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National Property Inspections

Bill Erickson, Fast Food Restaurant, Omaha, NE,

Wednesday, November 23, 2011InspectorInspectorInspectorInspector

Steve Hancock8655236200

[email protected] License # 140

Inspection Date : Inspector: Steve Hancock Email: [email protected]

11/23/2011 Inspector Phone: (865) 523-6200 TN License # 140

" Independently Owned and Operated " ©1996-2013 of 34



GENERAL INFORMATION

GENERAL CONDITIONS AT TIME OF INSPECTION :

YesProperty Occupied : Property Faces : ¨ North ¨ South ¨ East þ West

Estimated Age Of Property : 30+ Year(s) Weather : Cloudy Temperature : 50 F

Soil Conditions : ¨ Dry þ Damp/Wet

Snow ¨ Frozen¨Type of Property : þ Single ¨ Multi

Persons Present : ¨ Buyer ¨ SellerPrimary Construction : ¨ Wood ¨ Block ¨ Brick

¨ Buyer's Agent ¨ Seller's Agent

þ Other : Metal Frame þ Other Present : Employees

DEFINITIONS :Below are listed the definitions used throughout the report to describe each feature of the property.

ACC (ACCEPTABLE) The item/system was performing its intended function at the time of the inspection.

MAR (MARGINAL) The item/system was marginally acceptable. (It performed its designed function at the time of theinspection. However, due to age and/or deterioration, it will likely require early repair orreplacement.)

NI (NOT INSPECTED) The item/system was not inspected due to safety concerns, inaccessibility and/or concealment orseasonal conditions.

NP (NOT PRESENT) The item/system does not exist or was visually concealed at the time of the inspection.

DEF (DEFECTIVE) The item/system failed to operate/perform its intended function, was structurally deficient, was unsafeor was hazardous at the time of the inspection.

SCOPE OF THE INSPECTION :National Property Inspections wishes to remind you, every property requires a certain amount of ongoing maintenance,such as, unclogging drains, servicing of furnaces, air conditioners, water heaters, etc. This property will be no exception. Itis suggested that you budget for regular maintenance/repairs.

The following report is based on visual inspection only of the accessible areas of this property. Please read and study the entire reportcarefully.

The intent of the property inspection is to identify and communicate conditions of the facility and components of the facility that are categorized and listed on the inspection form, particularly maintenance issues. This inspection is a visual review of readily accessible areas and components. The inspector will endeavor to observe the operation of mechanical and electrical systems and note the condition of the systems. It is not technically exhaustive and no excavation, disassembly or removal of covers, panels, or obstructions is performed. Hidden or obstructed defects may not be observed. Client is encouraged to solicit firm bids for any repairs.






GRADING / DRAINAGE ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

þ Positive Slope ¨ Negative Slope ¨ Ponding¨ Near Level

Comments : Drainage flows from south side of lot to north side of lot and onto Lindsay Street.

PARKING LOT ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

¨ Concrete þ Asphalt ¨ Brick ¨ Gravel

¨ General Deterioration ¨ Cracks ¨ Settlement

Comments : Previous cracks in driveway have been patched.There are 57 parking spaces with 2 marked for handi-cap.

Parking Lot:

FLATWORK þ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs ¨ þ ¨ ¨ ¨

þ Concrete ¨ Flagstone ¨ Brick ¨ Wood

¨ General Deterioration ¨ Handrail Loose / Missing ¨ Cracks / Settlement ¨ Tripping Hazard

¨ Poor Earth / Wood Clearance

Comments : Concrete walk at rear of bldg (SE) has slight separation from building due to leakage around gutter downspout. Recommend repair of gutter downspout and sealing gap at concrete/bldg.






Flatwork:

FENCES/ENCLOSURES ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs ¨ ¨ ¨ þ ¨

¨ Wood ¨ Plastic / PVC ¨ Chain Link ¨ Masonry

¨ Wrought Iron

¨ General Deterioration ¨ Leaning ¨ Rotting ¨ Portion(s) Missing

¨ Needs Repairs

Comments : There is an enclosure for one of the dumpsters but no gate or front cover. The 2nd dumpster sits in an asphalt parking space. Per the managers, there is no grease trap on the interior of the building. The grease is removed daily from the grills and stored in an exterior grease dump that is collected periodically. It appears waste water does not flow thru a grease trap. Due to the limitation of a visual inspection, buyer may want to ask seller about a possible grease trap.

