Inspection PDF report · 2020. 1. 3. · The Inspections are done in accordance with these...

RC Certified Inspections15297 S. GreenwoodStreet

KSOlathe 66062913-764-7250

www.RCCertifiedInspections.com

Inspection Report

????? E. 42nd Ter.Property Address:

Any Town MO

?????

Prepared for:

Inspector:

Inspection date: 7/12/2017

Property Investor

Rick Cauthon, Certified Building Inspector

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KSOlathe 66062913-764-7250


General InformationProperty Information

Address:

Property Type:

Year Build:

Bedroom:

Square Footage:

Bathroom:

????? E. 42nd Ter. Any Town MO ?????

Commercial Building NA 4-HalfRestrooms

1984 14,882

Client Information

Name:

Address:

Phone:

E-mail:

Property Investor

Inspection Information

Inspection Date: Inspection Time:

Weather: Occupied: Temperature:

Inspector: Inspection Price $:

7/12/2017 9am

Sunny Skies 86°

Rick Cauthon, Certified Building Inspector 2,450.

Additional Comments

Inspected By and Report written by Rick Cauthon, Certified Building Inspector Kansas License #0310-0159,InterNACHI # 07020910, Certified Indoor Air Quality Inspector, Certified Mold Remediator, IASQ Certified, IAC2Certified, META Certified - Since 1996 Inspected by Ricky Cauthon, Certified Property Inspector, ICA # 16924

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Introduction

This is intended to be a legally binding agreement between the Client's listed and RC Certified Inspections, LLC. Thisagreement has been signed by the Client's and the Inspector of RC Certified Inspections. The Inspector agrees to inspect the property for the purpose of informing the Client's as to major deficiencies ordefects visually observed which could significantly affect the value of theproperty. It will generally include a report on the following unless otherwise directed by the Client's or circumstances that prevent avisual inspection of the item. Whole House Inspection· Structure and Foundation, Electrical System, Plumbing System, Water Heater, Heating & AirConditioning System (weather permitting), Basement, Attic, General Interior including Ceilings, Walls, Floors, Doors and Windows, Attic Ventilation and Insulation, General Exterior including Roof,Gutters,Chimney, Soil Drainage at the Foundation, Concrete & Woods Structures like Decks, Porches, Driveways and Sidewalks, Kitchen Built-in Appliances. This inspection is performed in accordance with Stateguidelines and the Standards of Practice of InterNACHI (InterNational Association of Certified Home Inspectors). These guidelines are intended to provide the Client's with a better understanding of theproperty conditions as observed at the time of the inspection. We will report visible defects based on a non-invasive visual observation only that is apparent on the day of the inspection. We exceed theseguidelines. It is understood and agreed that this inspection will be of readily accessible areas of the structure and is limited to primarily visual observations of apparent conditions existing at thetime of theinspection. Soil conditions, geological stability or engineering analysis are beyond the scope and purpose of this inspection. Cosmetic items/defects may not be included in this report. The Inspections are done in accordance with these Standards are visual and are not technically exhaustive orintrusive. Technically exhaustive inspections can be contracted if needed or desired, if time is allowed in your inspection period, but any invasive inspections will have to have written approval from the propertyowner. These Standards are applicable to buildings with four or less dwelling units and their attached garages or carports. The Inspector is not required to move furniture,personal goods or equipment which mayimpede access or limit visibility. The Inspector is not required to evaluate the condition or presence of storm winows, storm doors, shutters, awnings and other such accessories or to determine their functionalefficiency. Intercoms, security systems, fences, timers, lawn sprinkler systems, swimming pools, hot tubs, spas and water conditioning equipment are not inspected or evaluated unless contracted at anadditional fee. No destructive or disruptive testing procedures are performed by the Inspector. Design problems and adequacies are not within the scope of the Inspection. The Inspector will not determine theoperational capacity, quality or suitability for a particular use of items inspected. The Inspection does not determine compliance or noncompliance with manufacturer's specifications, past or present. Theinspection is furnished on an opinion only basis and is made solely for the information of the Client's. The inspection and report are not intended to be used as a guarantee or warranty expressed or implied. This report is not an insurance policy that items found acceptable today will remain so for any period of neither timenor that every defect will be discovered during the inspection. The Client's agree to accept all the risk for hidden, inaccessible, latent or concealed defects. It is further understood and agreed that RC CertifiedInspections, LLC. Is not an insurer and does not insure against defects found in the property. The inspection is not a compliance inspection or certificate for past or present governmental or local codes orregulations.

