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Westinspect

Website: http://www.westinspect.us
Email: james@westinspect.us
Phone: (719) 568-5854
FAX: (866) 695-8296
Inspector: James Eubank
InterNACHI 04101795
ASTM 1116424

 

Property Condition Report
Client(s): Sample PCA
Property address: Colorado
Inspection date: 2010
This report published on Monday, May 17, 2010 3:11:22 PM MDT

Prepared for:
(client name deleted for privacy)

Subject Property:
(address deleted)

Submitted (date deleted)
by Field Observer and PCR Reviewer:
(signature deleted for privacy)

 
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.

Click here for a glossary of building construction terms.

  Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
Executive Summary
Purpose and Scope
General information
Site
Structural Frame and Building Envelope
Roof
Electric service
Water heater
Heating and cooling
Plumbing
Warehouse area
Additional Considerations
Document Review and Interviews
Qualifications
Limiting Conditions
Accessibility
Exhibits
Definitions
 
Executive Summary Return to table of contents
Privacy: For purposes of this Sample Property Condition Report, information that might identify the client (user) or the property location has been deleted.
1)   This Property Condition Report describes the condition of the subject property located at (deleted). This light industrial building has been used for manufacturing processes since its construction in 1986-1987. 47835 square feet are contained within the warehouse structure's main floor, with an additional upstairs and attached office bringing the listed total to 55320 square feet. This steel frame structure is situated in the Industrial Park on the east side of (deleted), with current occupancy by (deleted), a light manufacturing facility.

The Property Condition Report was prepared by James Eubank of Westinspect Eubank Inspections. The designated user, (deleted), is a prospective buyer of the property. The purpose of this PCR is to provide additional due diligence information to the prospective buyer by describing the current condition of the property. The site was visited by this consultant on (deleted).
2)   The subject property was in overall good structural condition at the time of this assessment. Roof, foundation, and steel structural support system were sound and stable. Electrical system was in good operating condition with no hazards noted. Plumbing system was in average operating condition, with leaks noted in some areas. HVAC system was incomplete, with four units operational out of a total of seven units. Preventive maintenance appeared to be average, based on some areas of exterior erosion, minor water damage, and apparent chemical spills. Deferred maintenance was noted in the various plumbing leaks and in the open ductwork at the north end of the warehouse.
3)   The following material physical deficiencies were found at the subject property:
4)   Review of the Phase I Environmental Site Assessment indicated four recommended actions for this property:
See Additional Considerations section below for more information on these recommendations.
5)   Opinions of probable costs are based on material physical defects only. Routine or normal preventative maintenance is not included. Actual costs may vary depending on type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment selected, field conditions, quality of contractor, market conditions, and whether competitive pricing is solicited.
6)   Recommendations are found throughout this Property Condition Report. A brief listing of Recommendations:

  1. Replacement of sump pump and repair of storm drainage system on north side
  2. Completion of HVAC system
  3. Four recommendations for current owner, from Phase I Environmental Site Assessment
  4. Removal of all proprietary and personal items by current owner and tenant before closing date
  5. Minor recommendations in the following sections of the report:

    • Site, 4 minor recommendations
    • Structural Frame and Building Envelope, 5 minor recommendations
    • Roof, 2 minor recommendations
    • Electrical, 2 minor recommendations
    • Water heater, 2 minor recommendations
    • Warehouse area, 3 minor recommendations

  6. Repair of random minor leaks in plumbing system, or removal of plumbing in areas not needed, with monitoring of two specific areas
  7. New Certificate of Occupancy
  8. Fire safety inspection after possession of building
  9. Written Property Maintenance Plan
7)   Deviations from ASTM Standard E2018-08 were taken due to environmental or "green" considerations. The Property Condition Report is published online, in order to save paper and to make distribution easier. When viewing the Property Condition Report online, an option is available to view the report as a PDF (Portable Document Format) file. This option is located at the top right of the first page. This is the best way to save a copy of the report to your desktop. A printed copy is also available on request.

Exhibits for the Property Condition Report are made available through either established governmental websites, or through posting at this consultant's website. This format again saves paper and makes distribution easier, as well as resulting in a more condensed overall Report.

