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Pre-purchase BuildingInspection Report

Exclusively for: Michelle & John Caruana

20361 Hermana Circle, Lake Forest, CA. 92630

Prepared by:

California Real Estate Inspection Association Master Inspector

Steve Garcia InspectionsBuilding Inspections Since 1986

www. InspectionsBySteve.com(714) 264-5071

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Report Table of Contents

REPORT SCOPE & DEFITIONS 1

INSPECTION INFORMATION 3

SITE & HARDSCAPE 5

BUILDING ENVELOPE & COMPONENTS 8

WAREHOUSE 11

ROOF SYSTEMS 14

FOUNDATIONS & SUB-STRUCTURES 19

PLUMBING 19

WATER HEATERS 23

HEATING & A/C SYSTEMS 24

ELECTRICAL SYSTEMS 30

BATHROOMS 36

INTERIOR OF BUILDING 37

Inspection report exclusively for my contracted client

This report was prepared for the client. Participants in this transaction may call me before the close of this transaction. Any disputes regardingthe documentation contained in this report please document the dispute in writing and send to PO Box 6457 H.B. CA. 92615-6457. Copyright

2010 All Rights Reserved. Steve Garcia Inspections (714) 264-5071.

June/01/2010 Page 120361 Hermana Circle, Lake Forest, CA. 92630

This report was prepared for my client, participants in this transaction may call me before the close of this transaction. Any disputes regardingthe information contained in this report please document the dispute in writing and send to 16652 Dolores Lane, H.B. CA. 92649-3367.

Copyright 2010 All Rights Reserved. Steve Garcia Inspections (714) 264-5071

REPORT SCOPE & DEFITIONS

Thank you for selecting me to provide your Property /Building Inspection. My business is mostly through referrals and Iwould appreciate you recommending my service to your family, friends and associates who may be in need of my services.Log onto my web site to view the many different inspection services I provide.

I am a Master Inspector of CREIA (California Real Estate Inspection Association) Established in 1976 the first and largestprofessional inspection organization in the State of California for property inspectors.

This report describes the property conditions on the date of the inspection, beyond the CREIA standards of practice due towho I am as a person, my experience with over 9000 building inspections, and my education. My evaluation anddocumentation of the property is based upon building standards with respect to quality and workmanship allowing forreasonable wear and tear. The Building Codes are one source I take into account, although my inspections are not a CodeCompliance inspection or local city/municipality ordinance compliance inspection.

Inaccessible areas and cosmetic considerations are specifically excluded from the inspection /report. My inspection is nottechnically exhaustive and does not include tests such as an appropriate specialist might perform on any given systemwith specialized tools. I test components with normal operating controls and do not break down nor take apart any systemother than the front covers of electrical panels and furnaces /heating units. My fees do not include guarantees orwarranties either expressed or implied.

Some features are not inspected. For instance: Sewer drainage, which can become blocked without warning; timercontrolled devices; thermostats and similar control devices are not checked for calibration; security systems; elevators;and personal property such as refrigerators and drapes. I cannot judge what I cannot see, such as conditions hiddenwithin walls, beneath rugs, or deliberately masked. I do not dismantle, turn on gas service to appliances, nor venture intoor onto areas, which in my judgment may be hazardous. The inspection is strictly limited to those items detailed in thisinspection report. To review the inspectors standards of practice and code of ethics please visit www.creia.org.

My services are to assist you, so please call me if you have any questions. (714)-264-5071

I Serve Orange, Los Angeles, Riverside and San Bernardino Counties.

I provide for my clientsOver 800 hours of College Education pertaining to Building/Home Inspection:

Council of American Building Officials (CABO) 1&2 Family Dwelling CodesAmerican Disability Act (ADA) Handicap Building Requirements

Commercial Mechanical InspectionResidential Mechanical InspectionHVAC 100-Refrigeration PrinciplesAir Conditioning Operation /Service

Air Conditioning /Air BalanceConcrete and Masonry InspectionSteel & wood Frame Inspection

Fire /Life and Safety CodesInternational Building Codes

California Building CodesPlumbing InspectionElectrical Inspection

California Energy CodesUniform Building CodesConstruction Inspection

Certification in:

The California Real Estate Inspection Association (CREIA) Designation of Master InspectorEnergy Inspection and Rating by the California State Energy Commission

Building Inspection Technology by Coastline Community College




Building Anchorage Systems by Simpson Strong-Tie

Membership in:

The International Association of Plumbing and Mechanical Officials (IAPMO)The International Association of Electrical Inspectors (IAEI)The California Real Estate Inspection Association (CREIA)

Indoor Air Quality Association (IAQA)

Over 30 years Experience in:

New Construction Quality Control Monitoring (Builder and Buyer)Commercial and Residential Building Construction

Class Action Construction Defect LitigationBuilding InspectionHome Inspection

I have over 2000 hours of Inspection profession associated continuing educationat conferences, seminars and other educational meetings

This report exceeds the CREIA Standards of Practice for some systems and components

CODE DEFINITIONS

SAFETY CONCERNS[SC] Safety Concerns: Conditions noted that may pose a physical danger orhazard to health. These conditions warrant immediate further evaluation andcorrections by an appropriate specialist, using the approved methods andmaterials, with full signed documentation describing the work that was completedand the present condition of the component or system before the completion of thistransaction.

