ACE Home Inspections, LLC P.O. Box 1993 Alabaster, AL 35007 (205)401-3030

Customer Report Sample

Home 123 Sample Lane Birmingham, AL 00000

Real Estate Agent NONE

Inspection Date  Thursday, March 29, 2007 Weather: Clear and Sunny Report ID: 05950 FINAL REPORT

Temperature: 80 to 85 degrees Inspected By  Jeff Aiken

SUMMARY

ACE Home Inspections, LLC P.O. Box 1993 Alabaster, AL 35007 (205)401-3030

Customer Report Sample

Home 123 Sample Lane Birmingham, AL 00000

This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function, efficiency, or safety of the home.

This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

PORCHES, DECKS, PATIOS, STEPS, STAIRS, RAILINGS, BANISTERS

2.0	PORCHES, DECKS, PATIOS, STEPS, STAIRS, RAILINGS, BANISTERS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-The stairway to the upper rear right office area is wood and appears adequate, however the short four foot section wall at the top is missing a hand-rail. (safety)

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY

3.7	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY MISCELLANEOUS INFORMATION The left side front entry door was not opened because there is a sign stating use the right door only. recommend owner or tenant disclosure on whether or not door is functional.
3.8	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY MISCELLANEOUS INFORMATION The paint finish on the right and rear walls is aged where heavily painting is recommended.
3.9	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) GENERAL ROOF INFORMATION: Most flat and low pitched roofs roofs have a parapet. It is a low wall along the perimeter that modifies the wind flow over the roof so that the pressure on it is more uniformly distributed. Parapets are essentially the exterior walls that extend a few feet above the roof surface. These short walls also provide a measure of safety in that no objects are so easily blown into the street below. A gravel stop, tar paper, or fiberglass asphalt roll roofing around the perimeter along the parapet provides a finished edge for the built-up roofing. 1,2,3,4,5,6,7,8,9,10-All of this buildings parapets are about 12 inches wide and are made of brick and mortar. The inner or middle parapets that are not along the exterior walls are topped with the original ceramic tile or brick-like caps. These caps are in place to protect or seal the tops and prevent deterioration of the brick and mortar. The original caps on the parapets along the front and right side exterior walls have been removed and replaced with tin caps. This most likely was done for safety reasons to prevent the possibility of a broken cap piece from falling to the ground. There are several small single flue brick chimneys embedded in the parapets or walls between the buildings that were most likely used years ago for some type of coal or gas heating stoves. *****The parapet walls appear adequate, however about a half dozen small sections of inner ceramic caps are missing or deteriorated. These sections have been covered with roof roofing or tin. Some of these parapets areas and unused chimney flues are covered with loose bricks or broken sections of parapet. Loose objects on top of a roof can sometimes become hurling objects during a severe storm. It is recommended that all loose items be removed and all parapet caps be secured with roof tar or by other means and all chimney tops be properly sealed with permanent metal caps. (safety)
3.10	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-One of the large front window panes is loose where it has play within the framing when pressed upon. See picture for location.
3.11	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3-The lower section of the fixed window pane between the two front entry doors and one lower corner of another fixed pane to the left of the front entry are cracked and broken where replacement of each by a licensed glass contractor is recommended.
3.12	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3-The front wall area is comprised of vinyl and stone and mortar siding. There are noticeable gaps between some of the vinyl siding and the caulking is aged with gaps and cracks around the perimeter of the some windows where new caulking is recommended.
3.13	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The paint covering on the rear wood entry door is aged and there are some small areas of deteriorated wood along the lower sections. Repairs are recommended which may include but are not limited to replacement of deteriorated areas and heavily painting entire door.
3.14	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3,4-The rear gutters are dirty and some sections are loose. Some downspouts are dented or crushed and have the bottom 45 degree section missing. Recommend a licensed gutter contractor to make needed repairs.
3.15	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY MORE THAN MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3,4,5,6,7,8-The rear and right side walls are about 12 inches thick and comprised of brick and mortar with an outer 3/4 to 1-inch concrete covering. The majority of the concrete covering on the right side appears adequate, however there are numerous small missing areas along the rear wall and rear entry door side framing. There are three small circular holes along the rear that protrude into the rear right lower bathroom area for some reason and are no longer being used. The rear wall is comprised of numerous spider web type hairline cracking. The walls appear relatively level and free of major cracking. The concrete covering on the right wall has two full length vertical hairline cracks. These cracks have little to no differential where one side is not further out than the other, indicating most likely they are from normal settlement, and most likely should not pose a problem unless they continue to worsens with time. The concrete covering along the rear section of the right wall was removed and recovered about 3 years ago, according to tenant, and appears adequate. *****Further investigation and repairs by a licensed siding contractor are recommended which may include but are not limited to patching all missing areas and possibly removal and recovering of the heavily spider-cracked concrete covering areas along the rear wall.
3.16	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY MORE THAN MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3,4,5,6,7,8,9,10,11,12,13,14,15-Built-up roof systems are composed of various materials, such as bitumen, roof tar, felts, and surfacing. Together they create a strong watertight membrane. This particular building is comprised of 4 separate or original buildings. The interior brick walls have been removed and replaced with various columns to make one large open showroom. The roof design is original and is comprised of 4 separate slightly-sloped low pitched roof bays. All water drains down from the front into rear gutters. The roof covering is made of 36 inch wide fiberglass asphalt roll roofing held in place overtop a roof tar or bitumen-like substance. *****The roof covering is aged and is estimated to be at least 14 or 15 years old based on the heat and air units which are dated 1993. The roof covering appears aged and nearing the end of its normal life span. Each bay has some isolated bubbled or raised, discolored, and low-granule count areas of roof covering where further investigation and any needed repairs by a licensed roof contractor are recommended, before closing.