Photos have been resized for faster loading online. Original photos are available through the link in the Exhibits section below.

The online code (Report Number) for Report retrieval is only available to the Client, and those with whom the Client shares the code.
 
Purpose and Scope Return to table of contents
8)   The purpose of the Property Condition Assessment is to determine the current condition of the improvements located on a parcel of commercial real estate, by performing a walk-through survey and conducting research. The goal is to identify and communicate physical deficiencies to the user.

The term physical deficiencies means the presence of conspicuous defects or material deferred maintenance of a subject property's material systems, components, or equipment as observed during the field observer's walk-through survey.
9)   The scope of service for this Property Condition Assessment includes the following:
10)   The Property Condition Assessment was conducted according to ASTM Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process, designated ASTM E2018-08. The assessment, the Property Condition Report, and its uses are strictly limited to the scope as described herein.
 
General information Return to table of contents
Report number: (deleted)
Type of building: Commercial/Light Industrial
Property owner's name: (deleted)
Present during inspection: (deleted)
Occupied: Yes
Weather conditions: Partly cloudy
Temperature: Cool
Ground condition: Damp
Front of structure faces: West
Foundation type: Slab on grade
The following items are excluded from this inspection: All equipment, furnishings, and supplies belonging to current tenant
11)   Many wall and floor surfaces were obscured by large amounts of equipment and stored items. Many areas could not be fully evaluated.
12)   The current tenant of the building provided construction blueprints that contained valuable information. Recommend retaining these blueprints at the building site for future use as needed.
13)   The subject property is approximately 4.47 acres of land located in (deleted). Legally, the property is described as (deleted).

The building is a light industrial facility with a large warehouse/manufacturing area, an attached front office space, and various smaller storage and workroom areas. The exterior of the building is a steel frame construction with fluted concrete block and corrugated metal walls. The interior of the warehouse area includes cement floor, masonry block, metal, and drywall walls, and corrugated metal ceilings. The interiors of the office area and smaller storage and workroom areas include carpet and tile flooring, drywall and ceramic tile wall trim, and drop-ceiling panels.
 
Site Return to table of contents
Topography: Average elevation 4627 feet above sea level, relatively flat, with significant elevation drop from the neighboring property to the north. 1 1/4 mile north of the Arkansas River, well-drained surface soils with low water capacity
14)   Four storm drainage concerns were noted at the north end of the building. The north dock area contained mud and debris. The sump pit at the base of this dock area contained standing water. The sump pump that was described in original drawings was either broken or not present. Recommend cleaning out this low area and installing a working commercial exterior sump pump.

When working, the sump pump will drain to an area just north of the dock. The drainage pattern then flows west along the north side of the building. The adjacent property, to the north of this property, also drains into this same area. It will be important to keep this north side of the building free of debris so that the flow of water is not obstructed.

An unusually low spot was found at the northwest corner of the building. This spot will tend to collect storm water to a depth of 2 to 4 inches, before the water flows into a paved storm drainage channel that continues west. Recommend filling this low spot to avoid having storm water collect in this area.

As the paved channel reaches the northwest corner of the property, it comes to a storm drain that is clogged. This will prevent water from flowing into the underground drain system. Recommend keeping this storm drain cleaned out at all times.

The separate storm drain at the southeast corner of the property had no apparent concerns at the time of this assessment. See photo 7    See photo 8    See photo 9    See photo 43    See photo 44    See photo 45    See photo 46    See photo 47    
15)   The perimeter grading sloped towards the structure on the west side of the office addition. This can result in water accumulating around the structure's foundation. Wet soil may cause the foundation to settle and possibly fail over time. Recommend adding more gravel fill to create a slope down and away from the structure. See photo 11    
16)   Soil was in contact with the fluted concrete block wall near the electric meter on the east side. This can allow moisture to seep into the fluted block, eventually causing deterioration. Soil should be graded and/or removed as necessary so there are at least six inches of space between the fluted block and the soil below. See photo 38    
17)   Landscaping was minimal, with shrubbery and trees near the west office addition. However, a wide swath of green grass was located along the edge of (deleted). This green area extended along all the properties on both sides of the parkway, and in the middle of the parkway. The green space was being mowed at the time of the site visit on (deleted). It appeared that this green space was maintained by a separate entity other than the current tenant. It may be that (deleted) maintains this parkway area as a "common" area.