FURTHEREVALUATION

[FE] Further Evaluation: Items noted that warrant a degree of examinationbeyond my generalist inspection by an appropriate specialist, with full signeddocumentation describing the present condition of the component or system,including: cost estimates, corrective measures and life expectances.

CORRECTIONSRECOMMENDED

[CR] Corrections Recommended: Items noted need to be made right, throughmaintenance, repair or replacement or some other method of correction. Allcorrections should be done by an appropriate specialist, using the approvedmethods and materials, with full signed documentation describing the work thatwas completed and the present condition of the component or system before thecompletion of this transaction.

RECOMMENDEDUPGRADE

[RU] Recommended Upgrades: Inspector recommends items noted to be updatedto current standards and/or equipment. Upgrades are systems and/or componentsthat may not have been available or have been improved since the building wasconstructed. All upgrades should be done by an appropriate specialist from theappropriate field using approved methods and materials.




INSPECTION INFORMATION

This report is intended only as a general guide to help the Client make an evaluation of the overall condition ofthe Home/Building and is not intended to reflect the value of the property, nor make any representation as to theadvisability of purchase. The report expresses the opinion of the Inspector, based upon visual impressions of theconditions that existed at the time of the inspection only.

Systems, conditions and environmental evaluation which are not within the scope of the building inspectioninclude but are not limited to: formaldehyde, lead paint, mold, asbestos, radon, toxic or flammable materials, andother environmental hazards; pest infestation, recreational or playground equipment, calibration or efficiencymeasurement of insulation or heating and cooling equipment, concealed or underground drainage or plumbingpiping systems, storage tanks, any systems which are shut down or otherwise secured; water wells ( waterquality and quantity); zoning ordinances; building set-backs, property lines, intercoms; security systems; heatsensors; cosmetics; or building code conformity. Any general comments about these systems and conditions areinformational only and do not represent an inspection.

Should any disagreement or dispute arise as a result of this inspection /report, it shall be decided by arbitrationand shall be submitted for binding, non-appealable arbitration as set forth in the Inspection Agreement, unlessthe parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company SteveGarcia Inspections to inspect the claim prior to any repairs or replacements or waive the right to make the claim.Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to thecomplaint, except in the case of an emergency.

Should repairs be necessary they should be performed by an appropriate specialist in the appropriate trade andthat all work complies with applicable building codes, including governmental permits, inspections with finalsignatures.

Buyer should obtain from Seller receipts for repairs performed by others or seller, a written statement indicatingthe date and details of repairs performed by others or seller. Buyer should verify the conditions of systems orcomponents that were repaired.

California law requires a broad disclosure statement to be provided by the sellers to buyer of most residentialproperty (CA D.R.E. Form TDS-14). If the statement was provided to us, it is used at the inspection to double-check problem areas. I do not cover all the items in the state form; and some items may not be inspected.

NOTWITHSTANDING POSSIBLE STATEMENTS TO THE CONTRARY IN THE REAL ESTATE TRANSFERDISCLOSURE STATEMENT (CA D.R.E.FORM TDS-14), OUR INSPECTION IS NOT A SUBSTITUTE DISCLOSURE ASDESCRIBED BY CIVIL CODE 1102. This means we are not responsible for any errors or omissions on thedisclosure statement nor any possible consequences of such errors or omissions.

It is the Clients sole responsibility to read this report in its entirety, not rely upon any verbal comments and toresearch any and all jurisdictional permits required by the local authorities regarding the property in contract

before the close of this transaction. The Client is to personally perform a diligent visual inspection of theproperty after the Seller vacates to insure that no "condition" was concealed by personal property and/or storeditems while occupied or damaged during the Sellers evacuation of the building. Should any "condition" berevealed that was not addressed within this report prior to, or after the close of this transaction, please contactme immediately for an additional evaluation regarding such "condition."

Resources for lowering your energy costs: Online Consumer & Business Conservation Rebate Databasewww.consumerenergycenter.org California Department of Consumer Affairs: www.dca.ca.gov/energychallenge.htm Local Utility companies (partial list): PG&E 800-743-5000, Edison 800-655-4555, San DiegoGas and Electric 800-411-7343, Southern California Gas Company 800-427-2200

CLIENT & SITE INFORMATION




FILE/DATE/TIME This is a preliminary report before the recommended specialist evaluation /reports.

File # 270510

Date of inspection: May 27, 2010

Time of inspection: 9:00 AM - 4:00 PM.

CLIENT'S NAME Michelle & John Caruana.

INSPECTIONADDRESS 20361 Hermana Circle, Lake Forest, CA. 92630.

WEATHER/SOIL Weather conditions during the inspection: clear, 65 - 70 degrees, and the groundwas moist to dry.

BUILDING CHARACTERISTICS

MAIN ENTRY Faces: the street.

DESCRIPTION 12 year old industrial building.

TYPE OF STRUCTURE Concrete Tilt-up building.

UTILITIES

All three municipal utilities were on during the inspection.

OTHER INFORMATION

PEOPLE PRESENT People present: Owner of the building and employees.

The buyers made an short appearance at the beginning and end of the inspection.