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Additional CommentsAdditional Comments

Good-InspectedCondition:Comments :Report/Invoice # 100712102 For directional purposes in this report, the front of the building is facingSouth. Construction: Average, Exterior is Precast Concrete Tilt Walls, InteriorSteel Framing 2-Story on a concrete slab. * This inspection report has been completed using DragonNaturallySpeaking software. If you come across any typos in report andyou need further clarification please contact Rick at 913-764-7250

????? E. 42nd Ter. Any Town MO ????? 4 of 43

AtticInsulation

Good-InspectedCondition:Comments :2nd floor attached to the interior side of the roof are Thermax InsulationSheathing


Doors-Exterior1st FL-Rear

Good-InspectedCondition:Comments :Single metal door.

2nd FL-RearFair-OperatedCondition:

Comments :Single metal door That 1. Daylight visible between the door and the door casement.

Front EntryFair-OperatedCondition:

Comments :Commercial Double Metal Doors with Glass 1. Daylight is visible along the north side between the door in doorcasement.

Front ReceptionBroken-Not FunctioningCondition:

Comments :Commercial Double Metal Doors with Glass 1. These doors are caulked and sealed shut.


Drainage-Soil SlopeAt Foundation

Poor-Out of ConditionCondition:Comments :The soil slope and drainage within 5 feet of the foundation is POOR. There is not any drainage system installed between the building and thesidewalks. There is a large void around the water meter between the south side ofthe building industry. The soil should be sloped and compacted at a 5° slope minimum outwardfrom the foundation. This is a 1 inch drop per foot out to 5 feet minimumwhich is equal to a 5 inch drop at 5 feet out from the foundation. Keep thesoil and ground covering at least 6 inches below any siding or trim orwindow openings. *** Shrubs and other vegetation around the building are overgrown andneed to be cut back away from the building.


Electrical120 Volt Branch Wiring

Good-InspectedCondition:Comments :Copper wiring

Cover PlatesSafety ConcernCondition:

Comments :Missing and/or damaged receptacle and switch cover plates at:.Throughout in the offices, kitchen, furnace room,

Electric PanelsGood-InspectedCondition:

Comments :Main Electric Panel #1 located in the 2nd floor North furnace room: 200amps, 3 PhaseBreakers: 1-15 amp breaker, 17-20 amp breakers, 1-30 amp breaker,3-240 volt Single and 3 Phase Breakers Main Electric Panel #2 located in the 2nd floor South furnace room: 200amps, 3 PhaseBreakers: 2-15 amp breakers, 20-20 amp breakers, 1-30 amp breaker,4-240 volt Single and 3 Phase Breakers Main Electric Panel #3 located in the 1st floor South mechanical room:200 amps, 3 PhaseBreakers: 0-15 amp breakers, 27-20 amp breakers, 3-240 volt Single and3 Phase Breakers Main Electric Panel #4 located in the 1st floor North mechanical room:200 amps, 3 PhaseBreakers: 20-20 amp breakers, 3-240 volt Single and 3 Phase Breakers Sub-Panel #1 located in the 2nd floor North furnace room: 100 amps, 3PhaseBreakers: 8-20 amp breakers, Sub- Panel #2 located in the 1st floor North mechanical room: 100 amps,3 phaseBreakers: 17-20 amp breakers


Electrical ServiceGood-InspectedCondition:

Comments :The electrical service is underground to the Electrical Race box locatedunder the electric meters. The main electrical service entrance cable's are unseen, but wouldtypically be 800 amps to this building. This is 3 Phase Service.

Emergency LightingRepair-AdjustmentCondition:

Comments :1. Safety emergency lighting not working at: Most are not working and allneed to be serviced. 2. All emergency EXIT lighted signs need to be serviced and all exteriordoors must have these lighted EXIT signs.

Grounding-ElectricalGood-InspectedCondition:

Comments :Visible interior grounding is to the framing of the building. Exterior grounding is not visible.

InspectedSee CommentsCondition:

Comments :Checked: Polarity at receptacles, GFCI receptacles, switches, fixtures,outlets and grounds (where applicable).


Main Service DisconnectGood-InspectedCondition:

Comments :Exterior electrical service disconnect located on the north side of thebuilding. Disconnect boxes from West to East: 100 amps, 200 amps, 200 amps,200 amps, 200 amps

Neutral Wires/Neutral BarSafety ConcernCondition:

Comments :White neutral wires on the main panel neutral bars must be on their ownconnections. They cannot be tapped together with other neutral wires orground wires. Refer to NEC #408.21 or #408.41 and also refer to #110.3(B). Main electric panel #1 (2nd floor North furnace room),

Reversed Polarity ReceptaclesSafety ConcernCondition:

Comments :2nd floor Server room south and west walls,

Safety DefectsSafety ConcernCondition:

Comments :The electrical subpanels appear to have power from the main electricpanels with a THW 6 Aluminum cable's which are 60 amps maximum. The disconnects inside the electric panels are 100 amps connected tothe 60 amp cables. Have a licensed electrician verify the wiring. There are some instanceswhere a smaller cable can be used depending on the distance betweenthe main panel on the subpanel.


