of special equipment or meters and without dismantling, probing, testing, or troubleshooting and without detailed knowledge of the commercial property, its components or its systems. The inspection report is not much more than a subjective professional opinion. An inspector performing a commercial inspection in accordance with this standard is not practicing architecture or engineering. This inspection is not a warranty and the inspection report is merely the written communication of the inspector's subjective opinion on the condition of the subject property.
The level of accuracy of information varies depending on its source. The inspector may rely on information obtained to the extent that the information appears to be accurate and complete. This standard does not require the inspector to independently verify the accuracy of the documents reviewed by the inspector or included in the report nor the statements made by those interviewed by the inspector. The inspector is not a fraud investigator and this standard does not require the inspector to look for intentionally hidden deficiencies in the subject property. The inspection report is supplementary to the seller's disclosures.
Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific non-code, noncosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide.
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). 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.
How to Read this Report
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
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
Infestation
Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
Conducive conditions
Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)
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 https://www.reporthost.com/glossary.asp
Structures inspected: Industrial Warehouse, Cold Storage Facility (Three dock doors, processing rooms with full drainage, office space)
Age of building: 53 years (multiple ages. Please refer to chart at end of this section)
Time started: 11:00am
Time finished: 2:30pm
Inspection Fee: $1,300.00
Payment method: Invoiced
Present during inspection: Client(s), Realtor(s)
Occupied: No, but furnishings and stored items are present
Weather conditions: Partly cloudy
Temperature: Hot
Ground condition: Dry
Front of structure faces: West
Main entrance faces: West
Foundation type: Slab on grade
The following items are excluded from this inspection: Private sewage disposal system, Security system, Irrigation system, Low voltage outdoor lighting, Water filtration system, Generator system, , Refrigeration Systems, Grease Traps
Source for building age: Municipal records
1) 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 in homes, visit: http://www.reporthost.com/?EPA http://www.reporthost.com/?CPSC http://www.reporthost.com/?CDC
2) Rust / corrosion and deterioration were found in various areas of refrigeration equipment. Recommend having a qualified contractor evaluate and repair as necessary.
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3) Evidence of rodent infestation was found in the form of poison in the exterior. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles: http://www.reporthost.com/?SEALUP http://www.reporthost.com/?TRAPUP http://www.reporthost.com/?CLEANUP
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4) Microbial growths were found at one or more locations in interior rooms and/or Coolingn units. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit: http://www.reporthost.com/?MOLDCDC http://www.reporthost.com/?MOLDEPA
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5) Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
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6) The water service in some areas wasn't turned on during the inspection. As a result, some plumbing supply, drain and waste lines, fixtures, and some appliances such as water heaters weren't fully evaluated. For example office area.
7) Age of building: Multiple Ages:
Building Number Sub Area Year Built Actual Sq.Ft. 1 1 1966 11,600 1 3 1971 6,602 1 4 1972 1,531 1 5 2002 113
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8) Since property is being used as a food processing plant , recommend client to verify with the municipality that property is in "Code Compliance". and satisfies state and local requirements for food processing ; complies with the federal Americans With Disabilities Act (ADA) standards for access to buildings by disabled persons; and is free of environmental hazards, such as lead paint dust, asbestos, and chemical contaminants.
9) Evaluating for the presence of Mold , Chinese Drywall 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.
10) Apparently this property has a Ammonia Anhydrous Refrigeration Plant. Recommend having a qualified contractor evaluate, service, and repair refrigeration system.
Anhydrous ammonia is a pungent gas, most often used as a source of nitrogen fertilizer for corn, milo, and wheat. It is also commonly used as an industrial refrigerant for cold storage facilities and meat-packing plants. If heated, it can explode. Exposure to even small amounts of anhydrous ammonia can cause serious burning of the eyes, nose, and throat. Exposure to higher levels causes coughing or choking to occur and can cause death from a swollen throat or from chemical burns to the lungs. When the eyes are exposed to concentrated gas or liquid anhydrous ammonia, serious corneal burns or blindness can occur. In general, the severity of symptoms depends on the degree of exposure. Anhydrous Ammonia Facilities Nationwide The Clean Air Act requires facilities handling large quantities of toxic, flammable, or otherwise reactive chemicals to submit risk management plans. For anhydrous ammonia, the reporting threshold is 10,000 pounds.
Exterior door material: Solid core steel, , Roll-up doors
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
11) One or more trip hazards were found in South of structure 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.
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12) Guardrails are loose and/or wobbly in one or more areas of dock ramps. This is a safety hazard. A qualified contractor should evaluate and make repairs as necessary, such as installing new fasteners or hardware, installing additional fasteners and/or installing additional railing components as necessary so they are securely attached.