BUILDING OCCUPIED The building was occupied and access to some items such as; electrical outlets/receptacles, windows, wall/floor surfaces, and cabinet interiors were restricted byfurniture or personal belongings. I recommend inspecting in closets, cabinets,blocked walls, floors, windows, receptacles and behind appliances when vacant.

INSPECTED BY Steven William Garcia, of Steve Garcia Inspections, and assisted by inspectorsMark Leuschen and Chuck Lambert.

Specialist present to assist me were Mark Light of Light Electric, Thomas Volpeassisted me with the disclosed water intrusion, and Sean Goodgame of SierraRoofing Inc.

INTRODUCTORY NOTES

IMPORTANTINFORMATION [NOTE] Any statements made in the body of this inspection report pertaining to

left, right, front or rear were referenced by standing in front of and facing thebuilding front door.

[NOTE] Line item numbers within report are for reference and identificationpurposes only.

[NOTE] Photographs, when used, are simply a tool to convey my findings, theyare not intended to enhance those findings or diminish any findings notphotographed.




[NOTE] Regardless of the age of the building I recommend inquiring about allpermits and inspection records with final signatures from the Department ofBuilding and Safety with authority of jurisdiction for any alterations, additions andrepairs that may have been made to the building.

SITE & HARDSCAPE

SITE & HARDSCAPE COMPONENTS

200 SITE GRADING Description: Near level stair steppedsite, with a steep slope at the rear of theparking lot.

[CR] The left side of the building interiorslab appears to be below the exteriorgrade. The front and right side gradeappears to be marginally above theinterior slab. I recommend grademodification in these areas to maintain aminimum of 2-4 inches clearance betweenthe earth and the interior building slab.

[CR] The left side of the building requires grade /soil adjustment (removal of topsoil and/or vegetation) of the grading at the foundation. This is advised to helpexcess moisture flow away from the foundation /building.

[CR] The front grade should be graded to slope away from the building.

201 SITE DRAINAGE Description: Grade /surface water runoffand underground drains.

[CR] The drain system at one or more ofthe grates is clogged with debris /soil, andwould be ineffective during rains. Irecommend all debris be removed ratherthan flushed through the piping if possible,and all drains be cleaned on a regularbasis.

[CR] The front left drain is buried in soil,and the drain grate is located at the rear left of the building.

Grade /soil is above the interior slab.

Suspect drain at front left of building.




202 DRIVEWAY /PARKING Description: Asphalt.

The driveway is functional, with signs ofaging and wear.

There appears to be concrete on thedriveway at the rear area.

[CR] The asphalt driveway is weatheredand lacks routine maintenance.

[RU] The rear fire hydrant is lacking abollard to prevent vehicular damage.

Inspector Recommends: Resurfacing the driveway and parking area at the rear.

203 WALKWAY(S) Description: Concrete. The walkways were functional.

213 DOWNSPOUTS Description: Metal and plastic drains.

The roof water drainage terminates at therear and right side of the building onto thedriveway /parking areas.

The left front drain appears to terminateonto the street though the curb, and thesecondary drain terminates at thebuilding. I recommend installing a splashblock below the secondary drain.

214 FENCES &GATE(S) Description: Metal fencing and gate. The

manual rolling gate operated.

[CR] The fence at the left rear is bent rustyand damaged. One picket is missing atthe right corner of the building.

Suspect concrete on asphault.

Curb drains at left side of the site.

Bent and rusted fence at the left side.




216 LANDSCAPING [CR] Maintenance, trimming or removal ofvegetation is needed at the left and rightsides of the building to prevent overgrowthand encroachment onto the building, gasmeter and water supply shutoff valve.

NOTES [CR] The left side concrete grade drainsystem needs to be cleaned of soil, andthe sandy soil is loose and will cause theconcrete drain system to become soiled.

217 SPRINKLERCONTROL(S) Sprinkler systems are outside the scope

of this inspection. I recommend that anIrrigation Specialist evaluate this entiresystem prior to the completion of this realestate transaction.

218 SPRINKLERVALVE(S) [FE] The building fire protection sprinkler

system and backflow should be servicedand tested.

Gas meter & rusty electrical box at left.

Concrete drain system is soiled from sand.

Sprinkler timer box at right side.

Fire sprinkler valves need servicing.




219 SPRINKLERHEAD(S)

EXCLUDED BY THE STANDARDS OF PRACTICE

220 TRASHENCLOSURE(S) The concrete enclosure is functional, with

a chip at the corner of the wall, and withexception below.

[CR] The doors do not close, one overlapsthe other, and rust is evident.

I recommend painting and sealing thechipped and exposed concrete.

BUILDING ENVELOPE & COMPONENTS

BUILDING WALLS & SIDINGS

310 DESCRIPTION Concrete Tilt-up building.

[CR] The walls are cracking, efflorescencefrom moisture, chipping and blisteredpaint at the left side and areas. Thiscondition could cause moisture damage tothe walls /structure.

Rear slope ground cover is dry.

Left side of the building is cracking.




318 CONCRETEWALL(S) [CR] The cracks appear to be through the

concrete wall at the left side of thebuilding.

321 COMMENTS [CR] Suspected rust spots are evidentaround the building.

322 INSPECTORRECOMMENDS [CR] The grading at the left side should be

corrected and the building caulked andpainted with the proper materials. The topof the walls should be sealed to perservethe walls.