KITCHEN, BATHROOMS, INTERIOR ROOMS

5.7	KITCHEN, BATHROOMS, INTERIOR ROOMS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-There are some miscellaneous old wires protruding from the rightmost showroom and rear exterior walls. The interior ones were tested and found not have voltage, however removal of all unused and loose wiring is recommended.
5.8	KITCHEN, BATHROOMS, INTERIOR ROOMS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2-Some of the fluorescent lighting in the bays and rear office areas do not turn on where repairs are recommended which may include bulb, ballast, or fixture replacement.
5.9	KITCHEN, BATHROOMS, INTERIOR ROOMS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3-The rear hallway right bathroom is functional, however the water to the left bathroom commode has been turned off. The sink is functional, however the faucet valves are aged and must be turned off very hard to prevent leakage. The bathroom has been filled with old plastic bags and sheeting where the commode area was not readily accessible. The bathroom had a very STRONG odor of sewage at the time of inspection. Further investigation and repairs are recommended by a licensed plumbing contractor which should include elimination of sewage odor.
5.10	KITCHEN, BATHROOMS, INTERIOR ROOMS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-The exhaust fan is functional in the rear hallway left bathroom, however the one in the right bathroom is not. The ceiling in the right bathroom is cracked, and there is a small wire and switch beside the ceiling vent where purpose is not known.
5.11	KITCHEN, BATHROOMS, INTERIOR ROOMS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3,4,5,6-The vinyl, linoleum, and carpet floor coverings are aged with missing, curled, and dirty areas throughout the bay areas.
5.12	KITCHEN, BATHROOMS, INTERIOR ROOMS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3,4,5,6,7,8,9,10,11,12,13-There are numerous small isolated areas of brown discolored and deteriorated ceilings and walls throughout all the bays that were reported to be no longer leaking. Recommend a licensed general contractor to make ceiling and wall covering repairs. (cosmetic)
5.13	KITCHEN, BATHROOMS, INTERIOR ROOMS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The rear hallway right bathroom door is damaged and the striker mechanism for the door knob is missing.
5.14	KITCHEN, BATHROOMS, INTERIOR ROOMS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3-The paint finish on the interior wood sills surrounding the front windows is aged with cracked, peeled, and missing areas and some small isolated areas are deteriorated. Repairs are recommended which may include but are not limited to replacement of deterioration and heavily painting of all areas.
5.15	KITCHEN, BATHROOMS, INTERIOR ROOMS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3-The rear upper right bathroom light fixture is hanging loose, and a couple lamps have been attached to the wall in the rear lower hallway. Repairs are recommended by a licensed electrical contractor which may include but are not limited to replacement of all makeshift lighting with permanent type lighting that turns on from a wall switch.
5.16	KITCHEN, BATHROOMS, INTERIOR ROOMS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The rear upper right bathroom commode is loose where it mounts to the floor and the water tank is broken where repairs are recommended by a licensed plumbing contractor.
5.17	KITCHEN, BATHROOMS, INTERIOR ROOMS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2-The drain piping under the rear right lower bathroom pedestal sink and the rear center hallway left wall sink was not leaking, however has some corroded areas where replacement is recommended. 3-The drain piping under the rear upper right bathroom sink is adequate, however the piping travels through a crude hole in the wall. (cosmetic) 4-The drain piping under the rear center hallway right bathroom sink is aged and has a sizeable leak that was observed after the basin was filled and allowed to drain.
5.18	KITCHEN, BATHROOMS, INTERIOR ROOMS MORE THAN MINOR REPAIRS, (REFER TO REPORT PICTURES) The ceilings, walls, around the front windows, and the ceilings where two buildings adjoin have numerous areas of brown moisture discolored and deteriorated areas from previous leakage. The present tenant pointed out 5 separate areas of leakage which are listed below. The numbers correspond to the appropriate pictures. 1,2,3,4,5,6-The carpet gets wet in the right corner of the rear lower right office whenever it rains. Three years ago the upper office ceiling and lower office corner floor area were leaking. Repairs were made at that time which involved resurfacing the rear end of the right exterior wall and some roof covering repairs along with repairs to a badly deteriorated upper office plasterboard ceiling. The upper office leak was repaired, however the lower office floor leak is still present, but not as bad as it was. The walls sound like falling plaster or sand when the wood paneling is pressed against. The spider-web cracking of the 1-inch concrete covering may be the problem where water seeps in when it rains, however the roof may still be leaking water down the wall? 7,8,9,10-One area along the front wall where bay three meets the leftmost bay. Water drains down the ceiling and wall onto the window ledge area whenever it rains. This most likely is a front roof covering or parapet problem? 11-Water drips down beside from the ceiling in the third bay from the right rear workshop area ceiling fan. 12,13-Water drips down in a couple places in the left most bay rear open metal truss ceiling room, one towards the middle and another along the rear wall. These two leaks were reported to only leak during a hard and prolonged rain. *****Repairs all of leakage areas are recommended by a licensed roof contractor, before closing.

