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.

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

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

5) Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.

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

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.

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.

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.

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

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.

15) Fences are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.

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.

17) Front gate is damaged / deteriorated. Repairs should be made as necessary, and by a qualified contractor so gates operate easily.

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.

19) Rusted / corroded tank apparently abandoned was fond South of structure. Recommend having a qualified contractor evaluate and remove tank.

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.

21) Protective poles around one or more plumbing lines, building, backflow valves are loose / deteriorated. Evaluate and repair / replace as necessary.

22) Abandoned lines were found in one or more areas of exterior due to equipment removal.

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:

• Hydraulic cement. Requires chiseling a channel in the crack to apply. See http://www.quickrete.com/catalog/HydraulicWater-StopCement.html for an example.
• Resilient caulks (easy to apply). See http://www.quickrete.com/catalog/GrayConcreteRepair.html for an example.
• Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.

24) What appears to be a sink hole was found South of structure. Recommend having a qualified contractor evaluate and repair as necessary.

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.

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:

• Hydraulic cement. Requires chiseling a channel in the crack to apply. See http://www.quickrete.com/catalog/HydraulicWater-StopCement.html for an example.
• Resilient caulks (easy to apply). See http://www.quickrete.com/catalog/GrayConcreteRepair.html for an example.
• Epoxy sealants (both a waterproof and structural repair). See http://www.mountaingrout.com/ for examples of these products.

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.

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.

29) Damaged/deterioration were found in docking areas. Recommend having a qualified contractor repair docking areas according to standard building practices.

30) Driveway entrance is deteriorated. Recommend having a qualified contractor evaluate and repair as necessary.

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.

32) One or more exhaust fan covers are missing. Replace.

33) Rust / corrosion, damage were found in one or more areas of flues. Recommend having a qualified contractor evaluate and repair as necessary.

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.

35) Overall condition of main roof covering is good.

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.

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.

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.

39) Recommend having a qualified contractor seal wall baps above or around electrical panel C1.

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.

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.

43) Rust / corrosion was found in one or more areas of water heater unit. Replacement recommended.

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.

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.

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.

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.

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.

For more information visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
http://www.epa.gov/safewater/lead/index.html

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.

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.

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.

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.

59) Vent caps are missing in one or more areas. Recommend having a plumbing contractor evaluate and repair as necessary.

60) Laundry sink is cracked and damaged. Recommend having a qualified contractor evaluate and repair as necessary.

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.

63) Recommend replacing washing machine rubber hoses with stainless-steel braided hoses.

64) Recommend having a plumbing contractor video scope waste and drain lines. .

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.

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.

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.

69) One or more handles are missing from water shut-off valves. Handles should be replaced where missing.

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.

71) One or more toilet tank lids are missing. Lid(s) should be replaced as necessary.

72) Sink faucet handles are missing at one or more sinks. For example bathroom upstairs.

73) Urinal was removed from bathroom upstairs. Replace.

74) Mirror in bathrooms upstairs is not secured to wall. Recommend having a qualified contractor evaluate and repair as necessary.

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.

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.

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.

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.

81) Stains / damage was found under sink (second floor) Recommend having a qualified contractor evaluate and repair as necessary. Mold testing recommended.

82) One or more interior doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.

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.

84) Vinyl flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should replace or repair the damaged flooring.

85) Roll-down doors are damaged/deteriorated. Recommend having a qualified contractor evaluate and repair / replace as necessary.

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.

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.

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.

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.

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.

92) There are 40 parking spaces. including couple handicap spaces.

93) Modification to entrances and bathroom should be made to comply with ADA.

https://adachecklist.org/doc/fullchecklist/ada-checklist.pdf

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.