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13) One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.
Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079
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14) 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.
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15) Fences are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.
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16) One or more downspouts are loose or detached. Downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation. 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. 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 so downspouts are securely anchored and functional.
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17) Front gate is damaged / deteriorated. Repairs should be made as necessary, and by a qualified contractor so gates operate easily.
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18) Gaps exist at one or more 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.
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19) Rusted / corroded tank apparently abandoned was fond South of structure. Recommend having a qualified contractor evaluate and remove tank.
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20) Electrical and plumbing in compressor room South of structure has been abandoned. Recommend having a qualified contractor removed abandoned electrical , plumbing lines, and seal gaps and roof penetrations.
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21) Protective poles around one or more plumbing lines, building, backflow valves are loose / deteriorated. Evaluate and repair / replace as necessary.
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22) Abandoned lines were found in one or more areas of exterior due to equipment removal.
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23) One or more moderate cracks ( over 1/8 inch ) were found in one or more walls These may be a structural concern, or an indication that settlement is ongoing. The client(s) should consider hiring an structural engineer for further evaluation. Such contractors may include:
At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including:
Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.
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24) What appears to be a sink hole was found South of structure. Recommend having a qualified contractor evaluate and repair as necessary.
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25) Minor cracks were found in one or more sidewalk or steps . However they don't appear to be a structural . Recommend having a qualified contractor evaluate and repair as necessary.
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26) One or more minor cracks (1/8 inch or less) were found in one or more walls and around/or below windows . These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:
Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.
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27) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
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28) Parking is deteriorated in various areas. Pot holes, cracked , loose, and damaged vehicle stoppers. Faded paint. Recommend having a qualified contractor evaluate and repair as necessary.
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29) Damaged/deterioration were found in docking areas. Recommend having a qualified contractor repair docking areas according to standard building practices.
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30) Driveway entrance is deteriorated. Recommend having a qualified contractor evaluate and repair as necessary.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
31) Roof covering over South and North structures are old and at the end of their service life. Recommend having a roofing contractor evaluate and repair / replace as necessary. For example roof over South compressor roof should be repair and roof penetration gaps were equipment was removed should be covered.
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32) One or more exhaust fan covers are missing. Replace.
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33) Rust / corrosion, damage were found in one or more areas of flues. Recommend having a qualified contractor evaluate and repair as necessary.
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34) Substandard repairs were found South of property at storm drain. Active leaks were found in office area due to this. Recommend having a qualified contractor evaluate and repair as necessary. See interior section of this report.
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35) Overall condition of main roof covering is good.
Primary service overload protection type: Circuit breakers
Service amperage (amps): Main #1: 1000 / Main #2: 800
Service voltage (volts): 120/240, 3 phase, 4 wire, 120/208
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil, Cold water supply pipes
Main disconnect rating (amps): Main #1: 1000 / Main #2: 800
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
36) One or more loose conductors in one or more disconnect panels North of property by North dock have bare ends and are not connected to an overcurrent protection device (circuit breakers or fuses). This is a safety hazard due to the risk of fire if the bare conductors come into contact with other components in the panel. A qualified electrician should evaluate and repair as necessary. For example, removing wires that aren't terminated or installing wire nuts. Also, double tapping was found in one or more areas.
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37) One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. For example panel "A" . This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
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38) Exposed wiring and/or bus bars exist in one or more panels due to closure covers missing (slots where circuit breakers fit through the panel cover). This is a safety hazard due to the risk of shock. Closure covers should be installed where missing to eliminate exposed wiring, and by a qualified electrician if necessary.
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39) Recommend having a qualified contractor seal wall baps above or around electrical panel C1.
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40) Overall condition of electrical system is good.
41) Exposed wiring was found in one or more areas of water heater due to missing cover plates. Recommend having a qualified contractor evaluate and repair as necessary.
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42) The water heater was turned off at the time of the inspection. For example, circuit breaker turned off, gas supply turned off or pilot light turned off. The inspector was unable to fully evaluate the water heater.
44) The estimated useful life for most package units is 15 to 20 years. This unit appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
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45) Supply air from the air conditioning system was not cool enough. It should be 14 to 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. A qualified heating and cooling contractor should evaluate and repair as necessary.
46) Rust / corrosion was found in one or more areas of package unit. Recommend having a qualified contractor evaluate and repair as necessary.
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47) Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
48) The estimated useful life for most package units is 15 to 20 years. This unit appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
49) The air conditioning system did not respond when its controls were operated. This system was not fully evaluated. The client(s) should have a qualified heating and cooling contractor evaluate and make repairs as necessary.