PLUMBING (Main, Exterior, Water Heater, Washer, Dryer)

6.4	PLUMBING SYSTEM MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2-One natural gas supply has been removed along the right side. The supply for the 4 natural gas furnaces located on top the roof was not located where owner disclosure of meter location is recommended.

ELECTRICAL (Service, Interior Distribution Panels, Exterior)

7.7	ELECTRICAL SYSTEM MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3,4,5,6,7-Readily accessible outlets were tested with a SureTest electrical tester and found to be a mix of grounded and ungrounded. Some of the original 2-prong outlets have been replaced with modern 3-prong outlets, however it is important to note that just because it has 3 prongs, does NOT mean that it is grounded. This should be expected for a building of this age where owner is NOT required to upgrade. The outlets have the proper voltage and are functional, however it is always advisable to have grounded outlets. Computers are very sensitive devices, and commonly experience data corruption in non-grounded environments. Ungrounded outlets pose a safety hazard and are in violation of the building and national wiring codes. It is recommended, but not required, based on the age of the house, that a licensed electrical contractor upgrade all ungrounded outlets, which most likely will involve replacement of some of the wiring.
7.8	ELECTRICAL SYSTEM MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2-There are two outlet covers in the rear lower right office that are missing a cover. There may be others throughout the building that were not located due to tenant stored items. (safety)
7.9	ELECTRICAL SYSTEM MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-There are wires in a small junction box located on the ceiling in the rear lower right office ceiling that is missing a cover. (safety)
7.10	ELECTRICAL SYSTEM MORE THAN MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3,4,5,6,7,8,9,10,11,12,13,14-The building has about a dozen fused and breaker type electrical panels. All the these panels are basically located along the rear wall within each bay. There are some electrical issues in need of repair which are listed below. A-The majority of all panel covers were found to be missing or unattached. Some covers were found nearby. This exposes live voltage creating a safety issue where installation a cover over ALL electrical panels is recommended, before closing. B-The fuse panels have some 12 and 14-gauge wiring connected to 30-amp glass plug fuses. The 12 gauge wiring should have 20 amp fuses, 14 gauge wiring should have 15 amp fuses, and only the 10 gauge wiring should have 30 amp fuses. Further investigation and any necessary repairs by a licensed electrical contractor are recommended for the overfused wiring which could be considered a fire hazard, before closing. Repairs may include but are not limited to upgrading fuse panel with a breaker panel. C-Some of the sub-panels were found to have the ground and neutral wires on the same bar. All sub-panels should have the neutral (white) wires separated from the ground (bare) wires. Mixing these on the same bar allows the possible potential for voltage to be present on the grounding system. Opinions by licensed electrical contractors on this panel issue varies between safe and unsafe. I recommend you consult a licensed electrical contractor for an opinion and correct if necessary. D-The rear wall of the second from the right bay contains the majority of the electrical panels. There are also numerous disconnect panels, and runs of conduit and wiring. Some areas are readily accessible within the small break room, however some panels and wiring is located directly above the former and now enclosed rear entry area. This area is accessible through a small opening above the hallway refrigerator. There was 120 and 240 voltage measured on the panels along this area, indicating this equipment is still be used in some capacity. There are also some old conduit, wiring, armored type cabling, and disconnects which appear to no longer be in-use which still have power connected. This entire rear wall area appears very congested and based on all the missing covers, over-fusing, and aged cabling, it is recommended that a licensed electrical contractor further investigate and repair, which may include but is not limited to removal of all unused components and an overall 'clean-up' of what could be considered a fire-hazard area, before closing. Refer to report section 7.6 for additional information.