Fences/Enclosures: Fences/Enclosures:






Fences/Enclosures:

RETAINING WALLS ¨ Monitor Condition ACC MAR NI NP DEFþ Recommend Repairs ¨ þ ¨ ¨ ¨

¨¨ Sides þ Driveway ¨ Front Rear¨þ Concrete þ Block ¨ Timber Stone

þ Brick¨¨ General Deterioration ¨ Weep Holes Needed ¨ Cracks Leaning

Comments : 2 retaining walls: One is at the street is assumed to be concrete block with brick veneer. Second one is at the back of the parking lot and extends up to the building above the parking lot and is concrete sprayed on top of soil.Minor repair needed where there are cracks in the brick veneer for the steps and handrail at the retaining wall.

Retaining Walls: Retaining Walls:






Retaining Walls:

¨ Monitor Condition ACC MAR NI NP DEFROOFINGþ Recommend Repairs ¨ þ ¨ ¨ ¨

Age : 1 Years Design Life : 25 Year(s) Layers : 1

¨¨ Visual From Ground þ Walked On ¨ Ladder at Eaves Snow Covered

¨¨ Asphalt / Composition ¨ Wood Shake ¨ Wood Shingle Tile¨¨ Tar and Gravel ¨ Metal ¨ Rolled Composition Slate

þ Membrane¨¨ Suspected Leak(s) ¨ Missing Shingle(s) ¨ Cupping/Curling/Lifting/Brittle Previous Repairs Noted

¨¨ Excessive Granular Loss ¨ Bubbling ¨ Trim Trees / Branches Improper Installation

Comments : Leaks not always detectable.

EPDM membrane roof less than 1 year old. This roof has considerable standing water due to lack of roof slope and/or lack of drains. There are 2 roof openings (scuppers) at the rear (east) but due to lack of slope much of the water does not make it to these drains. There are 3 flat (interior) roof drains, 2 located toward the front of the bldg and 1 near the rear of the building. 2 of these drains are clogged with debris and only partially working. At this point more of the flat roof drains are needed to adequately drain the roof surface. While standing water does not damage the membrane, roofing manufacturers recommend a positive drainage system of 1/4" per foot.






Roofing: Roofing:

Roofing:

¨ Monitor Condition ACC MAR NI NP DEFROOF FOR COOLERþ Recommend Repairs ¨ þ ¨ ¨ ¨

Age : 1 Years Design Life : 25 Year(s) Layers : 1

¨¨ Visual From Ground þ Walked On ¨ Ladder at Eaves Snow Covered¨¨ Asphalt / Composition ¨ Wood Shake ¨ Wood Shingle Tile¨¨ Tar and Gravel ¨ Metal ¨ Rolled Composition Slate

þ Membrane¨¨ Suspected Leak(s) ¨ Missing Shingle(s) ¨ Cupping/Curling/Lifting/Brittle Previous Repairs Noted¨¨ Excessive Granular Loss ¨ Bubbling ¨ Trim Trees / Branches Improper Installation


Water standing on roof, no visible drainage. Recommend drainage for this roof.






Roof for Cooler: Roof for Cooler:

Roof for Cooler:

¨ Monitor Condition ACC MAR NI NP DEFMISCELLANEOUS ROOF EQUIPMENTþ Recommend Repairs ¨ ¨ ¨ ¨ þ

Age : Design Life :

¨¨ Visual From Ground ¨ Walked On ¨ Ladder at Eaves Snow Covered¨¨ Asphalt / Composition ¨ Wood Shake ¨ Wood Shingle Tile¨¨ Tar and Gravel ¨ Metal ¨ Rolled Composition Slate

¨ Membrane¨¨ Suspected Leak(s) ¨ Missing Shingle(s) ¨ Cupping/Curling/Lifting/Brittle Previous Repairs Noted¨¨ Excessive Granular Loss ¨ Bubbling ¨ Trim Trees / Branches Improper Installation


1 piece of equipment on roof is enclosed with tape and plastic and not in operation.






Miscellaneous roof equipment:

FLASHING/VALLEYS ¨ Monitor Condition ACC MAR NI NP DEFþ Recommend Repairs ¨ ¨ ¨ ¨ þ

¨ Metal þ Composition / Membrane

¨ General Deterioration ¨ Rust ¨ Improper Installation ¨ Suspected Leak(s)

¨ Exposed Nails ¨ Previous Repairs Noted ¨ Filled with Debris

Comments : .1 of the boots on the sign located on the north side of the bldg is detached and needs repair to prevent moisture intrusion.