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50) The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.
51) Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
Visible fuel storage systems: yes , North of structure
Water service: Public
Service pipe material: Plastic
Supply pipe material: Copper, CPVC, Galvanized
Vent pipe material: Plastic, Cast iron
Drain pipe material: Plastic, Copper
Waste pipe material: Cast iron
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
52) Copper water supply pipes in properties built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:
Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
Install appropriate filters at points of use.
Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.
Use bottled or distilled water.
Treat well water to make it less corrosive.
Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.
53) Grease traps should be evaluated, serviced, and repaired by a qualified contractor. New grease trap requirements ranging from DERM’s new 99% Efficiency requirement, new sampling ports to revised pump out frequency have made most existing grease traps non-compliant. This leaves most business owners in need of repairs to be compliant and avoid hefty fines from DERM. In Miami-Dade county, DERM (Department of Environmental Resource Management) requires all existing grease traps meet their latest requirements. All grease traps must be brought up to their 99% efficiency standards for new grease discharge devices.
FOG Discharge Control operating permits are renewed annually and are non-transferable. Notification shall be provided to the department upon sale, relocation, or legal transfer of the permitted facility. New business owners are required to secure a new FOG operating permit.” In most cases existing grease traps have to be removed and replaced. The process requires plans and a permit for your local building department and a licensed Architect, General contractor and plumber.
54) Some of the water supply pipes in this structure are made of galvanized steel. Based on the age of this structure, these pipes may be nearing or may have exceeded their estimated useful life of 40 to 60 years. Internal corrosion and rust can reduce the inside diameter of these pipes over time, resulting in reduced flow and eventually, leaks. Corrosion was found in one or more areas. Recommend having a plumbing contractor evaluate and replace corroded lines.
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55) Pin holes and/or corrosion were visible on one or more areas of copper water supply pipes. Leaks may result because of this. A qualified plumber should evaluate and replace water supply components as necessary.
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56) Recommend having the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago.
57) The laundry sink is not properly anchored to the wall or floor. A qualified contractor should securely anchor the sink to the wall and/or floor to prevent damage to and leaks in the water supply and/or drain pipes due to the sink being moved.
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58) The standard states that the backflow assembly must be tested and inspected at least annually. Recommend having a qualified contractor evaluate, service, and repair if necessary.
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59) Vent caps are missing in one or more areas. Recommend having a plumbing contractor evaluate and repair as necessary.
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60) Laundry sink is cracked and damaged. Recommend having a qualified contractor evaluate and repair as necessary.
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61) The inspector was not able to find the water meter. Recommend that the client(s) attempt to find the water meter by consulting with the property owner(s), searching for it themselves, or consulting with the local water municipality. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.
62) Washer / dryer in good working condition at the time of inspection. Appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.
64) Recommend having a plumbing contractor video scope waste and drain lines. .
65) No water pressure was found in various areas. Apparently water is shut-off in one or more areas. Recommend having a plumbing contractor evaluate, service, and repair as necessary.
66) Cover plate(s) are broken at 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 replaced where necessary.
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67) One or more toilets are loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
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68) One or more sinks is loose, or not securely attached to the wall behind it. A qualified contractor should evaluate and repair as necessary.
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69) One or more handles are missing from water shut-off valves. Handles should be replaced where missing.
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70) One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
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71) One or more toilet tank lids are missing. Lid(s) should be replaced as necessary.
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72) Sink faucet handles are missing at one or more sinks. For example bathroom upstairs.
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73) Urinal was removed from bathroom upstairs. Replace.
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74) Mirror in bathrooms upstairs is not secured to wall. Recommend having a qualified contractor evaluate and repair as necessary.
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75) One or more toilets are inoperable. For example bathroom upstairs. Evaluate an repair as necessary.
76) 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.
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77) 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. 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 77-1
78) 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 78-1 Photo 78-2
79) Cover plate(s) are broken at 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 replaced where necessary.
80) Sink faucet leaks at handle or at its base. Second floor . Recommend having a qualified contractor evaluate and repair as necessary. Also, rust / corrosion was found at sink.
Photo 80-1
81) Stains / damage was found under sink (second floor) Recommend having a qualified contractor evaluate and repair as necessary. Mold testing recommended.
Photo 81-1 Photo 81-2
82) One or more interior doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
Photo 82-1 Photo 82-2
83) One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor. Also, broken glass was found in one or more doors.
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84) Vinyl flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should replace or repair the damaged flooring.
Photo 84-1 Photo 84-2
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85) Roll-down doors are damaged/deteriorated. Recommend having a qualified contractor evaluate and repair / replace as necessary.