A pool of standing water was noted on the west edge of the property, by the road. This area appeared to be frequently irrigated, due to the presence of green grass. Recommend monitoring to make sure water does not stand for extended periods of time. See photo 71    
18)   Access and egress are provided by paved roadways on the west, south, and east sides of the property. Access into the paved parking area is from the roadway on the south. Access to the truck loading docks is from the roadway on the east. No direct vehicular access is provided from the roadway on the west (deleted).

Access and egress for the building are provided through doorways on the west, south, and east sides of the building. The main pedestrian entrance is found on the west side at the office addition. No access or egress is found on the north side of the building.
19)   Asphalt parking area on the west side was in good condition, appearing to have been recently resurfaced. The lot contained 82 marked spaces. Two of these spaces were marked with the International Symbol of Accessibility. For this size of lot, the standard number of ADA-designated spaces would be four, with one of those spaces required to be van-accessible (96 inches wide plus 60-inch aisle). Recommend designating two more ADA marked spaces, with one of those spaces being van-accessible.
 
Structural Frame and Building Envelope Return to table of contents
Foundation material: Poured in place concrete footers, with 8"+ concrete floor slab in warehouse, and 5" concrete floor slab in mezzanine and office addition
Wall structure: Steel frame, with fluted concrete block and corrugated metal walls
Driveway material: Asphalt
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel, Glass panel
20)   One or more minor vertical cracks (1/8 inch or less) were found in the exterior of the foundation. These did not appear to be a material structural deficiency, 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.
    • 21)   Three downspouts were missing or detached on the east side. This can result in water accumulating around the structure's foundation, which has created areas of erosion on the east side. Minor damage to the fluted block wall was also noted. Repairs should be made as necessary so downspouts are securely anchored and functional. See photo 39    See photo 40    See photo 41    
    22)   Minor cracks were found between one or more sections of fluted concrete block. Recommend evaluation and repair by a qualified masonry contractor.
    23)   Extension cords were being used as permanent wiring on the east side, under the center door and to the small camper located within the fenced area. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.
    24)   The dock seals/dock bumpers at the two southeast docks were deteriorated. These devices act to protect both the walls and the trucks using the docks from excess friction and impact. Recommend replacing all deteriorated dock seals/dock bumpers. See photo 36    
    25)   Two apparent sewer cleanouts were located on the west side of the property, near the exit door between the two shop restrooms.
     
    Roof Return to table of contents
    Roof inspection method: Traversed
    Roof covering: Metal, corrugated
    Roof ventilation: Adequate
    26)   Debris had accumulated in one or more gutters. This can cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future. See photo 15    
    27)   Trees were overhanging roof and were within 10 feet of roof vertically. Accumulated leaf debris may cause water to pond on the roof surface and leak into interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof. See photo 18    
    28)   Roofing was constructed of two slightly different styles of corrugated metal. Repairs had been made at the seam where the two roofs meet. Repairs were appropriate and no leaks were noted at the time of this assessment. See photo 12    See photo 13    See photo 17    See photo 19    See photo 20    See photo 21    See photo 22    See photo 23    See photo 24    
     
    Electric service Return to table of contents
    Primary service type: Underground
    Service amperage (amps): 3000
    Service voltage (volts): 480
    Location of main disconnect: Turn large handle on main panel three times to actuate, or push red OFF button
    Provider: (deleted)
    29)   Electrical system was inspected on (deleted) by (deleted).

    The electrical system is a 480-volt, 3000-amp switch gear with a 3000-amp shut trip handle. The switch gear has the following disconnect installed: 1- 1200-amp, 1- 800-amp, 4- 400-amp, 1- 600-amp, and 1- 200-amp that feed a built-in 480-volt 42-circuit panel. The 800-amp disconnect feeds a 42-circuit 480 3-phase panel that is used to feed the AC units and heater. One of the 400 disconnects is being used to feed a 300 K VA transformer that is feeding a 800-amp 120/208 breaker that also feeds into a 42-circuit panel.