Flashing/Valleys: Flashing/Valleys:






GUTTERS/DOWN SPOUTS/ROOF DRAINS ¨ Monitor Condition ACC MAR NI NP DEFþ Recommend Repairs ¨ ¨ ¨ ¨ þ

þ Aluminum ¨ Copper ¨ Steel ¨ Vinyl¨ Missing ¨ Rust / Corroded ¨ Leaking ¨ Loose¨ Filled with Debris ¨ Misaligned ¨ Missing Extension / Splash Block

Comments : There are 5 roof drains. 3 are interior drains with a sieve or cover on top of the drain. 2 of these drains currently have standing water around them due to debris preventing drainage. These need periodic maintenance. There are 2 scuppers at the rear that have downspouts attached to them. The catch basin and downspouts for these drains are rusted, leaking and need to be replaced.

Gutters/Down Spouts/Roof drains: Gutters/Down Spouts/Roof drains:

Gutters/Down Spouts/Roof drains: Gutters/Down Spouts/Roof drains:






EXTERIOR SURFACE ¨ Monitor Condition þ Recommend Repairs

ACC MAR NI NP DEF

SIDING/TRIM þ ¨ ¨ ¨ ¨

EXTERIOR FAUCETS Location : north side ¨ ¨ ¨ ¨ þ

EXTERIOR ELECTRICAL OUTLETS ¨ NO GFCI þ ¨ ¨ ¨ ¨

EXTERIOR LIGHTING ¨ ¨ ¨ ¨ þ

þ Wood ¨ Metal ¨ Vinyl ¨ Stucco

¨ Synthetic Stucco ¨ Composite ¨ Veneer ¨ Brick

¨ General Deterioration ¨ Needs Paint ¨ Missing / Loose ¨ Cracked

¨ Needs Caulk / Seal ¨ Poor Earth / Siding Clearance

Comments : Exterior faucet is not attached to bldg and susceptible to damage when hose is extended.There are 6 free standing light poles with 2 lights per pole, due to the time of day these lights were not energized. The middle light on Lindsay Street is damaged and has exposed electrical wires.

Exterior Surface: Exterior Surface:

WINDOWS ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

¨ Wood ¨ Vinyl þ Metal

¨ Insulated Panes ¨ Single Pane ¨ Window Wells

¨ General Deterioration ¨ Needs Caulk / Seal ¨ Defective / Damaged Storm Windows

¨ Needs Paint / Finish ¨ Fogged ¨ Painted Shut

Comments :






þ Monitor Condition ACC MAR NI NP DEFMAIN DOORS¨ Recommend Repairs ¨ þ ¨ ¨ ¨

¨ Wood þ Metal ¨ Vinyl ¨ Fiberglass

¨ General Deterioration ¨ Delaminated / Damaged ¨ Missing / Damaged Hardware ¨ Doorbell Inoperative

¨ Screen / Storm Door Damaged ¨ Evidence of Leak(s) þ Repair/Replace Weather-Strip ¨ Needs Caulk / Seal

Comments : Weather-stripping needed on front doors.

Main Doors:

¨ Monitor Condition ACC MAR NI NP DEFSERVICE DOORS¨ Recommend Repairs þ ¨ ¨ ¨ ¨

¨ Wood ¨ Metal ¨ Vinyl ¨ Fiberglass

¨ General Deterioration ¨ Delaminated / Damaged ¨ Missing / Damaged Hardware ¨ Doorbell Inoperative

¨ Screen / Storm Door Damaged ¨ Evidence of Leak(s) ¨ Repair/Replace Weather-Strip ¨ Needs Caulk / Seal

Comments :

SURFACE FOUNDATION ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

¨ Concrete Block ¨ Concrete þ Slab ¨ Post / Pier¨ Insulated Concrete Forms (ICF)¨ Brick ¨ Stone ¨ Wood

¨ General Deterioration ¨ Horizontal Cracks ¨ Step Cracks ¨ Vertical Cracks

þ Limited Observation ¨ Needs Caulk / Seal ¨ Trim Vegetation ¨ Sub-Grade Entryway

Comments :






STRUCTURAL FRAME AND BUILDINGENVELOPE

¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

þ Concrete Block ¨ Concrete ¨ Slab ¨ Post / Pier

¨ Insulated Concrete Forms (ICF)¨ Brick ¨ Stone ¨ Wood


¨ Limited Observation ¨ Needs Caulk / Seal ¨ Trim Vegetation ¨ Sub-Grade Entryway

Comments :

Attic / RoofMethod of Inspection ¨ Physical Entry þ Visual from Access ¨ No Access / Limited View 30 % Visible

ATTIC / ROOF FRAMING/SHEATHING ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

þ Trusses ¨ Rafters ¨ Plywood / Panel Boards / OSB¨ Delaminated¨ Broken Rafters / Trusses ¨ Deflection ¨ Water Stains / Suspected Leak(s)


Several pieces of drop ceiling were removed to obtain limited views of the structure. The majority of the structure is concrete block walls with reinforced concrete decking. The front of the building has bar joists with steel beams. No issues observed with the structure.Majority of ceiling is not insulated.

