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March 14, 2021

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Prepared Exclusively For John Doe, DDS

Prepared For: Property Address:

Property Type: Commercial

Description: 1-Story Office Building

Owner of Record: Date/s of Inspection: Inspected By:

Date of Report: Prepared By: Revision Date:

Submitted by: Know-Fault Ltd.

P.O. 6132

Vernon Hills, IL 60061-6132 (847) 362-9524

Table of Contents

1.0 Executive Summary 1

1.1 General Description …………………………………………………………………………..

1.2 General Condition………………………………………………………………………………

1.3 Cost Estimates to Remedy Deficiencies ………………………………………………. 2.0 Introduction 3

2.1 Inspection Authorization And Scope…………………………………………………….

2.2 Plans…………………………………………………………………………………………………

2.3 Inquiries to Local Authorities………………………………………………………………

3.0 Site 4

4.0 Structure 6

5.0 Exterior 8

6.0 Roof 10

7.0 Electrical 12

8.0 HVAC Source 14

9.0 HVAC Distribution 16

10.0 Plumbing & Water Heater 17

11.0 Interior 19

12.0 Life Safety/Fire Protection 22

13.0 Garage. 24

14.0 Additional/Out of Scope Considerations 26

15.0 Exhibits …………………………………………………………………………………………………….

Equipment Legends ………………………………………………………………………………..L1-L3

Additional Digital Photographs (Download Link) ………………………………………

1.0 Executive Summary

Front Building Elevation Rear Building Elevation

1. General Description

   The property denotes a 1-story brick masonry office building with a detached 2-car garage. According to Addison Township online assessment dated 2009, the office building was built sometime back in 1963 and consists of approximately 1,294 S.F. that now serves as a dental office.

   
   

2. General Physical Condition

   In general, the inspection raises a number of significant issues and concerns of and affecting building occupancy/use that warrant immediate attention, repair or further professional evaluation at this time.

   
   

3. Summary of Items Requiring Immediate Attention, Repair or More Information

   • Roof surface with regard to existing ponding water and indications of prior/reoccurring leaks inside the building (refer to photos).

   • Slight bow in a rear masonry wing wall along with broken brick masonry and severed mortar bonds at isolated areas (refer to photos).

   • Electrical w/regard to overfused circuits at the main panel, illegal double taps present at the GE sub-panel, and wire splicing inside both.

   • Miscellaneous electrical including but not limited to open electrical junction boxes and open terminated flexible metal BX cable laying on the floor inside the crawl space.

   • Miscellaneous electrical w/regard to worn wall outlets, painted over wall outlets, and what appears to be an insufficient number of wall outlets given several cord and plug connected strip outlets present/in use inside the building (refer to photos).

   • Outdoor air condenser w/regard to loose fan motor attachment.

1.0 Executive Summary

1. Summary of Items Requiring Immediate Attention, Repair or More Information

   • Plastic condensate drain line (serves the indoor cooling coil at furnace location) terminates into plastic PVC drain pipe inside the crawl space—not allowed.

   • Water heater installed too close to and inside the free working space normally required in front of the furnace to accommodate installation of the stackable washer/dryer unit in a confined space.

   • Older remaining galvanized plumbing that can increase the likelihood of leaks and repairs.

   • Incidence of prior plumbing repairs at operatory sinks and inside the crawl space.

   • Reverse slope/pitch of plastic drain piping resting on and suspended from metal ductwork using unlisted hangers (electrical wire) inside the crawl space.

   • Plastic PVC (white) piping glued to ABS (black) piping normally not allowed and conducive to plumbing leaks.

   • Plumbing vents terminated too low above the plane of the roof subject to snow/ice blockage, and tar/asphalt lodged down inside a plumbing vent, all of which can affect drainage flow.

   • Slow restricted drainage flow present at operatory sinks at the south end of the building.

   • Water stains present up inside the skylight well and elsewhere at random locations inside the building.

   • Bottom overhead garage door panel deteriorated/in disrepair and larger gap between overhead door panels and garage door liner with the door closed.

   • Miscellaneous general safety concerns such as a crawl space loaded with junk and debris making for difficult access and unsafe working conditions, an improperly vented dryer vent using plastic rib vent, an unprotected gas meter in close proximity to the right-of-way, and a rain water sump pump discharging water in/around the vicinity of a handicap parking stall.