    No significant concerns were noted with the electrical system at the time of this assessment. Two minor concerns were noted:     See photo 27    See photo 28    See photo 29    See photo 30    See photo 31    See photo 32    See photo 33    See photo 37    
     
    Water heater Return to table of contents
    Estimated age: 6 years (2003)
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 100 gallons
    Manufacturer: State
    Model: Sandblaster
    30)   The hot water temperature was warm, but not hot, in the office restrooms. Some cleaning and sanitizing situations will require hotter water. Recommend turning the temperature up slightly on the water heater. However, do not set the temperature greater than 120 degrees Fahrenheit. This can be a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit http://www.tap-water-burn.com/ See photo 57    
    31)   Recommend installation of a carbon monoxide alarm in the small utility room that contains the water heater and the two furnace units.
     
    Heating and cooling Return to table of contents
    Primary heating system energy source: Natural gas
    Primary heat system type: Forced air, four units operational out of seven units total.
    Primary Air conditioning type: Split system, for office addition and mezzanine areas only. None for warehouse.
    Distribution system: Sheet metal ducts
    32)   All HVAC units were evaluated on (deleted) by (deleted).

    Two 3.5-ton Tappan units provide both heating and cooling to the "mezzanine" area. This is the upstairs laboratory and the small shop areas below the lab. These units were working properly at the time of this assessment.

    A heating and cooling unit was located on the roof of the office addition. This unit had no manufacturer's label or serial number. It appeared to be an original installation, so that the age is approximately 21 years, near the end of its expected lifespan. The cooling coils on this unit were approximately 30% obstructed by hail damage. However, the coils were still within functioning range. The coils for this unit are probably no longer available. Recommend continuing to use this unit until it stops working, then replacing as needed.

    Four Sterling HVAC units were located on the exterior of the warehouse area. These were model SDFW-220-HRS-1-WCD-210, all dated 2004. Although these units were equipped with evaporative cooling components, none of the cooling components were functional, since water was not supplied to any of the units.

    The unit at the southwest corner was the only functioning unit, providing some heat to the warehouse area. Its thermostat was located on the west interior wall of the warehouse area and was working correctly at the time of this assessment.

    The units at the southeast corner and northeast corner did not have return air ductwork connected to the building, and were not operational. The unit at the northwest corner had neither return air nor supply air connected. The ductwork for this northwest unit was open both at the north exterior and interior. This will allow large amounts of cold air to enter the building in the winter. Recommend sealing off this ductwork in order to heat the warehouse area.

    A large amount of ductwork was stacked near the center of the warehouse, and this may have been intended for completing the HVAC project. Tenant was uncertain about the status of the HVAC system. Client may consider including this ductwork in the offer for the building, if completion of the HVAC project is desired. Possible contractors for completing the HVAC project include (deleted).     See photo 14    See photo 50    See photo 62    See photo 61    See photo 35    See photo 34    See photo 26    See photo 25    See photo 16    See photo 58    
     
    Plumbing Return to table of contents
    Location of main water shut-off valve: At water meter
    Location of main water meter: South of HVAC unit at southwest corner of building
    Location of main fuel shut-off: Gas meter at southwest corner of building
    Water service: (deleted)
    Gas service: (deleted)
    33)   Dry water stains were found in several ceiling areas. Recommend replacing all stained ceiling tiles. Each stained area corresponded to a plumbing or ductwork concern:

    Stains in the southwest part of the open office, and in the north part of the upstairs lab, were located below HVAC ductwork. Ductwork can drip due to condensation during humid conditions. Recommend resealing ductwork to eliminate drip points.