HEATING SYSTEM

8.4

HEATING SYSTEM MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-The heating and air unit in the second from the right bay was not functional at the time of inspection. The unit made an attempt to turn on when first operated from the thermostat then quickly shut-off and would not turn on again after numerous attempts. A new breaker box was installed most likely six years ago for the four units. All breakers were on where a cartridge fuse in the service disconnect on top of the roof at the unit may be blown? Repairs and system service by a licensed heating and air contractor are recommended, before closing.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.

WALKWAYS, DRIVEWAYS, LANDSCAPING, RETAINING WALLS

1.0	WALKWAYS, DRIVEWAYS, LANDSCAPING, RETAINING WALLS Picture 1 Picture 2 Picture 3 Comments: FOR YOUR INFORMATION 1,2,3-The property is level and is surrounded by streets and sidewalks on the front, right and rear. The left side adjoins to a lock and mower repair shop building.

PORCHES, DECKS, PATIOS, STEPS, STAIRS, RAILINGS, BANISTERS

2.0	PORCHES, DECKS, PATIOS, STEPS, STAIRS, RAILINGS, BANISTERS Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-The stairway to the upper rear right office area is wood and appears adequate, however the short four foot section wall at the top is missing a hand-rail. (safety)

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY

3.0	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Comments: FOR YOUR INFORMATION 1-One roof bay has a functional 120 volt GFCI type electrical outlet. This is good!

3.2	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Comments: MISCELLANEOUS INFORMATION 1-A few small square sheets of wood are attached to the exterior walls. These may have been used at one time for windows or a/c units. Unknown?

3.3

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Picture 1 Picture 2 Picture 3 Comments: MISCELLANEOUS INFORMATION 1,2,3-Attic ventilation appears adequate and is listed below. -Each bay has two cone-like vents protruding through the roof covering and the two middle bays also have rectangular vents along the rear. This is good!

3.4

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Comments: MISCELLANEOUS INFORMATION 1-There 2nd from the right building used to have a rear customer entry door area. The outer area has been completely and permanently sealed with steel plates and bars welded in place. The tri-angular entry door area and glass entry doors still exist and have been covered or sealed with plywood along the rear hallway area.

3.5	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Comments: MISCELLANEOUS INFORMATION 1-There are some miscellaneous and now unused sections of wiring, conduit, and small disconnect panels along the rear wall that can be removed, if desired.

3.9

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Picture 8 Picture 9 Picture 10 Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) GENERAL ROOF INFORMATION: Most flat and low pitched roofs roofs have a parapet. It is a low wall along the perimeter that modifies the wind flow over the roof so that the pressure on it is more uniformly distributed. Parapets are essentially the exterior walls that extend a few feet above the roof surface. These short walls also provide a measure of safety in that no objects are so easily blown into the street below. A gravel stop, tar paper, or fiberglass asphalt roll roofing around the perimeter along the parapet provides a finished edge for the built-up roofing. 1,2,3,4,5,6,7,8,9,10-All of this buildings parapets are about 12 inches wide and are made of brick and mortar. The inner or middle parapets that are not along the exterior walls are topped with the original ceramic tile or brick-like caps. These caps are in place to protect or seal the tops and prevent deterioration of the brick and mortar. The original caps on the parapets along the front and right side exterior walls have been removed and replaced with tin caps. This most likely was done for safety reasons to prevent the possibility of a broken cap piece from falling to the ground. There are several small single flue brick chimneys embedded in the parapets or walls between the buildings that were most likely used years ago for some type of coal or gas heating stoves. *****The parapet walls appear adequate, however about a half dozen small sections of inner ceramic caps are missing or deteriorated. These sections have been covered with roof roofing or tin. Some of these parapets areas and unused chimney flues are covered with loose bricks or broken sections of parapet. Loose objects on top of a roof can sometimes become hurling objects during a severe storm. It is recommended that all loose items be removed and all parapet caps be secured with roof tar or by other means and all chimney tops be properly sealed with permanent metal caps. (safety)

3.10	EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-One of the large front window panes is loose where it has play within the framing when pressed upon. See picture for location.

3.11

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Picture 1 Picture 2 Picture 3 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3-The lower section of the fixed window pane between the two front entry doors and one lower corner of another fixed pane to the left of the front entry are cracked and broken where replacement of each by a licensed glass contractor is recommended.