Framing/Sheathing: Framing/Sheathing:






Framing/Sheathing:

ATTIC ELECTRICAL ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

¨ Open Splices / Junction Boxes

Comments : Limited visibility due to obstructions. See Electrical Section for additional Information.

¨ Basement ¨ Crawl Space þ Slab On GradeFoundation Type

Interior Foundation

¨ Monitor Condition ACCINTERIOR FOUNDATION MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨


¨ Limited Observation ¨ Leaning / Bowing ¨ Inadequate Ventilation ¨ Efflorescence / Suspected Leak(s)

Comments :

FLOOR/SLAB ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

þ Concrete ¨ Wood

¨ Settlement ¨ Cracks ¨ Differential þ Obscured / Covered

Comments :






ELECTRICAL þ Monitor Condition ¨ Recommend Repairs

SERVICE SIZE (Main Panel)¨ 100 Amp¨ 60 Amp¨ 110 Volt (Nominal) ¨ 110 / 220 Volt (Nominal) þ 120 / 240 Volt (Nominal)

¨ Undeterminedþ 125 Amp ¨ 150 Amp þ 200 Amp

SERVICE SIZE (Sub Panel)¨ 40 Amp ¨ 60 Amp ¨ 100 Amp ¨ Undetermined

¨ 125 Amp ¨ 150 Amp ¨ 200 Amp

ACC MAR NI NP DEF

ENTRANCE CABLE Aluminum Copper þ ¨ ¨ ¨ ¨¨ ¨

PANEL Breaker(s) Fuse(s) ¨ ¨ þ ¨ ¨þ ¨ ¨ Combination

SUB-PANEL Breaker(s) Fuse(s) ¨ þ ¨ ¨ ¨¨ ¨ ¨ Combination

BRANCH CIRCUITS Solid Aluminum Copper þ ¨ ¨ ¨ ¨¨ ¨

BONDING/GROUNDING þ ¨ ¨ ¨ ¨

GFCI(IN PANEL)* ¨ ¨ ¨ þ ¨

ARC FAULT ¨ ¨ ¨ þ ¨

SMOKE DETECTORS* ¨ ¨ ¨ þ ¨

SERVICE Overhead Underground þ ¨ ¨ ¨ ¨¨ þ

¨ Overfused ¨ Double Tapping ¨ Rust / Corrosion ¨ Insufficient Access

¨ ¨¨ Looses Connections No Main Disconnect ¨ Fuse / Breakers Incorrectly Sized Overheating / Scorching¨¨ Improper Splices ¨ Open Knockouts ¨ Water Meter Not Jumpered Improper Ground

Comments : *Smoke Detectors / GFCI's checked with test button only. Monthly Test Recommended.Main panel on exterior and primary panel in back of building were locked.The covers were not removed for the panels. The inspection tags for the fire suppression system was up to date.

2 of the interior sub-panels have open breaker slots that need to be covered.

Electrical: Electrical:






Electrical: Electrical:

PLUMBING ¨ Monitor Condition ¨ Recommend Repairs

Water Service : þ Water Public ¨ Water Private ¨ Water Off Water Shut Off Location : next to water heater

Sewage Service : þ Sewage Public ¨ Sewage Private ¨ Fuel Off

ACC MAR NI NP DEF

SUPPLY þ ¨ ¨ ¨ ¨þ Copper ¨ Galvanized ¨ Plastic ¨ Polybutylene ¨ PEX

DRAINS þ ¨ ¨ ¨ ¨þ PVC ¨ Cast Iron ¨ Copper ¨ ABS

EJECTOR PUMP ¨ ¨ ¨ þ ¨

VENTS þ ¨ ¨ ¨ ¨þ PVC ¨ Cast Iron ¨ Copper ¨ ABS

¨ Improper Connections¨ General Deterioration ¨ Low Flow ¨ Water Conditioner Not Part of Insp.

Suspected Leak(s)¨ Missing / Improper Cleanouts ¨ ¨ Improper Venting ¨ Water Hammer / Noise

Comments : Main utility line, septic systems and gray water systems are excluded from this Inspection.