TRIM & EAVES

324 EAVES / SOFFITS [FE] The front entry overhang metal ceiling has moisture spots. The source of thespots is unknown.

Wall crack at the left side.

Suspected rust.

Re-caulk the building joints and windows.




WINDOWS & DOORS

326 EXTERIORWINDOWSCONDITIONS Description: aluminum frame, single

pane, fixed windows.

The windows viewed from the exteriorappeared functional, with exceptionsnoted below.

[FE] The front window frame adjacent tothe front entry doors is bent.

[FE] The rubber glazing around the panesand frames is short at the corners.

[FE] The safety glass marking on theglass in the window to the right of theentry doors is not evident.

327 INTERIORWINDOWSOPERATION Only the left rear interior office window

opens to the warehouse. The window isdifficult to operate.

[CR] Water intrusion is evident in the frontcenter office.

328 EXTERIORDOOR(S) CONDITIONS& OPERATION Description: The front entry metal framed double glass doors are functional.

[FE] Daylight is evident at the center of the doors when closed.

Moisture stain at front center office.




WAREHOUSE

WAREHOUSE

400 INFORMATION The warehouse building slab, walls andceiling are partially blocked with personalbelongings and/or cabinets /wall coveringsand the ceiling vapor barrier.

[FE] The warehouse interior should beinspected when the personal belongingsare removed, and vacant.

The manufacturing equipment, powersupply, outlets and structures are not inthe scope of the inspection.

The building owner and buyer stated all of the manufacturing equipment andstructures will be removed before the close of the transaction.

401 EXTERIOR [CR] The gas supply pipe and suspectedsprinkler test pipe is not sealed at the leftwall.

402 ROOF /FRAMING Description: Metal truss system withwood roof deck support framing, and OSBdeck sheathing.

[CR] The visible framing appears to beserviceable, with the exception of thealtered /removed framing at the addedexhaust vent duct.

The framing members have beenremoved without adding support asrequired.

The warehouse has 5 ventilating skylights. One of the fixed skylights is blocked byplastic. It appears the skylight was covered to block the sun light.

Structures & electrical not inspected.

Seal penetrations at exterior of the walls

Cutout roof framing members.




403 INTERIOR /WALLS Sheetrock /drywall is separating the office

space and the electrical room at the frontleft of the building.

[CR] A small hole is located at the leftside of the owners office, visible in thewarehouse.

[FE] The electrical room has suspectedmold on the sheetrock adjacent to thewarehouse.

404 INTERIORCONDITIONS [FE] The left side walls are cracked as

documented above. Stains on the wallsbelow the roof appears to be from roofleaks.

[CR] The ceiling /roof underside radiantbarrier is loose and missing at areas. Theskylights appear to have moisture stainsfrom roof leaks.

I recommend painting the warehouse roofto wall hardware framing fasteners andbolts, to protect from rusting.

405 FIRESEPARATION [FE] The office space is lacking a fire-

resistive ceiling, and it is unknown if thesheetrock walls are 5/8" type X fire-resistive board.

[FE] The electrical room walls may be fire-resistive sheetrock. The sheetrock in theroom was cut open for the installation of aconduit. The void around the conduit mayrequire sealing for fire separation.

[FE] The electrical room ceiling is soiled,has abandoned sheetrock, and should be evaluated for fire-separation.

406 CONCRETE SLAB The visible areas of the warehouse slab is functional, with slight cracks present.

Electrical room sheetrock, suspect mold.

Stains on the walls, loose radiant barrier

Electrical room ceiling and debris.




407 VENTILATION Ventilation is provided by 5 roof ventilatingskylights.

408 OVERHEADDOOR(S) Description: Metal roll-up doors were

functional, with exceptions noted below.

[CR] The right side door track fasteningscrews are missing nuts /fasteners.

[FE] The left side door track is bent /damaged.

411 EXTERIORPEDESTRIAN DOOR Description: Metal door at the rear left

was operational, with exceptions notedbelow.

[CR] The door lock is missing screws /loose, and the door was difficult to close.

[FE] The rear left door appears to havehad water intrusion below the door.

Ventilating skylights.

Couple washers and nuts missing.

View of the rear left door and slab.




ROOF SYSTEMS

DESCRIPTION

500 FRAME /DECKSLOPE Medium to low slope roof deck with parapet walls.

501 INSPECTIONMETHOD The roof was accessed from the

warehouse ladder.

502 ROOFCOVERING(S) Materials: built-up with a mineral cap

sheet surface.

[CR] The roofing material is deteriorating,buckling and irregular repairs are evident.

503 ROOF LAYER(S) The roofing material is original, with addedtorch applied roofing material at the frontarea, and areas of the parapet walls.

The added roofing material apparentlywas added to repair the leaking roof.

View of the roof and access hatch.

Front roof view & patching.

Adjacent side of the facade & pitch pans.




504 INSPECTORNOTES [FE] The front left glass facade above the

roof /front entry overhang is supported byangle iron. The pitch pans around thebase of the angle iron has beenmaintained improperly with excessivemastic.

The angle iron support /struts are rusting, Irecommend painting the metal.

ROOFING MATERIALS

506 COMPOSITIONSHINGLES Shingles are installed on the adjacent side

of the facade.

[FE] The shingles are becoming loose,and lacking flashing at the angle iron.