3.12

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Picture 1 Picture 2 Picture 3 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3-The front wall area is comprised of vinyl and stone and mortar siding. There are noticeable gaps between some of the vinyl siding and the caulking is aged with gaps and cracks around the perimeter of the some windows where new caulking is recommended.

3.13

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The paint covering on the rear wood entry door is aged and there are some small areas of deteriorated wood along the lower sections. Repairs are recommended which may include but are not limited to replacement of deteriorated areas and heavily painting entire door.

3.14

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Picture 1 Picture 2 Picture 3 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3,4-The rear gutters are dirty and some sections are loose. Some downspouts are dented or crushed and have the bottom 45 degree section missing. Recommend a licensed gutter contractor to make needed repairs.

3.15

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Picture 8 Comments: MORE THAN MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3,4,5,6,7,8-The rear and right side walls are about 12 inches thick and comprised of brick and mortar with an outer 3/4 to 1-inch concrete covering. The majority of the concrete covering on the right side appears adequate, however there are numerous small missing areas along the rear wall and rear entry door side framing. There are three small circular holes along the rear that protrude into the rear right lower bathroom area for some reason and are no longer being used. The rear wall is comprised of numerous spider web type hairline cracking. The walls appear relatively level and free of major cracking. The concrete covering on the right wall has two full length vertical hairline cracks. These cracks have little to no differential where one side is not further out than the other, indicating most likely they are from normal settlement, and most likely should not pose a problem unless they continue to worsens with time. The concrete covering along the rear section of the right wall was removed and recovered about 3 years ago, according to tenant, and appears adequate. *****Further investigation and repairs by a licensed siding contractor are recommended which may include but are not limited to patching all missing areas and possibly removal and recovering of the heavily spider-cracked concrete covering areas along the rear wall.

3.16

EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Picture 8 Picture 9 Picture 10 Picture 11 Picture 12 Picture 13 Picture 14 Picture 15 Comments: MORE THAN MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3,4,5,6,7,8,9,10,11,12,13,14,15-Built-up roof systems are composed of various materials, such as bitumen, roof tar, felts, and surfacing. Together they create a strong watertight membrane. This particular building is comprised of 4 separate or original buildings. The interior brick walls have been removed and replaced with various columns to make one large open showroom. The roof design is original and is comprised of 4 separate slightly-sloped low pitched roof bays. All water drains down from the front into rear gutters. The roof covering is made of 36 inch wide fiberglass asphalt roll roofing held in place overtop a roof tar or bitumen-like substance. *****The roof covering is aged and is estimated to be at least 14 or 15 years old based on the heat and air units which are dated 1993. The roof covering appears aged and nearing the end of its normal life span. Each bay has some isolated bubbled or raised, discolored, and low-granule count areas of roof covering where further investigation and any needed repairs by a licensed roof contractor are recommended, before closing.

ATTIC, ROOF INTERIOR

4.0

ATTIC, ROOF INTERIOR Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Picture 8 Comments: FOR YOUR INFORMATION 1,2,3,4,5,6,7,8-The one large open showroom, as stated earlier, used to be 4 separate buildings with a 12 inch thick brick wall. Since each wall extends several feet above the roof line, there are 4 completely separate and isolated attic areas. Only the lower sections of wall between each building have been removed to form the open showroom area. The sections within the attic are still intact. The second from the right bay was the only attic area that was viewable for inspection. The ceilings within the other three bays are completely sealed where no openings were observed. The second from the right bay attic has a couple rectangular openings along the rear wall above the now sealed off former entry area. The attic starts out higher in the front and narrows at the rear because of the sloped roof. The attics are not readily accessible, because the ceilings consist of wood framing boards and thin plasterboard panels which do not have the strength for support, however enough was able to be viewed in order to gain a general understanding of overall attic construction. Please note that the two center bays and the front half of the left bay have similar or like construction and have the same ceiling height, however the right bay ceiling is about 1.5 foot higher or closer to the roof, and the rear half of the left bay is open with metal truss type construction. Refer to the Styles and Materials section at the beginning of section 4.0 for overall attic construction information.

KITCHEN, BATHROOMS, INTERIOR ROOMS

5.0	KITCHEN, BATHROOMS, INTERIOR ROOMS Picture 1 Picture 2 Comments: FOR YOUR INFORMATION 1-The interior side of the right wall has some recessed areas, most likely from previous windows.

5.1	KITCHEN, BATHROOMS, INTERIOR ROOMS Picture 1 Picture 2 Picture 3 Comments: FOR YOUR INFORMATION 1,2,3,4-Each bathroom sink basin was filled in order to pressurize the piping to inspect for leakage.

5.2

KITCHEN, BATHROOMS, INTERIOR ROOMS Comments: FOR YOUR INFORMATION 1-The rear lower right office area has a large very old walk-in safe. The safe is solid concrete and has a fireproof door. Tenant stated that the safe no longer locks however the handle does properly latch where the door is properly closed and sealed.

