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April 1, 2008

Attn: Sample Client

Re: Inspection Report for Commercial Building @ Somewhere, IL

Dear Client:

Attached is a summary report of our inspection of the above referenced property, conducted on your behalf on April 1, 2008.  This inspection was visual in nature and covered only those technical features of the building that were visually accessible at the time of the inspection.  No destructive investigation or testing was performed as part of this inspection.  The scope of the inspection covered the structural, electrical, mechanical, plumbing, general interior, and general exterior features of the building.    In the course of this inspection, we took digital photographs to illustrate areas of concern or to document conditions at the time of the inspection.  Copies of these photos are included in this report for your information. Should you have any questions about any aspect of this report, please call me. Sincerely, Tony Ross President Alta Inspection Services, Inc #450000393

1.0 GENERAL DESCRIPTION

This building is approximately   15,000 SF in plan area on the main floor. The building is estimated to be about 29 years old with an addition in 1987.  There is a visitor parking area on the west side of the building. The exterior covering of the building is brick   with metal casement windows.
The roof is mostly flat covered with tar, rubberized roof material and pea gravel.

2.0 GENERAL GROUNDS AND GRADING

The property is bordered by   Eisenhower on the west and residential properties on the east.  The parking areas are asphalt.

3.0 GENERAL EXTERIOR CONDITION

The exterior walls are brick.  Several areas of the steel lintels above windows have rusted, swelled and cracked the brick around the lintels.  Recommend repairing and painting steel lintels above windows to inhibit rusting and prevent further cracking.  Additionally, there is surface spalling and water damage on walls of north dock area.
The metal stair rail on south stairway is rusted through and is loose.
The light post in the driveway has settled and is leaning.
The door frame on south dock area is rusted and rotting around frame.

4.0 ROOFING SYSTEMS

The roof area of the building is equal to the plan area at approximately 15,000 SF. The roof is a tar and gravel type roof.  The visible sections of the roof appear sound.   Unable to determine the exact age of the roof due to the gravel covering over tar.  There are different ages of roof materials.  The parapet walls have been covered with a rubber membrane type material.  There are missing and inadequate downspouts around the building.  Proper downspouts and gutters are critical to roof and perimeter drainage.
Roof Structure: steel truss on steel decking with steel beams and columns.  The visual components appear sound.

5.0 HVAC SYSTEMS

The description of the HVAC system is as follows:
There are 4 roof top HVAC units, these are combination air-conditioning and electric/gas fired forced air heating systems.  These units are individually ducted to ceiling vents in the building and have 4 zones that they supply.  These units are approximately 10 to 29 years old.  All 4 units did operate in the heating mode.  It is important that the filter elements be replaced regularly and the systems be serviced annually to ensure safe and proper operation.  The gas lines to these units were not properly supported.  Recommend this be corrected as needed for safety.  Outside temperature is too cold to safely operate A/C units.  The A/C units should be operated and checked if possible before closing.
The ceiling mounted space heater in 20 N dock area did not operate at time of inspection.  The thermostat for this unit was damaged.  Recommend this be checked and corrected as needed.  The electric baseboard heaters in the 20 N office space appeared functional.

6.0 ELECTRICAL 

This building is serviced by one 600 amp, three phase, main service feeder and 200 & 400 amp panels with three phase mains.  There are several sub panels throughout the building.  At least one open breaker position was noted in 20 N closet area.  All breaker positions should have a breaker or cover installed to protect occupants from exposed hazardous voltage.
Main feeder wires to one panel are aluminum. No evidence of oxidation on wires or connectors.
All the outlets that were tested were wired properly.  Recommend converting outlets in bathrooms, kitchen/sink areas, outside and any outlet within 6 feet of a sink to GFCI type for added protection.  There are a couple broken receptacles and outlets missing covers.  There are some unused circuits in the warehouse areas with exposed wiring.  These should be removed for safety.  The electrical conduit is loose on Bryant roof top unit.  Recommend this be corrected for safety.

The service appears adequate for the building.

7.0 PLUMBING

The building domestic water is supplied from the City water main.  Wastewater is apparently routed to the City sewer system via cast iron sewer lines.  There are open sewer lines in “dark room” area in 20 N.  These should be properly sealed.
Most of the bathrooms appear functional.  The urinal was not operational at time of inspection.  The water pressure appears adequate around the building.
The 50 gallon Vanguard electric water heater was manufactured in 1996 and appears functional.
All supply lines that are visible are copper.   Roofing tar has leaked around plumbing vent onto electric panel.

8.0 GENERAL INTERIOR

General Structure:  The building foundation is of poured concrete slab on concrete footings.  The walls are concrete block.  There is water infiltration evident in SE corner of warehouse area.  This has caused the footing to settle somewhat causing some cracking of the block wall in this area.  Comments made in this report regarding the foundation are based solely on observations made at the time of this inspection and are not based on any engineering evaluations.  Future movement of the foundation can occur with changes in soil conditions or foundation loads, which cannot be foreseen.  If you have continuing concerns about the foundation we recommend you seek the counsel of a professional engineer.

There was some water damage to the interior window sills in the office areas.  Suspect these are caused by condensation on metal window frames.

9.0 EMERGENCY SYSTEMS 

The building is equipped with smoke/heat detectors for fire protection.  
The fire and security systems were not checked or operated as part of this inspection.  These systems should be checked regularly for safety and code compliance.

10.0 SUMMARY

In summary, we found the building to be sound and well constructed. The following is brief list of items, which need repair or routine maintenance:

Mechanical:

1. Clean and service HVAC systems regularly. 
2. Add GFCI outlets were needed for safety.
3. Check ceiling mounted space heaters in warehouse areas for proper operation.

Exterior:

1. Roof.  Add or extend downspouts where needed.
2. Sections of exterior walls need repair.
3. Seal cracks in asphalt and seal coat parking areas.

The security system, phone system, sauna, inner offices and equipment in 30 N were not checked as part of this inspection.  Recommend having seller or installer demonstrate proper operation and maintenance.

The opinions and recommendations given above are based on the conditions assessed at the time of inspection.  We reserve the right to modify or change any of these opinions in the event that other areas of the framing or structure or others areas of the building be made accessible for inspection or other documents and information about the building become available. Future changes in the conditions of the building can occur as a result of changes in such features as the supporting soil or in the weather tightness of the building envelope.  Such changes can not be foreseen and are beyond the scope of this inspection to predict.

I trust that this report adequately addresses the technical features of this building.  If you have any questions about any aspect of this report, please call.
Sincerely,

Tony Ross,
President
Alta Inspection Services, Inc.