2.0 Introduction

1. Inspection Authorization And Scope

   This report represents an opinion based upon our observations in conducting a Commercial Building Inspection for the property known as, IL., for and in behalf of, per request of

   The Building Inspection Report as presented herein outlines the inspector's observations and opinions regarding the physical condition of the subject property as observed at the time of the inspection based solely upon a visual examination of readily accessible building systems and components as outlined in the report. Unless stated otherwise, the words 'property' and 'building' as used herein denote one and the same property inspected. Also note that the additional photos provided per download link are considered to be an integral part of this report.

   The Building Inspection Report provides recommendations including Opinions of Probable Costs when able for: 1) remedying major deficiencies, 2) updating older/aging major components that may require replacement, and 3) addressing other issues/concerns within the scope of the inspection deemed to be of vital importance by the inspector.

   Recommendations are for remedial actions considered to be beyond normal maintenance and upkeep of the property, and include Opinions of Probable Costs that 1) individually or in aggregate are expected to exceed $3,000 for recommended repairs or replacement, and 2) are solely intended to act as a guide for the client in obtaining hard costs from reputable contractors qualified to do the work.

   The Building Inspection Report is not intended as a warranty or guarantee of any kind with regard to the physical condition, sale or merchantability of the property as it pertains to adequacy, performance or fitness for use.

   The Building Inspection Report is not intended to signify, confer or act as a compliance inspection or certification of or for any governmental/non-governmental codes, ordinances or regulations of any kind.

   The Building Inspection Report is prepared exclusively for the client named herein and shall not be assigned, transferred or sold to any outside third party. Know-Fault Ltd. nor its agents shall bear any responsibility for use of information contained in this report by other than the client for whom it is intended.

   The Commercial Building Inspection was conducted by Martin Potokar of Know-Fault Ltd. on the day of June 5, in the year 2010. Access was limited more than usual given small operatory rooms with dental equipment and other personal effects, an office and laboratory with significant storage/clutter inside, and a small confined space for the utility room. Moreover, inspection of the north and south crawl space was extremely difficult due to significant junk, clutter and debris present beneath the access opening as well as piled up/scattered elsewhere throughout the space at the time of Inspection.

2. Architectural Plans/Drawings

   None made available for review by the owner or client at the time of the inspection.

3. Inquiries to Local Authorities

F.O.I.A. Form submitted by and per the client prior to the inspection.

3.0 Site

1. Description

   
   

   
   

   

   Finish grade along the west side Downspout termination (typical)

   Topography And Drainage

   Varies from flat to positive slope consisting of concrete flatwork and asphalt pavement along the north, south and east sides of the building, and dirt/gravel along the west side. Drainage is contingent upon the design slope of the finish grade/pavement to drain surface water run-off including that from downspouts away from the building/structure as there are no downspout extensions. There is also what appears to be a dry well located in the asphalt pavement directly behind the building.

   Flatwork and Pavement

   Concrete walkway and asphalt pavement.

   Landscaping And Appurtenances

   A couple of evergreens at the southwest corner, a wood platform/ramp leading to/from the side entrance to the building, and a detached 2-car garage at the south end of the property next to the alley.

   Utilities

   Underground gas and an overhead electrical service.

2. Observations/Comments

   • The concrete walkways appear to be in serviceable condition excepting what are considered to be normal shrinkage/settlement cracks for age.

   • The parking lot asphalt pavement requires maintenance repair needs, i.e., filling cracks and seal coating the entire parking lot and drive.

   • The gas meter resides in close proximity to and remains unprotected from drive by vehicles in the right-of-way.

3.0 Site

1. Observations/Comments

   • The gas meter and electrical service meter enclosure appear to be in good repair.

   • Downspouts not extended to discharge water away from the foundation/crawl space.

   • Sump pump discharge line serving the north end crawl space appears to terminate inside the west wall as opposed to being extended away from the foundation wall to prevent recirculating underground water back to the sump pit.

   • The concrete pad that supports the AC unit along the west side of the building is presently settled/sloped toward the foundation wall.

   • The wood platform/ramp is elevated above and next to an abandoned crawl space vent that may predispose to water penetration inside the crawl space.

   • The property appears to provide for adequate on-site parking.

   • Also refer to observations under 'Life Safety/Fire Protection' elsewhere in this report.

2. Recommendations/Costs to Remedy Deficiencies

   Recommendation	Budget Cost
   Install bollards as needed to protect the gas meter from drive by vehicles.	$500/EA
   Raise/level the concrete pad supporting the AC unit to prevent water from draining toward the foundation/crawl space.	$500
   Extend downspouts away from the foundation wall along the west side of the building (Note: Difficult to do along the east side given walkway beneath).
   Extend the sump pump discharge line serving the north end crawl space away from the foundation wall along the west side of the building.