5.5	KITCHEN, BATHROOMS, INTERIOR ROOMS Comments: MISCELLANEOUS INFORMATION 1-The front of the right bay has a lower area that has what appears to be a scuttle hole. This was pushed on and found to be permanently attached where there is no entry to this small area.

5.7

KITCHEN, BATHROOMS, INTERIOR ROOMS Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-There are some miscellaneous old wires protruding from the rightmost showroom and rear exterior walls. The interior ones were tested and found not have voltage, however removal of all unused and loose wiring is recommended.

5.8	KITCHEN, BATHROOMS, INTERIOR ROOMS Picture 1 Picture 2 Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2-Some of the fluorescent lighting in the bays and rear office areas do not turn on where repairs are recommended which may include bulb, ballast, or fixture replacement.

5.9

KITCHEN, BATHROOMS, INTERIOR ROOMS Picture 1 Picture 2 Picture 3 Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3-The rear hallway right bathroom is functional, however the water to the left bathroom commode has been turned off. The sink is functional, however the faucet valves are aged and must be turned off very hard to prevent leakage. The bathroom has been filled with old plastic bags and sheeting where the commode area was not readily accessible. The bathroom had a very STRONG odor of sewage at the time of inspection. Further investigation and repairs are recommended by a licensed plumbing contractor which should include elimination of sewage odor.

5.10

KITCHEN, BATHROOMS, INTERIOR ROOMS Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-The exhaust fan is functional in the rear hallway left bathroom, however the one in the right bathroom is not. The ceiling in the right bathroom is cracked, and there is a small wire and switch beside the ceiling vent where purpose is not known.

5.11	KITCHEN, BATHROOMS, INTERIOR ROOMS Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3,4,5,6-The vinyl, linoleum, and carpet floor coverings are aged with missing, curled, and dirty areas throughout the bay areas.

5.12

KITCHEN, BATHROOMS, INTERIOR ROOMS Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Picture 8 Picture 9 Picture 10 Picture 11 Picture 12 Picture 13 Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3,4,5,6,7,8,9,10,11,12,13-There are numerous small isolated areas of brown discolored and deteriorated ceilings and walls throughout all the bays that were reported to be no longer leaking. Recommend a licensed general contractor to make ceiling and wall covering repairs. (cosmetic)

5.13	KITCHEN, BATHROOMS, INTERIOR ROOMS Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The rear hallway right bathroom door is damaged and the striker mechanism for the door knob is missing.

5.14

KITCHEN, BATHROOMS, INTERIOR ROOMS Picture 1 Picture 2 Picture 3 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3-The paint finish on the interior wood sills surrounding the front windows is aged with cracked, peeled, and missing areas and some small isolated areas are deteriorated. Repairs are recommended which may include but are not limited to replacement of deterioration and heavily painting of all areas.

5.15

KITCHEN, BATHROOMS, INTERIOR ROOMS Picture 1 Picture 2 Picture 3 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3-The rear upper right bathroom light fixture is hanging loose, and a couple lamps have been attached to the wall in the rear lower hallway. Repairs are recommended by a licensed electrical contractor which may include but are not limited to replacement of all makeshift lighting with permanent type lighting that turns on from a wall switch.

5.16	KITCHEN, BATHROOMS, INTERIOR ROOMS Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The rear upper right bathroom commode is loose where it mounts to the floor and the water tank is broken where repairs are recommended by a licensed plumbing contractor.

5.17

KITCHEN, BATHROOMS, INTERIOR ROOMS Picture 1 Picture 2 Picture 3 Picture 4 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2-The drain piping under the rear right lower bathroom pedestal sink and the rear center hallway left wall sink was not leaking, however has some corroded areas where replacement is recommended. 3-The drain piping under the rear upper right bathroom sink is adequate, however the piping travels through a crude hole in the wall. (cosmetic) 4-The drain piping under the rear center hallway right bathroom sink is aged and has a sizeable leak that was observed after the basin was filled and allowed to drain.