    Stains above the wash fountain on the women's side (shop area) were located directly below the plumbing supply line for the 40-gallon storage in the lab above. Other stains in the women's restroom (shop area) were also located below upstairs lab plumbing. If this area will no longer be used as a laboratory, then recommend removing all plumbing to this upstairs part of the building.     See photo 52    See photo 53    See photo 54    See photo 55    See photo 59    
    34)   Efflorescence (mineral deposits) were found on the lower portion of the west wall in the women's shop area restroom. Efflorescence was found on both interior and exterior surfaces. This indicates a possible leak or drip within this wall. Recommend thoroughly cleaning both sides of this wall, then closely monitoring both sides for further dampness or white mineral deposits. If the condition persists, then plumbing repair is recommended. See photo 56    See photo 72    See photo 1    
    35)   Trim and floor tiles were deteriorated in the northwest corner of the men's restroom (office addition) and in the corresponding southwest corner of the women's restroom. Recommend monitoring for a persistent leak in this area, prior to repairing tiles. See photo 48    See photo 49    
     
    Warehouse area Return to table of contents
    36)   Warehouse area contained 17 vertical steel I-beams, such as would be used to support machinery. These I-beams were not part of the structural system of the building. Their installation included 40"x40" cuts into the slab floor, with support bolts in poured concrete.

    (deleted) stated that the footers for these I-beams were 4 feet deep, and that the concrete pour included 2 - 3/4" rebar cages in each hole, providing adequate support for the I-beams as well as structural integrity for the slab.     See photo 64    
    37)   A small floor drain system was located in the east half of the warehouse area. Most of the system was obscured by machinery at the time of this assessment. See photo 65    
    38)   No cracks were noted in the 8" concrete slab in the warehouse area. However, most of the slab was obscured by machinery and stored items.

    Minor cracks (less than 1/8") were noted in the 5" slab under the "mezzanine" area. This includes the shop restrooms and small enclosed workshop areas. These did not 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.
    • 39)   One or more small holes were found in the north wall of the warehouse. These holes can allow pests to enter the warehouse, as well as cold air during the winter. Recommend repairing these holes. See photo 70    
    40)   Minor wall damage was found near the southeast dock door. Recommend standard block wall repair. Many interior wall areas were obscured by machinery or stored items. Other similar areas of damage may be noted when the warehouse is emptied.
     
    Additional Considerations Return to table of contents
    41)   Phase I Environmental Site Assessment was submitted by (deleted) on (deleted). The Executive Summary of that assessment described three Recognized Environmental Conditions (RECs) and one De minimis condition. Details can be found on pages 6-7 of the Phase I ESA. In summary:

    1. A number of unlabeled 5-gallon to 55-gallon containers need to be properly labelled. When these containers are removed from the building, only waste disposal companies with the proper CDOT licensing for the transport of hazardous waste can legally do so. See an example photo of containers from the Phase I ESA.

    2. The subject property is listed as a Colorado Voluntary Cleanup (VCP) facility, based on prior petroleum contamination of the soil. Appropriate documentation for closing this case file has been sent to CDPHE. However, a "No Action Determination" has not yet been issued by the Colorado Department of Public Health and Environment (CDPHE). The Phase I ESA recommended that the owner (seller) obtain the report file from CDPHE.

    3. Industrial chemicals may have been discharged into the mixing room sinks in the past, apparently while the building was occupied by Kurt Manufacturing. The Phase I ESA recommended that the owner (seller) obtain documentation of proper permitting for this discharge. See an example photo of the mixing room sink from the Phase I ESA.

    4. Two unused furnaces, east of the building, contained fireproofing material. These are considered De minimus conditions, not a current health threat. The Phase I ESA recommended testing for possible asbestos prior to disposal of the furnaces. See an example photo of a furnace with fireproofing from the Phase I ESA.

    In addition, five surrounding properties were described, that contained past leaking underground storage tanks. Three of those facilities have been issued proper closure statements, and the other two are not likely to pose an immediate environmental risk to this property. See pages 7-9 of the Phase I ESA for details.