WATER HEATER ¨ Monitor Condition ACC MAR NI NP DEFþ Recommend Repairs ¨ ¨ ¨ ¨ þ

Brand : Vanguard Model : 6E743A Size : 91 Gallons

Age : 14 Years Design Life : 10-15 Years Serial No : VGNG1097G04226

þ Gas ¨ Electric ¨ Oil ¨ Solar ¨ Integral with Boiler ¨ Tankless¨ Leaks ¨ Rust / Corrosion ¨ Improper Elevation ¨ Insulation Blanket Obstructs View

¨ Gas Leak ¨ Faulty Flue Connection þ At or Near Design Life ¨ Beyond Design Life

¨ Missing / Improper Pressure Relief Valve / Extension ¨ Seismically Strapped ¨ Impact Protection

Comments : One of the exhaust flues on the roof is missing the rain cap & 1 cap is damaged and needs to be replaced. (suspect the missing cap is for the water heater)Unit operating at or near design life, expect early repair or replacement.






Water Heater: Water Heater:

Water Heater:






HEATING UNIT #1 LEFT DR (DINING RM) ¨ Monitor Condition ¨ Recommend Repairs

180000Brand : York Model : DH09ON15N2EAA6 BTUs :

ACC MAR NI NP DEFAge : 4 Year(s) Design Life : 15 Year(s) Serial No: N0E774882

OPERATION þ ¨ ¨ ¨ ¨

ABOVE GROUND STORAGE TANKS ¨ ¨ ¨ þ ¨

HUMIDIFIER ¨ ¨ ¨ þ ¨

þ Forced Air ¨ Heat Pump ¨ Boiler / Hot Water ¨ Steam

¨ Baseboard / Radiant ¨ Gravity

þ Gas ¨ Electric ¨ Oil Propane¨

¨ Air Source ¨ Water Source

¨ Rusted Heat Exchanger ¨ Unusual Flame Pattern ¨ Too Warm to Test ¨ Shut Down For Season

¨ Corroded / Leaking ¨ At or Near Design Life ¨ Beyond Design Life

¨ Improper Temperature Rise ¨ Needs Normal Maintenance / Cleaning

¨ Missing / Improper Pressure Relief Valve Leaks ¨ Underground Storage Tank Not Part of Inspection

Comments : Heat Exchanger - Unable to detect cracks/holes without dismantling unit.

Heating Unit #1 left DR (dining rm):






HEATING UNIT #2 LEFT DRIVE THRU ¨ Monitor Condition ¨ Recommend Repairs

180000Brand : York Model : ZJ090N15S2JAA5 BTUs :

ACC MAR NI NP DEFAge : 1 Year(s) Design Life : 15 Year(s) Serial No: N1G0174097








¨ Rusted Heat Exchanger ¨ Unusual Flame Pattern

¨

Too Warm to Test ¨ Shut Down For Season

¨ Corroded / Leaking ¨ At or Near Design Life

¨

Beyond Design Life




Heating Unit #2 Left drive thru:






HEATING UNIT #3 RIGHT DR ¨ Monitor Condition ¨ Recommend Repairs

180000Brand : York Model : DM090N15N2AAA4A BTUs :

ACC MAR NI NP DEFAge : 5 Year(s) Design Life : 15 Years Serial No: N0D6193174









¨



¨

Beyond Design Life




Heating Unit #3 Right DR:






HEATING UNIT #4 KITCHEN ¨ Monitor Condition ¨ Recommend Repairs

180000Brand : York Model : DM090N15N2AAA4A BTUs :

ACC MAR NI NP DEFAge : 5 Years Design Life : 15 Years Serial No: N0K6951034









¨



¨

Beyond Design Life




Heating Unit #4 Kitchen:






HEATING UNIT #5 BACK KITCHEN ¨ Monitor Condition ¨ Recommend Repairs

135000Brand : Trane Model : YCD120C3L0AC BTUs :

ACC MAR NI NP DEFAge : 12 Years Design Life : 15 Years Serial No: P19100818D









¨



¨

Beyond Design Life

¨ Improper Temperature Rise þ Needs Normal Maintenance / Cleaning



Heating Unit #5 Back kitchen:

DRAFT CONTROL/VENT ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs þ ¨ ¨ ¨ ¨

þ Metal Pipe ¨ PVC

¨ Negative Slope ¨ Improper Size ¨ Inadequate Flue Clearance

¨ Obstruction ¨ Loose Connection ¨ Inadequate / Marginal Combustion Air

¨ Leaks ¨ Improper Connection ¨ Excessive Corrosion / Perforation

Comments :