514 BUILT-UPROOFING [FE] There are areas where the roofing

material is deteriorated. This condition isconducive to leakage.

[FE] Irregular patching is evident at areasof the roofing.

Pitch pan & rusting angle iron.

Deteriorating roofing material.




515 PARAPET WALLS [FE] Cant strips appear to be lacking atthe base of the parapet walls. Thiscondition is conducive to damage andleakage.

[FE] Unsealed laps are evident, andirregular patching.

516 COMMENTS [FE] The equipment on the roof should beremoved. The roofing material appears tohave been damaged from the equipment.

FLASHINGS

517 DESCRIPTION Metal wall cap flashings, skylightflashings, vent pipe jack flashings, andheat pump platform flashings.

[CR] The wall cap flashing laps have beensealed with improper mastic material.

518 FLASHINGS [FE] A number of the skylights haveirregular added flashings on top of theoriginal curb flashings.

Irregular material installation & patching

Remove equipment from the roofing material

Wall cap metal seams improperly sealed.

Irregular added flashings.




519 INSPECTORRECOMMENDS I recommend the top exposed concrete

walls be patched and sealed to protect thestructure.

PENETRATIONS & VENT PIPES

520 PENETRATIONS When the spray booth vent duct isremoved the roof deck framing will requirerepairs and the deck sheathing replaced.

521 FLUE PIPE(S) [CR] The vent pipes and duct jackflashings have been installed on top of theroofing material improperly, withoutroofing material covering the flashings.

522 COMMENTS [FE] The two original heat pump platformsare rusting, and have improper slope fordrainage.

Patch and seal the exposed concrete.

Spray booth vent duct.

Rusting heat pump platform.




SKYLIGHT(S)

523 SKYLIGHT(S) [CR] The skylights appeared functional,with the exception of the deterioratedroofing material around the skylights, andone skylight dome is broken open.

524 COMMENTS [CR] The roofing material around theskylights is deteriorated and patching isevident.

ROOF DRAINAGE

525 GUTTERS [FE] Roof drains have debris and thesecondary drains are rusting.

[FE] Moisture stains are evident below thedrains in the electrical room ceiling.

526 DOWNSPOUT(S) [RU] The roofing material around thedrains is deteriorating, cracking and hasbeen patched.

Broken open skylight dome.

Deteriorated roofing material at skylight.




527 COMMENTS [RU] The added heat pump is lacking aplatform, and the irregular wood supportsare lacking buffer sheets below.

FOUNDATIONS & SUB-STRUCTURES

FOUNDATION & SUPPORT COMPONENTS

801 FOUNDATIONTYPE(S) Concrete slab on grade /permiter grade beams.

803 EXTERIORPERIMETER The visible surface areas of the grade beams appear functional.

804 INTERIOR SLAB The interior concrete slab could not be inspected due to wall-to-wall floor coveringsin the office spaces.

The warehouse slab is functional with slight cracking.

PLUMBING

WATER SERVICE

900 MAIN SHUTOFFLOCATION The 2" main water supply shutoff valve is

located at the exterior right side of thebuilding. The ball valve was operational.

An interior main supply valve is located inthe building above the mens bathroomvisible from the warehouse.

Added heat pump lacking platform.

Main water shutoff valve.




901 MAIN WATERSERVICE LINE Materials: 2" Copper pipe visible at the

right side of the building.

There is two water meters and two backflow devices with pressure regulators atthe front right of the site in the bushes.

[FE] The two back flow devices requireannual maintenance.

[CR] The static water pressure wasmeasured at an exterior hose faucet andwas 88 PSI, which exceeds the 80 PSI maximum. This condition is conducive toplumbing leaks (pipes and faucets). I recommend the pressure regulator beevaluated and adjusted or replaced to limit the water pressure to or below 60 PSI,or appliance design limits.

902 WATER SHUTOFF [CR] The water meters are not identifiedand labeled.

[FE] One water meter valve is not in thefull open position.

903 INSPECTORRECOMMENDS At the front left side of the site is two water

meters and backflow devices, that appearto be the left neighboring building watersupply.

I recommend the system be identified andlabeled.

[SC] The one water meter concrete coveris broken and damaged. The watercompany should be contacted to replacethe damaged cover.

Water supply backflow devices & regulators

View of the two unlabeled water meters.

Left side of the site water supply.




WATER SUPPLY PIPING

904 DESCRIPTION Materials: Copper piping visible above thebathrooms.

905 WATER PIPINGCONDITIONS The visible water supply piping appeared functional.

906 HOSE FAUCETS The accessible hose faucets were functional, with exceptions noted.

[RU] There are no anti-siphon backflow preventers on the exterior hose faucets. Irecommend installing these devices to prevent water in the hose from entering thewater supply.

907 INSPECTORRECOMMENDS [CR] The interior hall sink faucet leaks

below the counter.

WASTE, DRAIN & VENT PIPING

908 UNDERGROUND /FLOOR DRAIN PIPINGDESCRIPTION Not visible.

909 DRAIN PIPINGCONDITIONS FE] The fixture drain pipes /waste pipes operated and drained when tested, no

blockage or slow drains were evident. Drain and sewer lines have been known toblock at any time whether new construction or older properties. I recommendhaving a video camera inspection be performed on the drain /waste and sewerpiping system prior to close of this transaction.