5.18

KITCHEN, BATHROOMS, INTERIOR ROOMS Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Picture 8 Picture 9 Picture 10 Picture 11 Picture 12 Picture 13 Comments: MORE THAN MINOR REPAIRS, (REFER TO REPORT PICTURES) The ceilings, walls, around the front windows, and the ceilings where two buildings adjoin have numerous areas of brown moisture discolored and deteriorated areas from previous leakage. The present tenant pointed out 5 separate areas of leakage which are listed below. The numbers correspond to the appropriate pictures. 1,2,3,4,5,6-The carpet gets wet in the right corner of the rear lower right office whenever it rains. Three years ago the upper office ceiling and lower office corner floor area were leaking. Repairs were made at that time which involved resurfacing the rear end of the right exterior wall and some roof covering repairs along with repairs to a badly deteriorated upper office plasterboard ceiling. The upper office leak was repaired, however the lower office floor leak is still present, but not as bad as it was. The walls sound like falling plaster or sand when the wood paneling is pressed against. The spider-web cracking of the 1-inch concrete covering may be the problem where water seeps in when it rains, however the roof may still be leaking water down the wall? 7,8,9,10-One area along the front wall where bay three meets the leftmost bay. Water drains down the ceiling and wall onto the window ledge area whenever it rains. This most likely is a front roof covering or parapet problem? 11-Water drips down beside from the ceiling in the third bay from the right rear workshop area ceiling fan. 12,13-Water drips down in a couple places in the left most bay rear open metal truss ceiling room, one towards the middle and another along the rear wall. These two leaks were reported to only leak during a hard and prolonged rain. *****Repairs all of leakage areas are recommended by a licensed roof contractor, before closing.

PLUMBING (Main, Exterior, Water Heater, Washer, Dryer)

6.2	PLUMBING SYSTEM Comments: MISCELLANEOUS INFORMATION 1-The rear hallway area has a small canister type water filter. The piping is no longer hooked up and most likely was previously used for a drinking fountain?

6.4

PLUMBING SYSTEM Picture 1 Picture 2 Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2-One natural gas supply has been removed along the right side. The supply for the 4 natural gas furnaces located on top the roof was not located where owner disclosure of meter location is recommended.

ELECTRICAL (Service, Interior Distribution Panels, Exterior)

7.0	ELECTRICAL SYSTEM Comments: FOR YOUR INFORMATION 1-The electrical service is overhead and attaches to the rear wall.

7.2	ELECTRICAL SYSTEM Comments: FOR YOUR INFORMATION 1-The building has an electronic security system which are beyond the scope of the inspection.

7.3

ELECTRICAL SYSTEM Comments: MISCELLANEOUS INFORMATION 1-There are a total of five FotoVu security cameras in the bay areas. The controllers are located within a closet in the rear lower right office. Tenant stated that each is functional however some of the individual cameras on each unit may not be working.

7.4

ELECTRICAL SYSTEM Comments: MISCELLANEOUS INFORMATION 1-----UPGRADE-----A ground wire was found clamped to a water pipe in the rear lower right bathroom. The electrical system should be grounded with both a ground rod and to the copper water pipes. An actual ground rod connection was not observed. It is recommended, but not required, that the system also be grounded with a ground rod. Water pipes are something to be grounded and are usually not intended to be an actual system ground. Opinions by licensed electrical contractors on this issue varies between safe and unsafe. I recommend you consult a licensed electrical contractor for an opinion and correct if necessary.

7.7

ELECTRICAL SYSTEM Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Comments: MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3,4,5,6,7-Readily accessible outlets were tested with a SureTest electrical tester and found to be a mix of grounded and ungrounded. Some of the original 2-prong outlets have been replaced with modern 3-prong outlets, however it is important to note that just because it has 3 prongs, does NOT mean that it is grounded. This should be expected for a building of this age where owner is NOT required to upgrade. The outlets have the proper voltage and are functional, however it is always advisable to have grounded outlets. Computers are very sensitive devices, and commonly experience data corruption in non-grounded environments. Ungrounded outlets pose a safety hazard and are in violation of the building and national wiring codes. It is recommended, but not required, based on the age of the house, that a licensed electrical contractor upgrade all ungrounded outlets, which most likely will involve replacement of some of the wiring.

7.8	ELECTRICAL SYSTEM Picture 1 Picture 2 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2-There are two outlet covers in the rear lower right office that are missing a cover. There may be others throughout the building that were not located due to tenant stored items. (safety)

7.9	ELECTRICAL SYSTEM Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-There are wires in a small junction box located on the ceiling in the rear lower right office ceiling that is missing a cover. (safety)