Safety DefectsRepair-AdjustmentCondition:

Comments :There are loose receptacles at the electrical boxes throughout thebuilding that need to be tightened up. Loose receptacles can be damagedwhen plugging and unplugging cords.


Comments :There are light fixtures that have improper wiring connections at: 2ndfloor South office space at least 2, 1st floor Southeast office space,


Comments :Note: subpanel 2 located in the 1st floor North mechanical room has a240 volt single phase breaker being used for a 120 volt circuit.


Comments :Multi-tapped Breakers (more than one circuit connected to the breaker),there are only a few types of breakers that will accept 2 circuits and thefollowing breakers do not: Main panel #2 located in the 2nd floor Southfurnace room has 2 multi-tapped Breakers Main panel #3 located in the1st floor furnace room has one multi-tapped breaker,



Comments :Missing electrical knockout plugs at: Subpanel 1 in the 2nd floor Northfurnace room, main electric panel located in the 2nd floor North furnaceroom, Subpanel 2 in the 1st floor North mechanical room, Southeastreception area east wall has a receptacle box that is missing in knockoutplug,


Comments :This picture is on the 1st floor south west area south wall showingimproper wiring at the junction box and spliced connections to an exteriorwall cable.


Comments :GFCI protected receptacles needed at receptacles within 6 feet of thesinks at: 2nd floor kitchen, 1st floor kitchen and bathrooms


Comments :2nd floor south office area at the Southeast room has a receptaclewalked by dividing wall and it also does not have a cover plate installed.



Comments :Above the suspended ceiling tiles there are numerous junction boxes withcovers missing, knockout plugs missing and the wires hanging downhave boxes. 2nd floor area: There are approximately 42 of these electrical junctionboxes. 1st floor area: there are approximately 42 of these electrical junctionboxes as well.


Comments :There are a few areas above the ceiling suspended tiles were conduit ishanging down with exposed wiring just above the ceiling panels.


Comments :1. The south side front yard floodlights electric cable housings aredeteriorated and there are damaged junction box covers.


Comments :White electrical conduit on the exterior south side which appears to be forthe lawn sprinkler system is disconnected.



Comments :1. There are several areas in the offices were electric cables like theseare exposed and have power to them! 2. There are also several wall boxes that have Live Wires! 3. Exposed wiring over the doorway from the large North office space tothe East room on the 2nd floor. On 4. Dead receptacles (2) 1st floor North office space northeast corner.

Service Entrance CableGood-InspectedCondition:

Comments :Main Electric Panels have 250 MCM 200 amp service cables, 3 phase


Exterior ImprovementsEast Entrance

Good-InspectedCondition:Comments :2nd floor east side steel balcony/landing with stairs and handrails

Entry:RearGood-InspectedCondition:

Comments :Poured concrete stoop with handrails for 1st floor entry.

ParkingRepair-AdjustmentCondition:

Comments :The asphalt surfaces at the Northeast transformer has dropped allowingwater to flow under the concrete pad.

ParkingFair-OperatedCondition:

Comments :Asphalt parking Parking spaces are marked and also handicap parking spaces. He has volt surfaces has several typical cracks throughout that should besealed.


Retaining WallPoor-Out of ConditionCondition:

Comments :The east side railroad tie retaining wall is deteriorated and falling down.

Sidewalk/StepsSafety ConcernCondition:

Comments :There is a tripping hazard were the south west area sidewalk transitionsinto the asphalt parking surface. This is the handicap ramp area.

Sidewalks/StepsRepair-AdjustmentCondition:

Comments :The sidewalks are poured concrete. 1. Where the sidewalk is up against the foundation, there are large gapsthat need to be cleaned out and this gap needs to be properly sealed up. 2. Several areas of the sidewalk along the west side of the building isneeding repairs. There is visible rebar in a few areas along the curbing.


Fire SafetyFire Extinguishers

Safety ConcernCondition:Comments :All fire extinguishers need to be serviced and charged.


Foundation/BasementFoundation

Good-InspectedCondition:Comments :The foundation is poured concrete. The building is setting on a poured concrete slab.


HVAC SystemAir Conditioning

Fair-OperatedCondition:Comments :Heat Pump: Lennox: Model # LSA090P-1Y, Serial # 5699J05922Age: 18 years old and the average life expectancy is 25 yearsSize: 7.5 ton cooling capacity Heat Pump: Lennox: Model # LSA090P-1Y, Serial # 5697C02648 Age: 20 years old and the average life expectancy is 25 yearsSize: 7.5 ton cooling capacity Heat Pump: Lennox: Model # LSA090P-1Y, Serial # 5699H08010 Age: 18 years old and the average life expectancy is 25 yearsSize: 7.5 ton cooling capacity Heat Pump: Lennox: Model # LSA090P-1Y, Serial # 5699H11178 Age: 18 years old and the average life expectancy is 25 yearsSize: 7.5 ton cooling capacity * The cooling temperature differential range of the 4 Heat Pump's wasfrom 16.8° at 1st floor North mechanical room air handler, 17.6° at 2ndfloor north mechanical room air handler, 18.2° at 1st floor Southmechanical room air handler and 20.1° at 2nd floor south mechanicalroom air handler. Proper cooling temperature differential range should be between 14° and22°.