910 UNDER SINK /BASIN DRAIN PIPES The bathroom and hall sink visible drain pipes were functional.

View of the water shutoff valve & WH.

Replace leaking hall sink faucet.




911 DRAIN & WASTEVENT PIPING The visible areas of the vent pipes

appeared functional, with exception noted.

[CR] The copper vent pipes are lackingbushings between the pipes and metalwall top plate. All copper pipes should beseparated from other metals.

FUEL SYSTEM

913 GAS METER &SHUTOFF LOCATION The gas meter and shutoff valve are

located at the left side of the building.

[RU] The gas supply shutoff was nottested, I do not operate these devices.There is no emergency shutoff wrenchpresent. I recommend providing a wrenchor installing a seismic automatic shut offvalve for emergencies.

914 VALVES &CONNECTORS [FE] The warehouse equipment and gas supply is not in the scope of the

inspection.

915 FUEL GAS PIPING The visible areas of the main gas pipingappeared functional.

EXCLUDED BY THE STANDARDS OF PRACTICE

927 FIRESPRINKLER(S) [FE] These systems are outside the scope of the inspection and are not inspected.

I recommend consulting with a specialist regarding the systems operation andmaintenance.

Copper vent pipes and wall top plate.

Gas meter at the left side.

Gas main shutoff below the meter.




929 COMMENTS [FE] At the exterior left side of the buildingis a pump in and metal enclosed cabinet.The function of the pump is unknown andnot in the scope of the inspection.

WATER HEATERS

WATER HEATER INFORMATION

1001 LOCATION(S) The Rheem 6 gallon 4 year old electric water heater tank is located above thebathrooms.

Access is through the suspended ceiling in the hallway.

WATER HEATER CONDITIONS

1008 TANK(S)CONDITIONS The water heater tank was functional, no leakage evident.

1009 WATER SUPPLYCONNECTIONS The shutoff valve and water supply

connectors are functional.

[RU] The water supply lines are onlypartially insulated to minimize heat loss.

1012 ENERGYSOURCE(S) The electrical connection is functional, with exception noted below.

[FE] A disconnect switch is not provided at the unit.

1013 TANK "T & P"SAFETY RELIEFVALVE(S) A temperature & pressure relief valve and discharge line are installed.

1014 SEISMICSAFETY STRAPS The water heater is double strapped and stabilized/blocked to resist movement.

Pump at the left side of the building.




HEATING & A/C SYSTEMS

HEATING UNIT(S) / FURNACE(S)

1100 LOCATION(S) Three Heat Pumps heating / A/C units areprovided. Two original package units onthe roof and one added condenser on theroof with the air handler /evaporator coil inthe warehouse.

1101 DESCRIPTION The two original building heat pumps onthe roof are operated from thermostats inthe office space.

[CR] One thermostat is located in thecenter office space. The center heat pumpdid not operate when the thermostat wasoperated.

The other thermostat has been updated,and is located in the front center office.The unit operated and supplied air to theleft adjoining office, the front entry area and the office behind.

1105 RETURN AIRFILTER(S) Disposable filters are located in the roof

mounted packaged units, and in thewarehouse air handler unit.

One of the roof mounted units filter isexcessively soiled, the fan was runningcontinuously filtering the air 24-7.

Replace the filters with pleated type filtersevery 6 mounts.

View of the packaged heat pump.

View of the 2 original package heat pumps.

Excessively soiled filter & location.




1106 UNIT(S)CONDITIONS [CR] The one heat pump did not operate,

and the disconnect was installed in the offposition. After installing the disconnect inthe on position the unit did not heat orcool.

1111 FAN(S) /HOUSING(S) The fans and cabinets were functional,

with exceptions of a couple cover screwsfasteners are missing.

1114 RETURN AIRPLENUM(S) [FE] The two heat pumps return air duct insulation board visible at the filter

locations is soiled.

The filter covers do not seal tight when closed. I recommend taping the covers toseal all gaps and voids after replacing the filters.

1115 ENERGYSOURCECONNECTIONS [CR] The electrical liquid tight flex conduit

is deteriorated and damaged at the twounits.

Unit fused disconnect.

View of the heat pump package unit fan.

Deteriorated water prof material & broken.




1116 COMMENTS The two units have fresh air hoods withdampers attached to the return air ducts,due to the windows do not open in theoffice space.

The dampers open when the units areoperating.

I recommend consulting with a heatingand A/C specialist as to the different typeof fresh air systems, for your information.

HEATING UNIT(S) / FURNACE(S)

1100 LOCATION(S) View of the added air handler /evaporatorcoil in the warehouse.

"Split system" The condensing unit is onthe roof and the evaporator coil isconnected to the air handler.

1101 DESCRIPTION [Heat Pump] An air condition system, thatwhen operated in reverse generates heat.

[CR] The cover on the unit is loose andmissing fastening screws.

[FE] The unit is on the roof and does notappear to be secured to the irregularsupports.

1102 BRAND The heat pump appears to be 12 yearsold.

Fresh air opening at the return air duct.

View of the air handler fan and coil.

View of the heat pump.

Heat pump manufacture label.




1103 APPROX. AGE The air handler appears to be 10 yearsold.

1105 RETURN AIRFILTER(S) The disposable filter is located below the

air handler, and is soiled.