7.10

ELECTRICAL SYSTEM Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Picture 8 Picture 9 Picture 10 Picture 11 Picture 12 Picture 13 Picture 14 Comments: MORE THAN MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3,4,5,6,7,8,9,10,11,12,13,14-The building has about a dozen fused and breaker type electrical panels. All the these panels are basically located along the rear wall within each bay. There are some electrical issues in need of repair which are listed below. A-The majority of all panel covers were found to be missing or unattached. Some covers were found nearby. This exposes live voltage creating a safety issue where installation a cover over ALL electrical panels is recommended, before closing. B-The fuse panels have some 12 and 14-gauge wiring connected to 30-amp glass plug fuses. The 12 gauge wiring should have 20 amp fuses, 14 gauge wiring should have 15 amp fuses, and only the 10 gauge wiring should have 30 amp fuses. Further investigation and any necessary repairs by a licensed electrical contractor are recommended for the overfused wiring which could be considered a fire hazard, before closing. Repairs may include but are not limited to upgrading fuse panel with a breaker panel. C-Some of the sub-panels were found to have the ground and neutral wires on the same bar. All sub-panels should have the neutral (white) wires separated from the ground (bare) wires. Mixing these on the same bar allows the possible potential for voltage to be present on the grounding system. Opinions by licensed electrical contractors on this panel issue varies between safe and unsafe. I recommend you consult a licensed electrical contractor for an opinion and correct if necessary. D-The rear wall of the second from the right bay contains the majority of the electrical panels. There are also numerous disconnect panels, and runs of conduit and wiring. Some areas are readily accessible within the small break room, however some panels and wiring is located directly above the former and now enclosed rear entry area. This area is accessible through a small opening above the hallway refrigerator. There was 120 and 240 voltage measured on the panels along this area, indicating this equipment is still be used in some capacity. There are also some old conduit, wiring, armored type cabling, and disconnects which appear to no longer be in-use which still have power connected. This entire rear wall area appears very congested and based on all the missing covers, over-fusing, and aged cabling, it is recommended that a licensed electrical contractor further investigate and repair, which may include but is not limited to removal of all unused components and an overall 'clean-up' of what could be considered a fire-hazard area, before closing. Refer to report section 7.6 for additional information.

HEATING SYSTEM

COOLING SYSTEM

9.0

COOLING SYSTEM Picture 1 Picture 2 Picture 3 Picture 4 Comments: FOR YOUR INFORMATION 1,2,3,4-The 4 heating and cooling units are located on top of the roof. Each cooling unit has a 5-ton capacity. COOLING SYSTEM CAPACITY: The measured building dimensions are 104ft wide x 98ft deep for a total of about 10,092sqft of air conditioned space. There are 4 a/c systems, each rated at 5-ton for a total of 20 tons. Using the 20 tons at 550 square foot per ton would be adequate to cool about 11,000 square foot. This is good! The most widely used or generally accepted rule of thumb states 1 ton for every 550 square foot of living space. This design method is based on the floor area of the house. Of all the design methods, only the "square foot method" is at all reasonable. However opinions on a square footage value varies among licensed heating and air contractors where it is can range from 500 to 700 or even 1000 square foot for well-designed and quality-built homes. Rules of thumb are based largely on experience and possibly from poorly insulated and leaky buildings of the past and can lead to excess system capacity and higher costs for the owner.

9.1

COOLING SYSTEM Picture 1 Picture 2 Comments: FOR YOUR INFORMATION The building has 4 central cooling system which is sometimes referred to as a "split system" which has an exterior condenser coil unit and an interior evaporator coil unit. These units are central systems, however the condenser and evaporator coils are both in one unit which is sometimes refereed to as a"package" type unit which contains the entire heating and cooling systems and a single fan forced air system. Annual cooling system service by a licensed heating and air contractor is always recommended. (Maintenance tip.)

9.2	COOLING SYSTEM Comments: FOR YOUR INFORMATION 1-The rear upper right office area window unit is functional. This is only a a/c unit and has no heat option.

9.3

COOLING SYSTEM Comments: FOR YOUR INFORMATION The package units appear level and the difference between the measured supply temperatures and measured return temperature for the three working units were within the normal 14 to 25 degree range. This is good! One unit could not be tested because it does not turn on. Refer to heating section for additional information and recommendations.

FIREPLACE, CHIMNEY

FOUNDATION INTERIOR

11.0

BASEMENT, CRAWLSPACE, FOUNDATION INTERIOR Comments: FOR YOUR INFORMATION 1-Each bay has a full concrete slab foundation floor. The far left and far right bay slabs are slightly higher than the two middle bays because each was formerly a separately constructed and independent building., however all appear functional and free of major cracking and deterioration. All floor areas could not be inspected due to numerous tenant owned furniture items throughout all areas. The concrete slab foundation interior inspection was limited because the majority of all areas are finished with floor coverings.

COMPLIMENTARY PHOTOS

12.0

COMPLIMENTARY PHOTOS Picture 1 Picture 2 Picture 3 Picture 4 Picture 5 Picture 6 Picture 7 Picture 8 Picture 9 Picture 10 Picture 11 Picture 12 Picture 13 Picture 14 Picture 15 Picture 16 Picture 17 Picture 18 Picture 19 Picture 20 Comments: FOR YOUR INFORMATION 1,2,3,4,5,6,7,8,9,10,11,12,13,14,15,16,17,18,19,20-Complimentary photos.