    A copy of the complete Phase I Environmental Site Assessment for this property was provided by the current owner. The Phase I ESA is considered a separate source document, not an integral part of this Property Condition Report. No business relationship exists between Westinspect Eubank Inspections and (deleted). Please refer to the complete Phase I ESA for specific descriptions and recommendations made by (deleted). As a courtesy to the client, the documents are temporarily stored online in the following files, many of which are fairly large:

    (deleted)
    42)   The recommendations in the Phase I ESA are normally intended to satisfy CERCLA liability (also known as Landowner Liability Protections / LLPs) for the user of the Phase I ESA. The stated user of this Phase I ESA is (deleted). The seller offered a copy to (deleted), and the seller forwarded a copy of the Phase I ESA to this consultant for limited evaluation. On page 34 of the Phase I ESA, the provider (deleted) states that "The subject property owner operator and/or the buyer of the property will use their discretion in carrying out the above recommendations. . . The current buyer or interest(s) in the above referenced subject property are responsible to carry out all steps necessary to ensure due diligence."

    Standard 1527-05 states that the Phase I ESA is valid for up to, but not including, 180 days, and that within this period, with certain responsibilities, the Phase I ESA might be used by a different user than the user for whom the assessment was originally prepared.

    These comments reflect the consultant's understanding of the use for the Phase I ESA, and are not intended as legal advice.
    43)   The recommendations in the Phase I Environmental Site Assessment are still appropriate at the time of this Property Condition Assessment. For clarification only, this consultant emphasizes the following recommendations:
    44)   A complete fire safety inspection is beyond the scope of the Property Condition Assessment. Upon the buyer's possession of the building, recommend contacting(deleted) and requesting an on-site fire safety inspection. The fire safety inspector will make specific recommendations based on the building's intended use. Note that (deleted) is located within (deleted), less than 1/2 mile from the subject property.
    45)   Although the subject property was in overall good structural condition, some systems showed a lack of recent maintenance. Ongoing preventative maintenance is a key to maintaining the property's value and its usefulness for the client. Recommend establishing a written Property Maintenance Plan. This plan should include all major systems of the building, such a roof, foundation, electrical, plumbing, HVAC. All public areas of the building, including offices and restrooms, should be included in the plan. Fire safety and other possible safety hazards need to be addressed. It is important to include exterior areas in the Property Maintenance Plan, so that issues of erosion, storm drainage, gutters, parking, and access/egress are addressed consistently. Depending on the client's requirements, property maintenance may be performed by company employees, or may be contracted to a professional maintenance service company.
     
    Document Review and Interviews Return to table of contents
    46)   The following documents were reviewed in order to augment the walk-through survey and to assist the consultant's understanding of the subject property.
    The consultant is not required to independently verify the information provided and may rely on information provided to the extent that the information appears reasonable to the consultant. The first six items on this list were provided by (deleted), and no concerns or physical deficiencies were noted in these items.

    The complete construction blueprints were provided by the current tenant on-site. These blueprints provided important structural information which was verified during two conversations with (deleted). Recommend buyer retaining these construction blueprints when and if the property is purchased.

    Comments and recommendations from the Phase I Environmental Site Assessment are found in the Additional Considerations section above.

    (deleted) provided a printout of all of their inspections:Review of the (deleted) printout indicates that all inspections were passed or finalized. There is no indication of any outstanding permits. In the event of any future plumbing, electrical, mechanical or building construction, new permit(s) will be required. A new Certificate of Occupancy will be required for the new occupant of the property.
    47)   The following persons were interviewed to augment the walk-through survey and to assist the consultant's understanding of the subject property.
    (deleted)
     
    Qualifications Return to table of contents
    48)   Both field observation and PCR review were performed by the consultant James Eubank. Mr. Eubank is owner of Westinspect Eubank Inspections. He has provided residential inspections in Colorado since 2002, and commercial inspections since 2005. Mr. Eubank is a Certified Commercial Inspector, trained at ITA Denver, CO, and certified by the International Association of Certified Home Inspectors. He is a participating member of ASTM International, including Committee E50 on Environmental Assessment, Risk Management and Corrective Action. His original inspection training was provided by Heur Evectic of Salt Lake City, UT. Prior to performing home and commercial inspections, Mr. Eubank worked in construction. He is a graduate of the University of Arkansas, with a B.A. in science education, emphasizing geological and environmental sciences.
     