Air HandlersRepair-AdjustmentCondition:

Comments :4 Interior Air Handlers All are Lennox: Model # CB17-95U-22nd floor north mechanical room, Serial # 5697E075462nd floor South mechanical room, Serial # 5699H018701st floor South mechanical room, Serial # 5699G068081st floor north mechanical room, Serial # 5699H11242 All air handlers have 4 air filters. Washable filters are 1 by 20 by 25 * Recommend pleated air filters. 1. All of the evaporator's are very dirty and need to be properly cleanedand flush out the condensation drain pans. 2. Recommend new air filters. 3. There is air loss at the air handlers that need to be properly taped up. 4. Some the air handler panel screws are missing. 5. It appears that the supply and return air systems need to be cleaned. 6. 2nd floor north side West supply duct is not properly attached to theregister there is also another one at the north center area. ** Only theinner liner of the duct is attached to the register. ** This picture is of one of the dirty evaporators.

Air HandlersSee CommentsCondition:

Comments :Additional picture This is a picture one of the supply ducts that only the inner liner isattached to the register.


InteriorCeiling Covering Material

Poor-Out of ConditionCondition:Comments :The ceiling is suspended acoustical tiles. 1. There are several throughout the building that has water stains.Replace. 2. Several Ceiling tiles missing at the 2nd floor South office area's. 3. 1st floor north side offices at the south wall is a ceiling tile that haswater in mold damage that needs replaced. The picture is of the ceilingtile.

Floors and StairsFair-OperatedCondition:

Comments :Carpeting, tile and vinyl 12 inch squares 1. Carpeting is in poor condition with staining and tears.

Wall Covering MaterialPoor-Out of ConditionCondition:

Comments :Wall covering material is Drywall. 1. 1st floor kitchen has an area cut out and left exposed, 1st floor S.W.office space northwest corner, a few areas along the 1st floor east wallwhich appears to line up with the heat pump refrigerant lines entering thewall.


Interior-DoorsClosets

Fair-OperatedCondition:Comments :Wood smooth surface doors Shelving: Wood 1. Doors rubbing on the door casement at: 2nd floor South office areaand North storage,

Room DoorsFair-OperatedCondition:

Comments :Wood smooth surface doors 1. Missing screws at latch plate between 2nd floor South office space andkitchen.


KitchenCabinets

Poor-Out of ConditionCondition:Comments :Wood cabinets * Mold growth on the cabinet surfaces due to elevated humidity in thebuilding.

CountertopsFair-OperatedCondition:

Comments :Laminate countertops

DishwasherBroken-Not FunctioningCondition:

Comments :Maytag Dishwasher, Old and does not appear that it has been ran forquite a while so more than likely the seals are dried out and will leak

Floor CoveringFair-OperatedCondition:

Comments :Vinyl 12 inch tiles


Garbage DisposalFair-OperatedCondition:

Comments :Emerson Garbage Disposal, worked, but is an older unit

SinksGood-InspectedCondition:

Comments :Double stainless steel sink


MoldMold Growth

Repair-AdjustmentCondition:Comments :1. On the 1st floor South side offices, all the windows have mold growthin the drywall around the windows and also under the wood ledges. Thereare at least 14 windows with this issue. * In the other areas the building the wood ledges are secure so we couldnot verify if there is any mold under these ledges that should be checkedduring mold remediation. A certified mold remediation company needs to remove all the moldaffected drywall and wood ledges and properly clean and disinfect thewall cavities. This would average approximately $250 per window!

Mold GrowthSee CommentsCondition:

Comments :Additional window pictures

Mold GrowthRepair-AdjustmentCondition:

Comments :1. There is mold growth on the walls at the kitchen 1st floor refrigeratorarea. The mold affected drywall will need to be cut out 12 inchesminimum beyond the mold affected areas. 2. Mold on the drywall behind the 1st floor South mechanical room at thesink.

Mold GrowthRepair-AdjustmentCondition:

Comments :There is mold growth on the surfaces of the 1st floor doors at the kitchen,1st floor South bathroom, Southeast office supply closet, These doors can be HEPA vacuumed and washed down with a liquidmold antimicrobial.


Mold GrowthSee CommentsCondition:

Comments :This is a picture of the mold growth in the furnace room at the sink area.


PlumbingBathroom Qty/Notes

Good-InspectedCondition:Comments :Restrooms: 2-Men's + 2-Women's Toilets: 4Urinals: 2Sinks: 6

DefectsRepair-AdjustmentCondition:

Comments :This pipe above the ceiling is located on the 1st floor north side offices atthe south wall were the ceiling tile has water in mold damage. There is been moisture coming out this pipe to cause the water damageto the ceiling tile below. This pipe needs to be traced to see what is for and may just need to becapped off.