HVAC DISTRIBUTION ¨ Monitor Condition þ Recommend Repairs

ACC MAR NI NP DEF

DISTRIBUTION ¨ ¨ ¨ ¨ þ

BLOWER þ ¨ ¨ ¨ ¨

CONTROLS/THERMOSTAT (CALIBRATIONS/TIMED FUNCTIONS NOT CHECKED.) ¨ ¨ ¨ ¨ þ

CIRCULATOR PUMP ¨ ¨ ¨ þ ¨

þ Ductwork ¨ Radiators ¨ Baseboard

Circulator Pump Leaking / Noisy / Inoperable

¨ Rusted þ Dirty Filter þ Crushed / Disconnected Ducts ¨ Noisy Blower

¨ Air Leaks Noted at Plenum / Duct Joints ¨

Comments : 2 open, disconnected central HVAC ducts were observed above the drop ceiling. The return air ducts are dirty, system needs cleaning and servicing.The digital temperature reading for the freezer is not working, the one for the cooler (see photo) is working.

HVAC Distribution: HVAC Distribution:

HVAC Distribution: HVAC Distribution:






AIR CONDITIONING #1 LEFT DR ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs ¨ ¨ þ ¨ ¨

Brand : York Model : Size : 7.5 tons

Age : 4 Years Design Life : 10-15 Serial No:

OPERATION

þ Electric ¨ Gas

Heat Pump Evaporative Coolerþ Central Air ¨ Wall Unit ¨ ¨

¨ Outside Unit Not Level ¨ Dirty/Damaged Condenser¨ Noisy Fan / Compressor þ Outside Temp Too Cold to Test¨ Remove Obstructions / Vegetation¨ No Pad Under Unit ¨ No Outside Disconnect ¨ Rust / Corrosion

¨ At or Near Design Life ¨ Beyond Design Life ¨ Missing/Improper Condensate Line¨ Damaged Suction Line

Needs Normal Maintenance / Cleaning

¨ Window Units Not Inspected ¨ Suspected Leak(s) / Clogged CondensateLine¨ Temperature Differential Not Within Industry Standards ¨

Comments : Outside temperature too cold to operate AC unit.

AIR CONDITIONING #2 LEFT DR THRU ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs ¨ ¨ þ ¨ ¨

Brand : York Model : Size : 7.5 tons

Age : 1 Years Design Life : 10-15 Years Serial No:

OPERATION

þ Electric ¨ Gas


¨ Outside Unit Not Level

¨

Dirty/Damaged Condenser¨ Noisy Fan / Compressor þ Outside Temp Too Cold to Test¨ Remove Obstructions / Vegetation¨ No Pad Under Unit ¨ No Outside Disconnect

¨

Rust / Corrosion










AIR CONDITIONING #3 RIGHT DR ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs ¨ ¨ þ ¨ ¨

Brand : York Model : Size :

Age : 5 Design Life : 10-15 Serial No:

OPERATION

þ Electric ¨ Gas



¨


¨

Rust / Corrosion





AIR CONDITIONING #4 KITCHEN ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs ¨ ¨ þ ¨ ¨

Brand : York Model : Size : 7 tons


OPERATION

þ Electric ¨ Gas



¨


¨

Rust / Corrosion










AIR CONDITIONING #5 BACK KITCHEN ¨ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs ¨ ¨ þ ¨ ¨

Brand : Trane Model : Size :


OPERATION

þ Electric ¨ Gas



¨


¨

Rust / Corrosion

þ At or Near Design Life ¨ Beyond Design Life ¨ Missing/Improper Condensate Line¨ Damaged Suction Line


¨ Window Units Not Inspected ¨ Suspected Leak(s) / Clogged CondensateLine¨ Temperature Differential Not Within Industry Standards þ

Comments : Unit operating at or near design life expect early repair or replacement.Outside temperature too cold to operate AC unit.

COMPRESSORS FOR WALKIN COOLERS þ Monitor Condition ACC MAR NI NP DEF¨ Recommend Repairs ¨ þ ¨ ¨ ¨

Brand : Model : Size :

Age : Design Life : Serial No:

OPERATION

þ Electric ¨ Gas

Heat Pump Evaporative Cooler¨ Central Air ¨ Wall Unit ¨ ¨


¨

Dirty/Damaged Condenser¨ Noisy Fan / Compressor ¨ Outside Temp Too Cold to Test¨ Remove Obstructions / Vegetation¨ No Pad Under Unit ¨ No Outside Disconnect

þ

Rust / Corrosion



¨ Window Units Not Inspected ¨ Suspected Leak(s) / Clogged CondensateLine¨ Temperature Differential Not Within Industry Standards þ

Comments : 1 of the cooling units for the walk in coolers has damaged fins, rusted compressor, and missing insulation on the refrigerant lines, all of which reduce the efficiency of the unit.