Replace the filter with a pleated type filterevery 6 mounts.

After replacing the filter the cover shouldbe tapped and sealed to preventwarehouse air from entering theconditioned air.

This unit does not have a fresh air return.The front left office door could be opened for fresh air.

1106 UNIT(S)CONDITIONS The system functioned properly, with

exceptions noted.

[CR] The refrigerant line set is lackingbushings at the coil intersection.

[FE] The coil /condensate drain pan is abit soiled and holds some water.

1107THERMOSTAT(S) The thermostat in the left center open office adjacent to the owners office operated

the system and supplied air to the left offices.

Manufacture label.

View of the filter & line set not sealed.

Soiled coil condensate drain pan.




1111 FAN(S) /HOUSING(S) The fan and cabinet are functional, with

exceptions noted.

[FE] The fan and insulation board is a bitsoiled.

1113 AIR SUPPLYPLENUM(S) The supply air plenum appeared to be

functional, with exceptions noted.

[FE] There is evidence of air leaks,conditioned air is escaping causing thefiberglass insulation to be soiled.

1114 RETURN AIRPLENUM(S) The plenum below the air handler is not

visible.

[FE] Moisture stains are evident on theexterior sheetrock below the air handlercoil condensate drain pan.

1115 ENERGYSOURCECONNECTIONS The electrical disconnects are in place

and supplying power to the units.

Fan blades are a bit soiled.

Soiled supply air duct insulation at ducts

Moisture stains on return air plenum.

View of the unit & electrical disconnect.




1116 COMMENTS I recommend tapping all of the air handler covers to prevent warehouse air fromentering the conditioned air.

AIR CONDITIONING UNIT(S)

1117 LOCATION(S) The A/C units are the heat pumps asdocumented above.

This section describes the condensatedrain lines.

The added air handler condensate drain inthe warehouse terminates at the front ofthe building.

I recommend extending the drain pipetermination away from the building, andsealing the wall around the pipe.

1124 CONDENSATEDRAIN(S) [CR] The condensate drain lines on the

roof are separated and tapped tougher.

AIR SUPPLY SYSTEMS

1128 DUCT TYPE(S) Fiberglass flex ducts.

[CR] The duct spliced connections havebeen done in an un-workman like manner,and the branch ducts do not appear tohave been sized properly.

Warehouse condensate drain termination.

Condensate drain pipes are separated.

Improper duct connections.




1129 DUCTCONDITIONS [CR] The warehouse unit return and

supply plenums duct connections are notsealed properly.

[CR] The ducts are crimped, and theinsulation is not installed /securedproperly.

1130 REGISTERS &GRILLS [FE] A couple of the right rear office spaces have air supply grills only, no returns.

1131 INSPECTORRECOMMENDS [FE] The duct systems should be fully

evaluated and corrected for proper airsupply /return, and efficiency.

ELECTRICAL SYSTEMS

POWER COMPANY SERVICE ENTRANCE

1201 CONDUCTORCONNECTION POINT The underground service lateral is not visible to inspect in the electrical room.

Warehouse return air duct connection.

Duct insulation not properly secured.




SERVICE EQUIPMENT

1203 CAPACITY The electrical system capacity appearedadequate for the structure.

480 volts / 277, 3 phase 4 wire system

Sec. Amps 400. Supply amps. 800.

1204 COMMENTS Two transformers are in use, A & B, andone transformer is abandoned and not inuse.

208 / 120 transformers.

[CR] The main disconnects andtransformers are not labeled properly,reversed.

SERVICE EQUIPMENT AND GROUNDING

1205 GROUNDTYPE(S) [FE] The grounding connection was not accessable/visible/located below the

electrical cabinet.

MAIN SERVICE PANEL

1208 LOCATION OFMAIN DISCONNECT Main electrical cabinet.

The electrical cabinet cover wasunsecured. I secured the cover afterinspecting.

1209 DISCONNECTTYPE Circuit breakers.

Electric cabinet meter & identification.

Transformer & conduit through wall.

Two main disconnects.




1210 MAIN PANEL [CR] The main disconnects areimproperly labeled, reverse.

SUB-PANEL(S)

1212 LOCATION Electrical room: Panel HA 480Y /277 volts,100 amps. appears to be a lighting panel.

1215 ELECTRICPANEL [CR] The circuit breakers are not labeled. The circuit breakers should be

accurately labeled to allow individual circuits to be shut off for maintenance oremergency needs.

1216 WORKMANSHIP The wiring within the panel appearedserviceable.

Label the two disconnects properly.

Exterior lighting timer location.




SUB-PANEL(S)

1212 LOCATION Electrical room: Panel LA. 90 amp subpanel.

1215 ELECTRICPANEL [CR] A number of breakers are not

properly labeled. The circuit breakersshould be accurately labeled to allowindividual circuits to be shut off formaintenance or emergency needs.

The panel is lacking circuit breakersspaces to correct the double lugging.

1216 WORKMANSHIP [SC] Improper double lugging is evidentat 5 of the circuit breakers in the panel.

1217 INSPECTORRECOMMENDS I recommend removing the unnecessary

circuit breakers and wiring after thebuilding owner removes the warehouseequipment, to correct the double lugging.

Double wires into circuit breakers.

Panel labeling.