    Limiting Conditions Return to table of contents
    49)   The Property Condition Assessment and the Property Condition Report are performed and prepared for the use of (deleted). Consultant accepts no responsibility for use or misinterpretation by third parties. This assessment and report are in no way intended to be a guarantee or warranty, express or implied, regarding the future use, operability, habitabiity, or suitability of the commercial property or its components. Consultant assumes no liability for the cost of repair or replacement of unreported defects or deficiencies either current or arising in the future. Consultant does not perform engineering, architectural, plumbing, electrical, or any other job function requiring an occupational license in the jurisdiction where the assessment is taking place.

    ASTM Standard E2018-08 contains certain limitations, exceptions, and exclusions. Examples include, but are not limited to:
     
    Accessibility Return to table of contents
    50)   Tier II: Abbreviated Accessibility Survey was performed as part of the Property Condition Assessment. The Tier II survey is an abbreviated or limited scope survey subject to representative sampling. This tier does not have the depth, scope, or detailed measurements and counts required to comply with a Tier III Full Accessibility Survey. Opinion of probable costs to remedy items are not presented, since this building is not considered a place of public accommodation. Places of public accommodation include a wide range of entities, such as restaurants, hotels, theaters, doctors' offices, pharmacies, retail stores, museums, libraries, parks, private schools, and day care centers. A private warehouse or manufacturing facility does not necessarily fall within this definition. However, if an employee requests a reasonable accommodation, based on the Americans with Disabilities Act, then that request should be honored. These comments reflect the consultant's understanding of current ADA application, and are not intended as legal advice.

    Results of this two-page survey are available at (deleted)
     
    Exhibits Return to table of contents
    51)   The following Exhibits are attached to the Property Condition Report by reference to the online versions:
     
    Definitions Return to table of contents
    52)   de minimus condition - a description of deficiencies that are not material to the condition of the property or do not require significant costs to correct, but nevertheless may be noted in the PCR, in the opinion of the field observer or PCR reviewer.

    deferred maintenance - physical deficiencies that could have been remedied with routine maintenance, normal operating maintenance, etc., excluding de minimus conditions that generally do not present a material physical deficiency to the subject property.

    due diligence - the process of conducting a walk-through survey and appropriate inquiries into the physical condition of a commercial real estate's improvements, usually in connection with a commercial real estate transaction. The degree and type of such survey and inquiry may vary for different properties, different user purposes, and time alloted.

    physical deficiency - conspicuous defects or significant deferred maintenance or a subject property's material systems, components, or equipment as observed as a result of the field observer's walk-through survey. This definition specifically excludes deficiencies that may be remedied with routine maintenance, miscellaneous minor repairs, normal operating maintenance, etc., and excludes de minimus conditions that generally do not constitute a material physical deficiency of the subject property.
     

    Photo 1  
    block damage and efflorescence (mineral deposits) on west exterior wall, outside of women's shop restroom
    Photo 2  
    west elevation, front entrance to office area

    Photo 3  
    south elevation
    Photo 4  
    east elevation

    Photo 5  
    north end of east elevation
    Photo 6  
    north elevation

    Photo 7  
    storm drainage channel at northwest area of property
    Photo 8  
    storm drain clogged near northwest corner of property

    Photo 9  
    view of storm drainage along north side of building
    Photo 10  
    west elevation

    Photo 11  
    gravel slopes toward west side (front) of office area
    Photo 12  
    roof of office area

    Photo 13  
    roof of office area
    Photo 14  
    HVAC unit on roof of office area

    Photo 15  
    clogged gutter system
    Photo 16  
    minor hail damage to coils on office HVAC unit

    Photo 17  
    roof of south half of main structure
    Photo 18  
    tree overhanging roof

    Photo 19  
    roof ventilation on south half
    Photo 20  
    north roof (left side) and south roof (right side) with repaired seam in between

    Photo 21  
    natural gas supply lines on roof
    Photo 22  
    south roof (left side) and north roof (right side) with seam