Compressors for walkin coolers: Compressors for walkin coolers:

BATHROOMS ¨ Monitor Condition ¨ Recommend Repairs

ACC MAR NI NP DEF

CEILINGS Typical Crack(s) Stain(s) þ ¨ ¨ ¨ ¨¨ ¨

WALL(S) Typical Crack(s) Stain(s) þ ¨ ¨ ¨ ¨¨ ¨

WINDOWS/TRIM Evidence of Leak(s) Inoperative Fogged ¨ ¨ ¨ þ ¨¨ ¨ ¨

WINDOW SCREENS Missing Damaged ¨ ¨ ¨ þ ¨¨ ¨

FLOOR/FINISH þ ¨ ¨ ¨ ¨

INTERIOR DOORS/HARDWARE þ ¨ ¨ ¨ ¨

ELECTRICAL (RANDOM SAMPLING OF OUTLETS, SWITCHES, FIXTURES.) þ ¨ ¨ ¨ ¨

GFCI PROTECTION (CHECKED WITH TEST BUTTON ONLY. MONTHLY TEST RECOMMENDED.) ¨ ¨ ¨ þ ¨

HEAT/AIR DISTRIBUTION þ ¨ ¨ ¨ ¨

COUNTERTOPS/CABINETS þ ¨ ¨ ¨ ¨

SINK/FAUCET Leaking Cracked / Damaged þ ¨ ¨ ¨ ¨¨ ¨

TOILET Loose at Base Runs Continuously þ ¨ ¨ ¨ ¨¨ ¨

TUB/SHOWER ¨ ¨ ¨ þ ¨

JETTED TUB No Service Access No GFCI ¨ ¨ ¨ þ ¨¨ ¨

TILE WORK/ENCLOSURE ¨ ¨ ¨ þ ¨

EXHAUST FAN þ ¨ ¨ ¨ ¨

WATER PRESSURE/FLOW/DRAINAGE þ ¨ ¨ ¨ ¨

Comments :






Bathrooms:

*Lawn Sprinklers, Pools, Hot Tubs, and Spas are all high maintenance items requiring ongoing care. This inspection is a visual only ofexposed/accessible areas and is intended to comment on the overall condition of system(s) at the time of the inspection. It should not beconstrued as any type of insurance policy, warranty, or guarantee.

EXTERIOR STORAGE BUILDING ¨ Monitor Condition þ Recommend Repairs

ACC MAR NI NP DEF

ROOF/GUTTER/DOWNSPOUTS ¨ ¨ ¨ ¨ þ

EXTERIOR FINISH þ ¨ ¨ ¨ ¨

STEPS/PORCH/DECK ¨ ¨ ¨ þ ¨

DOORS/WINDOWS/HARDWARE ¨ ¨ ¨ ¨ þ

INTERIOR FINISH ¨ ¨ ¨ þ ¨

STRUCTURAL þ ¨ ¨ ¨ ¨

UTILITIES ¨ ¨ ¨ þ ¨

¨ Obstructed Exterior ¨ Poor Exterior Grading þ Limited Interior Visiblity

¨ Defective / Missing Floor ¨ Remove Vegetation ¨ Deteriorated / Missing Handrails

Comments : The exterior storage building has moisture intrusion. The floor was currently damp and most items were stored up off the floor. The door has a gap at the bottom which would allow moisture entry and the gutter at the rear is missing a downspout and extension. There were water stains along the roof but these stains did not test wet at time of inspection. The roof is flat with standing water.






Exterior storage building: Exterior storage building:

Exterior storage building: Exterior storage building:

EXTERIOR OF COOLER/FREEZER þ Monitor Condition ¨ Recommend Repairs

ACC MAR NI NP DEF

ROOF/GUTTER/DOWNSPOUTS ¨ ¨ ¨ þ ¨

EXTERIOR FINISH ¨ þ ¨ ¨ ¨

STEPS/PORCH/DECK ¨ ¨ ¨ þ ¨

DOORS/WINDOWS/HARDWARE ¨ ¨ ¨ þ ¨

INTERIOR FINISH þ ¨ ¨ ¨ ¨

STRUCTURAL þ ¨ ¨ ¨ ¨

UTILITIES þ ¨ ¨ ¨ ¨

¨ Obstructed Exterior ¨ Poor Exterior Grading ¨ Limited Interior Visiblity

¨ Defective / Missing Floor ¨ Remove Vegetation ¨ Deteriorated / Missing Handrails

Comments : Water stands on the flat roof, with no guttering. Water appears to run down the north side of the structure which may lead to future leakage. No current evidence of interior leaks.