SUB-PANEL(S)

1212 LOCATION Panel A is the in the warehouse adjacentto the electrical room.

[FE] The conduit through the electricalroom wall feeding this panel may berequired to be sealed for fire separation.

1213 PANELDISCONNECT RATING 208/120 volt, rated at 200 Amperes. 3 phase.

1215 ELECTRICPANEL [CR] A number of breakers are not properly labeled. The circuit breakers should

they be accurately labeled to allow individual circuits to be shut off for maintenanceor emergency needs.

1216 WORKMANSHIP The wiring within the panel appearedserviceable.

1218 COMMENTS [CR] A equipment panel is located at theleft wall adjacent to the warehouse panel.The panel is missing knockouts, lackingground terminal bar, the circuit breakersare not labeled and one breaker handle isbroken.

[SC] The equipment panel and all of thewarehouse equipment junction boxes arelacking knockouts and covers.

[FE] The warehouse electrical is not in thescope of the inspection, and the owner and buyer stated the equipment will beremoved.

WIRING & CONDUITS

1219 DESCRIPTION Branch Wiring, Copper

Wiring Type, metal flex and conduit.




1220 CIRCUIT WIRING The visible areas of the branch circuitwiring appeared functional above thesuspended ceiling, with exceptions noted.

[SC] Junction box cover plates aremissing above the office /warehouse wall.

[FE] Conduit /pipe is lacking proper endfittings at exposed unidentified wiring.

[RU] Damaged and deteriorating conduiton the roof feeding the heat pumps.

1221 INSPECTORRECOMMENDS [FE] At the left exterior of the building is a

suspected electrical rusty metal box. Thefunction of the box is unknown.

RECEPTACLES & LIGHT FIXTURES

1224 SWITCHES The accessible switches appeared to be functional.

[FE] The switches were not all operated due to the offices were occupied.

1225 RECEPTACLE(S) The accessible receptacles were functional, with exceptions noted.

[SC] Receptacle cover plates are damaged/missing in the electrical room.

[SC] The mens bathroom GFCI receptacle is providing power, but failed to tripwhen tested is pressed. This condition is a safety hazard.

1226 LUMINARIES[LIGHT(S)/FIXTURE(S)] [CR] A few of the office florescent lights were not operating.

[CR] 6 warehouse hanging lights were not operating, and one was bent anddamaged.

[CR] The exterior building lights at the front right, rear left, and outside ownersoffice did not operate.




BATHROOMS

BATHROOMS

1400 BASIN(S) &FAUCET(S) The basins, faucets and piping were

functional, with exceptions noted below.

[CR] The mens and women basins are notproperly secured and not sealed to thewalls.

1403 TOILET(S) The toilets functioned, with exceptionsnoted.

[CR] The mens toilet is loose on the floor,and the valve leaks.

1408 VENTILATION Description: Mechanical ceiling exhaustvent fans.

[CR] The mens exhaust fan is soiled anddoes not operate.

[CR] The women exhaust fan is soiled andslow.

[FE] The exhaust duct installation andsizing is irregular.

Mens basin separated from wall.

Leaking toilet valve.

Bathroom exhaust duct system.




INTERIOR OF BUILDING

CEILINGS

1500 DESCRIPTION Suspended tee-bar ceilings and panels.

[FE] The ceiling panels were not removedto inspect above the front offices due tothe excessive dirt buildup on the insulationand panels.

1501 CONDITIONS [RU] The panels finish is discolored,moisture stained and aged throughout,with the exception of the owners office.

[CR] The fire sprinklers are not all sealed,missing trims openings into thewarehouse air.

[FE] The building owner stated the rearright office /room was added withoutbuilding permits.

1502 INSPECTORRECOMMENDS [CR] The insulation above the panels is

out of place at areas.

Remove the debris from the corner of thewall.

Insulation is out of place at areas.

Office added without building permits.

Remove the debris.




WALLS

1503 DESCRIPTION Sheetrock, and tile in the bathrooms.

[FE] The concrete wall at the right rearoffice has a hole for electrical conduit. Thefunction of the hole /conduit is unknown.

1504 CONDITIONS There were no visible defects evident,other than noted below.

[CR] The owners office front wall wherethe cabinets are attached is separatedfrom the concrete exterior wall.

1505 INSPECTORRECOMMENDS [CR] The mens and woman bathroom wall

tiles are not sealed properly at pipes etc,and abandoned mollys in tiles.

Rear right room plastic conduit /hole.

Molies in the tiles.




CABINETS

1506 CABINET(S) /CONDITIONS The hall cabinet is functional, with

exceptions noted below.

[CR] The faucet is leaking below thecabinet, stains evident.

1507COUNTERTOP(S) /CONDITIONS [CR] The hall countertop is chipped and damaged.

FLOORING

1508 DESCRIPTION /MATERIALS Carpet, vinyl tiles and hard tiles in the bathrooms.

1509 CARPET [CR] The carpet was soiled and stained, is loose at areas /transitions, a potentaltrip hazard.

1513 HARD TILE The visible areas of the tile floor appeared functional.

1514 VINYL TILES [CR] The vinyl flooring is damaged.

INTERIOR DOORS

1520 DOORCONDITIONS The door(s) were functional, with exceptions noted below.

[CR] The mens bathroom door jamb at the bottom is not secured properly.

View below the sink /counter top.

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