Comments :1. Most of the bathroom sink metal drainpipes are corroded and showingevidence of leakage. 2. Couple of the bathroom sink shows evidence of leakage at the draintrap pipe connection at the wall pipe. 3. A couple the bathroom sink shows evidence of leaking where the drainpipe connects to the sink flange. 4. 2nd floor South mechanical room sink is not draining. 5. The 2nd floor South mechanical room electric water heater isunplugged. 6. There are a couple water shut off files missing under the bathroomsinks.



Comments :Most all the bathroom sink faucets are leaking at the valve cartridge iswhich is located under the handle area.

Toilets-LooseRepair-AdjustmentCondition:

Comments :The 2nd floor women's North toilet is loose at the floor flange mounting.Remove the toilet and make sure that the flange is in good condition,check the flange height and make sure that it is a half-inch higher thanthe floor surface, make needed corrections and replace the wax ring.

Vent Stacks-RoofGood-InspectedCondition:

Comments :Yes, ABS Vent Pipes

Ventilation-BathroomsFair-OperatedCondition:

Comments :


Waste PipesGood-InspectedCondition:

Comments :ABS Waste Pipes in the building. * Underground waste pipes are not evaluated from the slab to the utilityconnections.

Water HeatersPoor-Out of ConditionCondition:

Comments :Johnson Water Heater: 40 gallon electric unit Richmond Water Heater: 6 gallon electric unit 1. The Richmond water heater was unplugged. 2. The Johnson water heater has a lot of water damage and rust on theouter housing which appears to be leaking or have been leaking at thebottom element. Recommend that the water heater be replaced.

Water Lines-InteriorGood-InspectedCondition:

Comments :Copper water lines

Water Supply/Shut Off ValveRepair-AdjustmentCondition:

Comments :Water supply piping to the building is Copper. The Main water shut off valve is a ball valve located in the 1st floorfurnace room. 1. There are water line leaks at the Main water shut off valve in the Mainwater shut off valve is also frozen


RoofDefects

Fair-OperatedCondition:Comments :The roof wall perimeter metal caps may need to have additional sealantwithin 3 to 5 years.

DesignGood-InspectedCondition:

Comments :Low slope West to East

FlashingsGood-InspectedCondition:

Comments :Metal flashings

FramingGood-InspectedCondition:

Comments :Steel Truss Joists and Steel Beams


Gutters and DownspoutsRepair-AdjustmentCondition:

Comments :Metal downspouts 1. All downspouts need to be extended out to the drainage area past therailroad ties retaining wall.

Shingles: Type and AgeGood-InspectedCondition:

Comments :Steel Roof Appears to be the same age of the building. No issues found with the roof. General maintenance should be performed every 3 to 5 years.


Structural Exterior SurfacesDefects

Repair-AdjustmentCondition:Comments :Recommend applying proper sealant over the front entry concrete roofwhere the concrete meets the building and also on the north and southsides of the cap.

DefectsFair-OperatedCondition:

Comments :There is a small surface damage on the south side south west cornerarea. Appears to be more cosmetic.


Comments :Basically all of the windows needs to be properly sealed between thewindow frames and the concrete. A majority of the windows do not have any sealant with large gapsbetween the window frames and the concrete. This is a concern for waterintrusion

FlashingsFair-OperatedCondition:

Comments :Metal flashings


Siding TypesGood-InspectedCondition:

Comments :Exterior is Precast Concrete Tilt Walls


WindowsDefects

Repair-AdjustmentCondition:Comments :1. A majority of the windows have gaps at the exterior sealing stripsbetween the glass and the window framing. 2. Recommend caulking the gap between the interior of the windows andthe drywall.

Thermal Pane Integrity-FailurePoor-Out of ConditionCondition:

Comments :Thermal pane integrity shows evidence of failure and fogging at: Westside 1st window north of the entrance area.

Type and DesignGood-InspectedCondition:

Comments :Commercial Grade Metal Storefront Windows, Picture Window Design



KSOlathe 66062913-764-7250


Beyond the Scope

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The inspection does not include air or water quality or the presence or absence of asbestos materials orthetype of insulation. Determining the presence or absence of safety glass, lead paint, mold, orany toxic or hazardous materials or substances, environmental hazards including but not limited to radon gas,carbon monoxide, rodents, insects or pests is beyond the scope and purpose of this visualinspection. These services can be added for additional fees. Detached buildings are not inspected unlessspecifically included at a possible additional fee. The inspection and report shall not includewood destroying organisms unless the wood destroying organism inspection has been requested and a reportthereon submitted in which case the wood destroying organism inspection and report aresubject to the terms hereof.Estimates are not included in the inspection report. Actual repair costs should bedetermined by the Client's during the inspection period and prior to closing. Do not consider the list of repairs a complete list of all the defects with the property. The list is limited to those items that theInspector noted at the time of the inspection and other defects may exists or may be uncovered during repairs. It is strongly advised for the Client's to perform a diligent walk through inspection or have RCCertified Inspections, LLC perform a re-inspection of the repaired items prior to closing. Standard Arbitration Clause: Any dispute, controversy, interpretation or claim including claims for, but notlimited to breach of contract, any forms of negligence, fraud or misrepresentation arising out of, from or related to this agreement/contract or arising out of, from or related to the inspection or inspectionreport shall be submitted to “final & binding” arbitration under the “Rules and Procedures of the Expedited Arbitration of Home Inspection Disputes of Construction Arbitration Services, Inc.” The decision ofthe Arbitrator appointed there under shall be final and binding and judgment on the award may be entered in any court of competent jurisdiction. The Client agrees to notify RC Certified Inspections, LL. Bytelephone and in writing of any item in question and allow the inspector access to the property to evaluate these items before any corrective action is taken. The Client agrees and understands thatany repairs or corrective action taken without consultation with RC Certified Inspections, LLC., relieves the RC Certified Inspections, LLC and the inspector of any and all liability. The Client authorizesRC Certified Inspections, LLC. To distribute copies of the report and/or discuss the contents with the real estate agents, attorneys or lenders involved in this transaction.Notwithstanding the foregoing, thisreport is intended for the use of the above Client and no other person or entity may rely on this report for any reason. Client agrees to hold harmless and indemnify RC Certified Inspections, LLC. Forlosses, fees and costs incurred as a result of any 3rd party action which may include RC Certified Inspections, LLC, relative to the report. Furthermore, any 3rd party reviewing this report for any reason shallbe bound by the terms and conditions of the Inspection Agreement which is an integral part of this report. Client understands and agrees that if they are not present at the time of the inspection and therefore do notsign the Agreement and/or a representative/agent signs the agreement on their behalf that this agreement will form a part of the inspection report and acceptance of the inspection report by the Client shalland payment therefore will constitute acceptance of the terms and conditions of this agreement. The customer requests the basic visual inspection of readily accessible areas of the structure.The inspection is limited to primarily visual observations existing at the time of the inspection. The customer agrees and understands that the maximum liability incurred by RC Certified Inspections, LLCand the inspector for errors and omissions in the inspection shall be limited to the greater of the amount of the fee paid for the inspection. If this is a joint purchase, signee represents actual authority for bothparties. In the event any provisions in this inspection agreement is determined to be invalid or unenforceable, the other provisions shall remain valid and enforceable and in full force effect.


KSOlathe 66062913-764-7250


IMPORTANT NOTE: This page reflects a brief summary of the significant deficiencies or critical concerns which are important tohighlight as they relate to function or safety. The complete list of issues, concerns, deficiencies and important details pertaining to thisproperty isfound throughout the body of the inspection report. Your entire report must be carefully read to fully assess all of the findingsand benefit from the recommendations, maintenance advice, tips and other important information.

Report Summary7/12/2017

Doors-ExteriorFront Reception

Broken-Not FunctioningCondition :CommentsCommercial Double Metal Doors with Glass 1. These doors are caulked and sealed shut.

Drainage-Soil SlopeAt Foundation

Poor-Out of ConditionCondition :CommentsThe soil slope and drainage within 5 feet of the foundation is POOR. There is not any drainage system installed between the building and the sidewalks. There is a large void around the water meter between the south side of the building industry. The soil should be sloped and compacted at a 5° slope minimum outward from the foundation. This is a 1 inch drop perfoot out to 5 feet minimum which is equal to a 5 inch drop at 5 feet out from the foundation. Keep the soil and groundcovering at least 6 inches below any siding or trim or window openings. *** Shrubs and other vegetation around the building are overgrown and need to be cut back away from the building.

ElectricalCover Plates

Safety ConcernCondition :CommentsMissing and/or damaged receptacle and switch cover plates at:. Throughout in the offices, kitchen, furnace room,

Emergency LightingRepair-AdjustmentCondition :

Comments1. Safety emergency lighting not working at: Most are not working and all need to be serviced. 2. All emergency EXIT lighted signs need to be serviced and all exterior doors must have these lighted EXIT signs.

Neutral Wires/NeutralBar Safety ConcernCondition :CommentsWhite neutral wires on the main panel neutral bars must be on their own connections. They cannot be tapped togetherwith other neutral wires or ground wires. Refer to NEC #408.21 or #408.41 and also refer to #110.3 (B). Main electric panel #1 (2nd floor North furnace room),

Reversed PolarityReceptacles Safety ConcernCondition :Comments2nd floor Server room south and west walls,

Safety DefectsSafety ConcernCondition :

CommentsThe electrical subpanels appear to have power from the main electric panels with a THW 6 Aluminum cable's which are60 amps maximum. The disconnects inside the electric panels are 100 amps connected to the 60 amp cables. Have a licensed electrician verify the wiring. There are some instances where a smaller cable can be used depending onthe distance between the main panel on the subpanel.