   
   

3. Limitations/Exclusions

   • Soil testing of any kind

   • Inspect/evaluate underground buried drains, catch basins or dry wells.

4.0 Structure

1. Description

   
   

   
   

   

   Junk and debris inside the crawl space Junk and debris inside the crawl space

   Foundation

   Poured concrete defining two separate crawl spaces. Concrete piers inside the north end crawl space.

   Floor

   Boards or plywood subfloor above conventional wood frame depending upon location.

   Walls

   Full brick masonry or brick and block masonry depending upon location.

   Roof

   Roof design build is flat/low slope with high point along the north/south centerline of the roof (Note: Structural framing components and roof deck not readily accessible/open to view).

2. Observations/Comments

   • Visible foundation walls appear to be in reasonably good repair showing no signs of abnormal settlement at this time.

   • Refer to 'Exterior' regarding brick masonry walls.

   • Both crawl spaces appear to be relatively dry showing no signs of abnormal/harmful water penetration/condensation inside the space or on wood framing components at this time.

   • Open electrical junction boxes, loose/hanging and live/open terminated BX cable assemblies laying on the crawl space floor.

   • Refer to 'Interior' regarding floors.

   • The plane of the roof appears to be relatively even and uniform in slope showing no signs of abnormal deflection or sag at this time (Also refer to 'Roof' for related observations).

     
     

     4.0 Structure 4.3 Limitations/Exclusions

   • Foundation walls where hidden/concealed behind Bilt-Rite insulated sheathing inside the crawl spaces.

   • Unable to traverse the entire north and south end crawl spaces due to significant junk, clutter and debris piled up high and scattered throughout both spaces posing a danger/risk to the inspector.

   • Unable to access and observe the floor system beneath the utility room area.

   • No attic/plenum to view roof framing components.

1. Recommendations/Costs to Remedy Deficiencies

   • Remove the stackable washer/dryer unit from inside the utility room given additional weight added to that of the furnace and water heater in a small confined space, and for other reasons cited in the report to follow.

   • Consider installing a plastic vapor barrier over the entire crawl space floor once the space has been rid of all junk and debris.

   • Refer to Life Safety/Fire Protection elsewhere in the report.

5.0 Exterior

1. Description

   
   

   
   

   

   Aluminum/glass door south end entrance Broken brick masonry

   
   

   

   Slight bow in brick masonry wing wall Broken mortar bond between brick masonry

   Exterior Walls

   Primarily brick masonry with two wing walls that project out from the south end wall, and partial reverse board/batten wood siding over an abandoned/former front entrance to the building.

   Soffits/Fascia/Trim

   Wood

   Doors & Windows

   Aluminum/glass door entrances, glass block, and older metal awning type windows.

   
   

   5.0 Exterior

2. Observations/Comments

   • Rear east brick masonry wing wall appears to be slightly bowed/pushed out of the vertical plane.

   • Remaining exterior brick masonry walls appear to be relatively straight and true showing no signs of abnormal settlement at this time.

   • Broken/severed mortar bond in rear east brick masonry wing wall above the broken Lion head.

   • Broken brick masonry at an isolated area along the rear west masonry wing wall.

   • Mortar loss at isolated areas like along the rear east masonry wing wall and elsewhere around the building.

   • Abandoned openings filled in with brick masonry along the east and west wall elevations.

   • Step crack in brick mortar joints above/to the right of a masonry opening along the back wall.

   • Reverse board and batten siding including wood soffit/fascia and trim appear to be in reasonably good repair.

   • Reverse board and batten siding installed too close to the front concrete walk beneath. Repair deemed optional at this time.

   • Exterior wall outlet in brick masonry along the east wall elevation is missing a protective cap to prevent water intrusion.

   • Aluminum/glass doors appear to be in serviceable condition.

   • Older metal awning type windows appear to be in serviceable condition but disused (no screens) and inefficient by today's standards.

   • Wood casing/trim interferes with awning window crank operation in the reception room.

3. Limitations/Exclusions

   • Typical for exterior design build

4. Recommendations/Costs to Remedy Deficiencies

Estimated window replacement cost based upon a range of $350 to $1,000 each doesn't take into account the 2010 Federal energy tax credit of up to $1500 that expires December 31, 2010.