    Photo 23  
    closeup of roof repair
    Photo 24  
    roof ventilation

    Photo 25  
    HVAC units for smaller rooms within the larger warehouse space
    Photo 26  
    open vent at north end of building

    Photo 27  
    main electric service area
    Photo 28  
    electric service panel for HVAC

    Photo 29  
    main electrical disconnect (black lever or red button)
    Photo 30  
    subpanels to the right of main disconnect

    Photo 31  
    subpanels
    Photo 32  
    subpanels

    Photo 33  
    transformer for 110-208 volt service
    Photo 34  
    HVAC unit at southwest corner

    Photo 35  
    HVAC unit at southwest corner
    Photo 36  
    southeast loading docks

    Photo 37  
    exterior electrical service
    Photo 38  
    soil at fluted block on east side

    Photo 39  
    drainage/erosion on east side
    Photo 40  
    erosion on east side

    Photo 41  
    missing downspout, with minor block damage
    Photo 42  
    view within fenced area

    Photo 43  
    northeast dock
    Photo 44  
    sump pit at northeast, with standing water

    Photo 45  
    mud and debris at northeast dock area
    Photo 46  
    sump pumping system at northeast

    Photo 47  
    low spot at northwest corner of building
    Photo 48  
    water damage to tile in men's restroom

    Photo 49  
    water staining in women's restroom
    Photo 50  
    thermostat for single working HVAC unit in warehouse

    Photo 51  
    example of building's steel structure
    Photo 52  
    water staining in southwest section of office area

    Photo 53  
    water staining in upstairs lab
    Photo 54  
    ductwork, apparent source of water staining

    Photo 55  
    water staining above fountain near men's shop restroom
    Photo 56  
    efflorescence (mineral deposits) along outside wall of women's shop restroom

    Photo 57  
    water heater
    Photo 58  
    one of two Tappan furnaces

    Photo 59  
    source of water staining, underside of upstairs lab area
    Photo 60  
    upstairs storage area

    Photo 61  
    open ductwork at north end
    Photo 62  
    open ductwork at north end

    Photo 63  
    northeast dock door
    Photo 64  
    installed I-beam with slab cut and bolts

    Photo 65  
    floor drain near east wall
    Photo 66  
    center dock door

    Photo 67  
    southeast dock doors
    Photo 68  
    wall damage near southeast dock doors

    Photo 69  
    roof ventilation
    Photo 70  
    hole in north wall

    Photo 71  
    standing water at west edge of property, by road
    Photo 72  
    block damage outside women's shop restroom
     
    ©Copyright 2010 Westinspect Eubank Inspections. This Property Condition Report is the exclusive property of this Inspection company and the client listed in the Report title. Use of this Report by any unauthorized persons is prohibited.

    This Report has been prepared according to ASTM Standard E2018-08.

    POLICIES: Privacy Policy, Payment Policy, Recourse Policy and Business Principles can all be found at the Policies page.

    SNAPSHOT: Your Property Condition Assessment is like a "snapshot" of the property's condition on a specific date. Those conditions will change, so you need to keep inspecting your property during the time you own it:
    Verify that any air conditioning condensate water is draining properly to the exterior after operation on a hot day.
    Verify that the gutters and downspouts are performing during a hard rain.
    Verify that no water is ponding on the property after a hard rain.
    Verify that no dimming or flickering of lights occurs.
    Verify that no repeated resetting of any circuit breakers is necessary.
    Verify that the quantity of the hot water supply is adequate.
    Verify that the performance of the HVAC systems are adequate.
    Verify that no leaking is present in the ceiling area during a hard rain.
    And inspect any of the other concerns that were mentioned in this Report.

    EXPIRATION DATE: Your Property Condition Report describes the property's condition on the days of the Property Condition Assessment. Conditions can change daily due to ongoing use, deferred maintenance, and environmental circumstances. Your inspection follow-up service expires 45 days after the inspection date. If you do not purchase this property, then this Property Condition Report expires on the date that the purchase contract expires or is canceled. If you like, you may allow others to read your Report as a part of your informed decision-making. You are not authorized to pass your Report on to other potential buyers, or to other real estate agents.

    Soli Deo Gloria.