Exterior of cooler/freezer: Exterior of cooler/freezer:

Exterior of cooler/freezer:






SummaryThis summary is not the entire report. The complete report may include additional information of concern to the client. It isrecommended that the client read the complete report.

MISCELLANEOUS ROOF EQUIPMENT Defective

1 piece of equipment on roof is enclosed with tape and plastic and not in operation.

FLASHING/VALLEYS Defective

1 of the boots on the sign located on the north side of the bldg is detached and needs repair to prevent moisture intrusion.

GUTTERS/DOWN SPOUTS/ROOF DRAINS Defective

There are 5 roof drains. 3 are interior drains with a sieve or cover on top of the drain. 2 of these drains currently have standing water around them due to debris preventing drainage. These need periodic maintenance. There are 2 scuppers at the rear that have downspouts attached to them. The catch basin and downspouts for these drains are rusted, leaking and need to be replaced.

EXTERIOR SURFACE

Exterior Faucets Defective

Exterior Lighting Defective

Exterior faucet is not attached to bldg and susceptible to damage when hose is extended.There are 6 free standing light poles with 2 lights per pole, due to the time of day these lights were not energized. The middle light on Lindsay Street is damaged and has exposed electrical wires.

WATER HEATER Defective

One of the exhaust flues on the roof is missing the rain cap & 1 cap is damaged and needs to be replaced. (suspect the missing cap is for the water heater)Unit operating at or near design life, expect early repair or replacement.






HVAC DISTRIBUTION

Distribution Defective

Controls/Thermostat (Calibrations/Timed Functions not checked.) Defective

2 open, disconnected central HVAC ducts were observed above the drop ceiling. The return air ducts are dirty, system needs cleaning and servicing.The digital temperature reading for the freezer is not working, the one for the cooler (see photo) is working.

EXTERIOR STORAGE BUILDING

Roof/Gutter/Downspouts Defective

Doors/Windows/Hardware Defective

The exterior storage building has moisture intrusion. The floor was currently damp and most items were stored up off the floor. The door has a gap at the bottom which would allow moisture entry and the gutter at the rear is missing a downspout and extension. There were water stains along the roof but these stains did not test wet at time of inspection. The roof is flat with standing water.

FLATWORK Marginal

Concrete walk at rear of bldg (SE) has slight separation from building due to leakage around gutter downspout. Recommend repair of gutter downspout and sealing gap at concrete/bldg.

RETAINING WALLS Marginal

Minor repair needed where there are cracks in the brick veneer for the steps and handrail at the retaining wall.

ROOFING Marginal

EPDM membrane roof less than 1 year old. This roof has considerable standing water due to lack of roof slope and/or lack of drains. There are 2 roof openings (scuppers) at the rear (east) but due to lack of slope much of the water does not make it to these drains. There are 3 flat (interior) roof drains, 2 located toward the front of the bldg and 1 near the rear of the building. 2 of these drains are clogged with debris and only partially working. At this point more of the flat roof drains are needed to adequately drain the roof surface. While standing water does not damage the membrane, roofing manufacturers recommend a positive drainage system of 1/4" per foot.






ROOF FOR COOLER Marginal

Water standing on roof, no visible drainage. Recommend drainage for this roof.

MAIN DOORS Marginal

Weather-stripping needed on front doors.

ELECTRICAL

Sub-Panel Marginal

2 of the interior sub-panels have open breaker slots that need to be covered.

COMPRESSORS FOR WALKIN COOLERS Marginal

1 of the cooling units for the walk in coolers has damaged fins, rusted compressor, and missing insulation on the refrigerant lines, all of which reduce the efficiency of the unit.

EXTERIOR OF COOLER/FREEZER

Exterior Finish Marginal

Water stands on the flat roof, with no guttering. Water appears to run down the north side of the structure which may lead to future leakage. No current evidence of interior leaks.

The item/system was marginally acceptable. (It performed its designed function as of the time of theinspection. However, due to age and/or deterioration, it will likely require early repair or replacement.)

(MARGINAL)MAR

The item/system failed to operate/perform its intended function, was structurally deficient, was unsafe orwas hazardous at the time of the inspection.

(DEFECTIVE)DEF






1

Deteriorated gutter catch basin and downspout.

2

Insulation on refrigerant lines above cooler deteriorated.

3

Water supply cut-off & backflow preventer.

4

clean exhaust ventilator




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