Safety DefectsRepair-AdjustmentCondition :

CommentsThere are loose receptacles at the electrical boxes throughout the building that need to be tightened up. Loose receptaclescan be damaged when plugging and unplugging cords.


CommentsThere are light fixtures that have improper wiring connections at: 2nd floor South office space at least 2, 1st floorSoutheast office space,


CommentsNote: subpanel 2 located in the 1st floor North mechanical room has a 240 volt single phase breaker being used for a 120volt circuit.


CommentsMulti-tapped Breakers (more than one circuit connected to the breaker), there are only a few types of breakers that willaccept 2 circuits and the following breakers do not: Main panel #2 located in the 2nd floor South furnace room has 2multi-tapped Breakers Main panel #3 located in the 1st floor furnace room has one multi-tapped breaker,


CommentsMissing electrical knockout plugs at: Subpanel 1 in the 2nd floor North furnace room, main electric panel located in the 2ndfloor North furnace room, Subpanel 2 in the 1st floor North mechanical room, Southeast reception area east wall has areceptacle box that is missing in knockout plug,


CommentsThis picture is on the 1st floor south west area south wall showing improper wiring at the junction box and splicedconnections to an exterior wall cable.


CommentsGFCI protected receptacles needed at receptacles within 6 feet of the sinks at: 2nd floor kitchen, 1st floor kitchen andbathrooms


Comments2nd floor south office area at the Southeast room has a receptacle walked by dividing wall and it also does not have acover plate installed.


CommentsAbove the suspended ceiling tiles there are numerous junction boxes with covers missing, knockout plugs missing and thewires hanging down have boxes. 2nd floor area: There are approximately 42 of these electrical junction boxes. 1st floor area: there are approximately 42 of these electrical junction boxes as well.


CommentsThere are a few areas above the ceiling suspended tiles were conduit is hanging down with exposed wiring just above theceiling panels.


Comments1. The south side front yard floodlights electric cable housings are deteriorated and there are damaged junction boxcovers.


CommentsWhite electrical conduit on the exterior south side which appears to be for the lawn sprinkler system is disconnected.


Comments1. There are several areas in the offices were electric cables like these are exposed and have power to them! 2. There are also several wall boxes that have Live Wires! 3. Exposed wiring over the doorway from the large North office space to the East room on the 2nd floor. On 4. Dead receptacles (2) 1st floor North office space northeast corner.

Exterior ImprovementsParking

Repair-AdjustmentCondition :CommentsThe asphalt surfaces at the Northeast transformer has dropped allowing water to flow under the concrete pad.

Retaining WallPoor-Out of ConditionCondition :

CommentsThe east side railroad tie retaining wall is deteriorated and falling down.

Sidewalk/StepsSafety ConcernCondition :

CommentsThere is a tripping hazard were the south west area sidewalk transitions into the asphalt parking surface. This is thehandicap ramp area.

Sidewalks/StepsRepair-AdjustmentCondition :

CommentsThe sidewalks are poured concrete. 1. Where the sidewalk is up against the foundation, there are large gaps that need to be cleaned out and this gap needs tobe properly sealed up. 2. Several areas of the sidewalk along the west side of the building is needing repairs. There is visible rebar in a few areasalong the curbing.

Fire SafetyFire Extinguishers

Safety ConcernCondition :CommentsAll fire extinguishers need to be serviced and charged.

HVAC SystemAir Handlers

Repair-AdjustmentCondition :Comments4 Interior Air Handlers All are Lennox: Model # CB17-95U-22nd floor north mechanical room, Serial # 5697E075462nd floor South mechanical room, Serial # 5699H018701st floor South mechanical room, Serial # 5699G068081st floor north mechanical room, Serial # 5699H11242 All air handlers have 4 air filters. Washable filters are 1 by 20 by 25 * Recommend pleated air filters. 1. All of the evaporator's are very dirty and need to be properly cleaned and flush out the condensation drain pans. 2. Recommend new air filters. 3. There is air loss at the air handlers that need to be properly taped up. 4. Some the air handler panel screws are missing. 5. It appears that the supply and return air systems need to be cleaned. 6. 2nd floor north side West supply duct is not properly attached to the register there is also another one at the northcenter area. ** Only the inner liner of the duct is attached to the register. ** This picture is of one of the dirty evaporators.

InteriorCeiling CoveringMaterial Poor-Out of ConditionCondition :CommentsThe ceiling is suspended acoustical tiles. 1. There are several throughout the building that has water stains. Replace. 2. Several Ceiling tiles missing at the 2nd floor South office area's. 3. 1st floor north side offices at the south wall is a ceiling tile that has water in mold damage that needs replaced. Thepicture is of the ceiling tile.