Photo 85-1 Photo 85-2
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86) Minor cracks were found in one or more slab sections. However they don't appear to be a structural concern and no trip hazards were found.
Photo 86-1 Photo 86-2
87) Stains, damage, and elevated moisture were found in one or more walls and ceiling areas at N.W office area. Apparently this is due to roof leaks and/or exterior water infiltration. Recommend having a qualified contractor evaluate and repair as necessary.
Photo 87-1 Photo 87-2
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88) Stains and what appears to be mold was found in one or more acoustic tiles. Recommend having a qualified contractor evaluate and repair as necessary. Mold testing recommended.
Photo 88-1 Photo 88-2
89) A visible condition exists in the Subject Property that may indicate that water infiltration has occurred or is occurring. Although there may be no visible signs of mold growth, this condition is conducive to mold growth that could be present in areas not readily visible. Mold testing recommended
90) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
Photo 90-1 Photo 90-2
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91) Minor cracks / holes were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than five feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood destroying organisms may infest, reinfest or become active at anytime. No warranty is provided as part of this inspection.
Location #A: South office areas behind desk
94) For the evidence found regarding wood destroying insects at location #A, recommend the following:
Consult with the property owner to determine the history of past infestations and treatment.
Have a qualified, state-licensed pest control operator evaluate further and treat as necessary.
95) Evidence of active infestation of wood destroying insects was found at location #A in the form of frass with no visible wood damage. This infestation appeared to involve drywood termites.
96) These costs are not exact and are intended only as a pleliminary guide to repair costs. Actual costs may vary greatly depending on many factors. Inspectors do not perform repairs and we do not normally provide price estimates in our reports. This list will serve you as a guideline and provide a "ball park" estimate for common items. It is always best to get a signed bid by a qualified contractor. ENVIRONMENTAL HOME SOLUTIONS, INC DOES NOT MAKE ANY WARRANTY OR GUARANTEE as to the accuracy, correctness, value, sufficiency or completness of the data or resulting project cost estimates. Environmental Home Solutions, Inc should have no liability for any loss, expense or damage arising out of or in connection with the information contained herein.
97) Caulking/sealing $500.00 Stucco cracks $3,200.00 Fences / gates $3,500.00 (Obtain estimates) Termite treatment $800.00 Mold testing $1,400.00 Mold remediation $10,000.00 to $20,000.00 (Could be more, testing recommended) Heating and cooling $9,000.00 (Obtain estimates) Roll-down doors $13,500.00 Door repairs $2,200.00 Re-paving parking lot and docking area $42,000.00 (Obtain estimates) North and South roofing $9,000.00 (Obtain estimates) Plumbing $3,800.00 (Obtain estimates) Tank-less water heater $800.00 Electrical $2,200.00 (Obtain estimates) Grease traps service and /or updating for compliance: Obtain estimates Refrigeration: Obtain estimates from a qualified refrigeration contractor Docks repairs : obtain estimates Vinyl flooring : obtain estimates Flue repairs $1,200.00 Wall ceiling repairs $3,400.00 Downspouts repairs / replacement: Obtain estimates Refrigeration approximated repairs cost (By Telesco Construction Co Inc) $85,000.00 Grease traps removal and replacement approximate cos (by xxx Construction , Inc) $93,000.00 Archites, Engineers, Permits / Inspections $$49,000.00 (by xxx Construction , Inc)
Total approximated repairs cost $343,500.00
NOTE: For Telesco Construction estimates see attached report)
This report is a professional opinion based on a visual inspection of the accessible components of the property. This report is not an exhaustive technical evaluation. An evaluation of this nature would cost many times more.
Please understand that there are limitations to this inspection. Many components of the property are not visible during the inspection and very little historical information is provided in advance of the inspection. While we can reduce your risk of purchasing a property, we cannot eliminate it, nor can we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. In addition to those improvements recommended in our report, we recommend that you budget for unexpected repairs.
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 client 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.
The Standards of Practice prohibits us from making any repairs or referring any contractors. We are not associated with any other party to the transaction of this property, except as may be disclosed to you.
The information provided in this report is solely for your use. Environmental Home Solutions, Inc will not release a copy of this report without your written consent.
Thank you for selecting our company. We appreciate the opportunity to be of service. Should you have any questions about the general condition of the property in the future, we would be happy to answer these. There is no fee for this telephone consulting. Our fees are based on a single visit to the property. If additional visits are required for any reason, additional fees may be assessed.
Sincerely,
Ivan A. Forero State Licensed Home Inspector, HI425 State Licensed Mold Assessor, MRSA1575
