An office building inspection worth $80,000 at the table

Penthouse roof

• The penthouse roof is aging with several low areas and patches on the rooftop surface. Recommend a full evaluation of the rooftop surface before closing. Budget in the short to intermediate term for replacement.

Drainage sills

• The drainage sills on the exterior of the building are showing signs of wear and tear. This could lead to unnecessary and unwanted water penetration. Recommend a full assessment and repairs by a licensed and qualified contractor.

Exterior grading and foundation protection

• The concrete apron around the perimeter of the building has settled in several areas. This can lead to open cracks that can allow water to gather against the foundation. Recommend that the apron be properly maintained to protect the foundation from excess water penetration.

Rooftop elevator room

• There is a handwritten warning on a door in the upstairs elevator room suggesting that the door should not be open because there is a shaft behind it. Recommend professional signage.
• The junction box for the power supply at the thermostat for the vent fan is loose.

Exterior stairs

• The handrail on the steps to the basement on the exterior are short at the top. The handrail must be readily graspable as the foot hits the third step.
• There is no return on the handrail at the bottom of the steps.
• The gaps between the balusters on the railing overlooking the basement staircase are wider than 4 inches.

Grading and drainage

• There is no protective grate on the drain at the front of the parking lot on the [street] side.

Suite 100

• The cover plate is missing on the 2 electrical outlets set in the data room.
• There are pull strings on window coverings. These are safety hazards especially for small children.

Suite 204

• There are pull strings on window coverings.

Suite 300

• There are pull strings on window coverings

Suite 302

• The cover plate is missing behind the TV mounting bracket in the conference room.
• There are pull strings on window coverings.

Suite 304

• There are pull strings on window coverings.

Suite 305

• There are pull strings on window coverings

Suite 400

• There are pull strings on window coverings.
• The exit sign next to the nurse station is not properly lit.

Main roof

• There is a piece of angle iron on the rooftop surface beneath the steps.

Penthouse roof

• Alligatoring was observed on several of the rooftop patches.
• The ledge around the perimeter of the penthouse roof is deteriorated exposing wood.

Elevator access stairs

• There is chipping and peeling paint on the metal staircase to the elevator mechanical room.
• The staircase is pitched to the left.

Elevators

• In the rooftop elevator room, there are 2 drywall penetrations behind the elevator traction machine number 2.
• All elevator certificates are not up to date.
• The elevator floor indicator displayed a non standard numeric code rather than the floor position. This may indicate a temporary fault, resect condition or system non normal operating mode.
• There is a crack tile at the threshold of the new elevator.

Exterior

• Parging on the [street] side of the right corner is failing.
• There is exposed wood beneath the flashing on the windows above the basement staircase.
• Vegetation is growing on the side of the building.
• Sills on the drain water management system need to be visually inspected and repaired as necessary.
• The apron around the building has settled in several areas creating gaps and possible trip hazards. Details are in the report.
• The sidewalk on the left side of the building near the food truck is cracked and displaced.
• There was a crack at the bottom of the top step riser on the right side for the basement steps.
• There is a drain at the bottom of the basement staircase that could become clogged. Recommend a convex cover.
• The drain line at the back of the parking lot when the left is clogged.
• The drain line on the front of the parking lot is missing a grate.
• The curb opening storm water inlet is filled with debris and there is evidence of erosion.
• Recess lighting on the first level around the building is not working.
• The [tenant] sign is inconsistently lit.
• Exterior sign is not lit at night.
• There is a light fixture on the [street] side of the building that has been displaced.
• There was a gap between the wall and the curve next to the dumpster.
• Yellow paint is failing on the light posts around the parking lot.

Foundation

• The apron around the foundation has settled in several areas. Recommend further evaluation and repairs as necessary.

Emergency staircase

• At the lobby, the auto close device on the staircase is loose.

Buildingwide HVAC

• Insulation on the refrigerant line set for the 10 heat pumps should be visually inspected and repaired as necessary.
• Recommend that the independent heating system on the condensation drain lines be hardwired so that they are not accidentally unplugged.
• There is rust in the base of the outdoor unit that appears to be running through onto the rooftop.
• Insulation on the refrigerant line set at the compressor is damaged and should be replaced.

Plumbing

• The gas supply system could not be confirmed as properly bonded.
• Water temperature on the 3rd floor what are heater is only 100°. It should be a minimum of 110°.
• The sump pump lid is not properly sealed.
• The ejector pump lid is not properly sealed.
• There is black organic-like material in the back right corner on the ceiling of the room with the ejector pump.
• There is a sealed up drain line in the old plumbing room. There are signs that the pipe may be failing with rust marks beneath the pipe on the wall. Recommend further evaluation of the abandoned pipe.

Electrical rooms

• Fire blocking needs to be improved in the PO panel room.
• Fire blocking needs to be improved in the P1 panel room.
• Fire blocking needs to be improved in the P2 panel room.
• Fire blocking needs to be improved in the P3 panel room.
• Fire blocking needs to be improved in the P4 panel room.

Lower-level suite

• Ceiling penetration about halfway into the gym is not properly fireblocked.

Suite 101

• Spout on the sink is loose.

Suite 102

• A ceiling tile is missing in the file room.

Suite 202

• Flooring in the front treatment room is damaged.
• There are three ducted circulation fans above the ceiling that is generating a lot of noise and an excessive amount of heat. The temperature in the area above the ceiling tiles was measured above 100°. Recommend further investigation and evaluation.

Suite 400

• There is an oil leak on the auto close device on the exit door next to the employee area.

Penthouse

• There are signs of previous water penetration on the wood support framing next to the metal framing in several locations.
• There are some gaps between concrete panels and framing.
• There are signs of previous damage on the west side of the wall on the exterior. Recommend further evaluation by a structural engineer.
• The electrical outlet near the passive northeast corner vent is dead.

Other observations

• There are signs of previous water damage on both sides of the exterior wall for the men’s bathroom on the first level. Water may have migrated across the framing from the interior to the exterior exposing the interior walls to moisture. Because the interiors of the wall are not painted they are susceptible to microbial growth. Recommend further revaluation of this area.
• Sink in the basement bathroom is slow to drain.
• The men’s basement bathroom toilet has a loose seal.
• The women’s basement bathroom toilet is loose.
• Ventilation should be improved in both basement locker rooms/bathrooms.
• The lens on the motion detector switch in the men’s room is broken.
• The thermostat for the air handler in the basement storage area is not mounted.