Wall CoveringMaterial Poor-Out of ConditionCondition :CommentsWall covering material is Drywall. 1. 1st floor kitchen has an area cut out and left exposed, 1st floor S.W. office space northwest corner, a few areas alongthe 1st floor east wall which appears to line up with the heat pump refrigerant lines entering the wall.

KitchenCabinets

Poor-Out of ConditionCondition :CommentsWood cabinets * Mold growth on the cabinet surfaces due to elevated humidity in the building.

DishwasherBroken-Not FunctioningCondition :

CommentsMaytag Dishwasher, Old and does not appear that it has been ran for quite a while so more than likely the seals are driedout and will leak

MoldMold Growth

Repair-AdjustmentCondition :Comments1. On the 1st floor South side offices, all the windows have mold growth in the drywall around the windows and also underthe wood ledges. There are at least 14 windows with this issue. * In the other areas the building the wood ledges are secure so we could not verify if there is any mold under these ledgesthat should be checked during mold remediation. A certified mold remediation company needs to remove all the mold affected drywall and wood ledges and properly cleanand disinfect the wall cavities. This would average approximately $250 per window!

Mold GrowthRepair-AdjustmentCondition :

Comments1. There is mold growth on the walls at the kitchen 1st floor refrigerator area. The mold affected drywall will need to be cutout 12 inches minimum beyond the mold affected areas. 2. Mold on the drywall behind the 1st floor South mechanical room at the sink.

Mold GrowthRepair-AdjustmentCondition :

CommentsThere is mold growth on the surfaces of the 1st floor doors at the kitchen, 1st floor South bathroom, Southeast officesupply closet, These doors can be HEPA vacuumed and washed down with a liquid mold antimicrobial.

PlumbingDefects

Repair-AdjustmentCondition :CommentsThis pipe above the ceiling is located on the 1st floor north side offices at the south wall were the ceiling tile has water inmold damage. There is been moisture coming out this pipe to cause the water damage to the ceiling tile below. This pipe needs to be traced to see what is for and may just need to be capped off.

DefectsRepair-AdjustmentCondition :

Comments1. Most of the bathroom sink metal drainpipes are corroded and showing evidence of leakage. 2. Couple of the bathroom sink shows evidence of leakage at the drain trap pipe connection at the wall pipe. 3. A couple the bathroom sink shows evidence of leaking where the drain pipe connects to the sink flange. 4. 2nd floor South mechanical room sink is not draining. 5. The 2nd floor South mechanical room electric water heater is unplugged. 6. There are a couple water shut off files missing under the bathroom sinks.


CommentsMost all the bathroom sink faucets are leaking at the valve cartridge is which is located under the handle area.

Toilets-LooseRepair-AdjustmentCondition :

CommentsThe 2nd floor women's North toilet is loose at the floor flange mounting. Remove the toilet and make sure that the flange isin good condition, check the flange height and make sure that it is a half-inch higher than the floor surface, make neededcorrections and replace the wax ring.

Water HeatersPoor-Out of ConditionCondition :

CommentsJohnson Water Heater: 40 gallon electric unit Richmond Water Heater: 6 gallon electric unit 1. The Richmond water heater was unplugged. 2. The Johnson water heater has a lot of water damage and rust on the outer housing which appears to be leaking or havebeen leaking at the bottom element. Recommend that the water heater be replaced.

Water Supply/ShutOff Valve Repair-AdjustmentCondition :CommentsWater supply piping to the building is Copper. The Main water shut off valve is a ball valve located in the 1st floor furnace room. 1. There are water line leaks at the Main water shut off valve in the Main water shut off valve is also frozen

RoofGutters andDownspouts Repair-AdjustmentCondition :CommentsMetal downspouts 1. All downspouts need to be extended out to the drainage area past the railroad ties retaining wall.

Structural Exterior SurfacesDefects

Repair-AdjustmentCondition :CommentsRecommend applying proper sealant over the front entry concrete roof where the concrete meets the building and also onthe north and south sides of the cap.


CommentsBasically all of the windows needs to be properly sealed between the window frames and the concrete. A majority of the windows do not have any sealant with large gaps between the window frames and the concrete. This is aconcern for water intrusion

WindowsDefects

Repair-AdjustmentCondition :Comments1. A majority of the windows have gaps at the exterior sealing strips between the glass and the window framing. 2. Recommend caulking the gap between the interior of the windows and the drywall.

Thermal PaneIntegrity-Failure Poor-Out of ConditionCondition :CommentsThermal pane integrity shows evidence of failure and fogging at: West side 1st window north of the entrance area.

Inspection PDF report · 2020. 1. 3. · The Inspections are done in accordance with these...

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Transcript of Inspection PDF report · 2020. 1. 3. · The Inspections are done in accordance with these...