6.0 Roof

1. Description

   
   

   
   

   

   
   

   Design Build

   Plane of roof Brick masonry chimney

   Flat/low slope (also see 'Structure').

   Roofing

   The roof covering appears to be either a built-up roof or modified bitumen with a protective aluminum coating (verify exact type of roof membrane from owner supplied info). Modified bitumen roof coverings have an average useful life expectancy of fifteen to twenty years contingent upon proper roof drainage, annual roof inspections, and preventative maintenance performed over the life of the roof.

   Roof Drainage

   Drainage is contingent upon the design slope of the roof to direct water run-off toward gutters and downspouts installed along the east/west sides of the roof.

   Roof/Wall Flashing

   Same as roofing material aside from metal counter flashing at the chimney, and metal edge flashing above the north and south end walls.

   Roof Insulation

   Indeterminate. Verify from as built drawings or owner supplied information as to type of insulation or foam board that may/may not have been installed beneath the roof covering.

   Chimney

   Brick masonry w/two flues (Note: Only one flue appears to be in use namely, that serving gas utilization equipment at this time).

   
   

   6.0 Roof

2. Observations/Comments

   • Aluminum protective roof coating shows signs of wearing off at this time.

   • Ponding water present at numerous/random locations on the roof at the time of inspection denotes a condition conducive to leaks..

   • Indications of prior patching/repairs at smaller isolated areas.

   • Open/broken seals at overhead service mast roof penetration conducive to leaks.

   • Ridge in roof surface running parallel to and east of the roof north/south centerline possibly due to popped roof decking beneath and not readily determinate at this time.

   • Two plumbing vents positioned too low (less than 12-inches) above the roof surface and one with tar/debris lodged down inside.

   • Gutters appear to be in good repair, free from obstruction and capable of performing their intended function.

   • Also refer to 'Interior' and photos for related observations.

3. Limitations/Exclusions

   • Test the watertight integrity of the roof covering by running a hose on the roof.

   • Perform invasive testing of any kind such as coring or drilling holes in the roof.

   • Determine the remaining life expectancy of the roof covering.

   • Verify preexisting conditions such as prior leaks and repairs to the roof covering.

4. Recommendations

   • Confer with the current owner regarding repairs to any prior and reoccurring roof leaks.

   • Consult with the current owner to verify age and type of the existing roof covering including maintenance and repairs performed to date.

   • Reseal roof membrane flashing at the overhead service mast roof penetration.

   • Consult with a qualified, licensed roofing contractor regarding available options to address existing ponding water on the roof to prevent future roof leaks.

   • Further investigation by a qualified, licensed roofing contractor regarding the ridge formation in the roof surface as this not only impedes drainage flow conducive to ponding water but may also serve to stress/split the roof membrane above that can end up causing a leak.

7.0 Electrical

1. Description

   
   

   

   Overhead service entrance Outdoor electrical meter enclosure

   
   

   

   200A 120/240V Square 'D' Main Panel Older GE electrical sub-panel

   Service & Power Distribution

   1-200A 120/240V 1-phase 3-wire service/supply (Refer to equipment legend for further details).

   Branch Circuit Wiring

   All branch circuit wiring is copper.

   Branch Circuit Overcurrent Protection

   Overcurrent protection for branch circuits is provided by breakers.

   Service Ground To

   Outside ground rod located beneath/in the vicinity of the outdoor meter enclosure.

   
   

   7.0 Electrical

2. Observations/Comments

   • The 200A service/supply is considered to be adequate for an office/dental building of this size.

   • The 60A 240V circuit w/#6 AWG type TW copper supplying the GE sub-panel is rated at 55 amps and is considered to be overfused.

   • 2-20A branch circuits w/#14 AWG copper rated at 15 amps (located on the left side bus), and 1- 30A 120V branch circuit w/#12 AWG wire rated at 20 amps (uses 1-leg of 2-pole breaker) may or may not be overfused depending upon the loads served, i.e., general purpose or motor circuits.

   • Illegal double taps present inside the GE sub-panel on both the left and right side bus.

   • Wire splicing of branch circuits present inside the main panel normally not allowed.

   • Visible busbars, devices and wiring inside both panels show no signs of overheating at this time.

   • All visible wiring terminations appear to be tight and secured in place.

   • Neutral bus bar appears to be isolated at the GE sub-panel as normally required.

   • Multiwire branch circuits appear to provide for a sufficient number of grounded neutrals.

   • All branch circuits appear to be legibly marked except for one inside the main panel.

   • Installation provides for safe and sufficient working clearance.

   • The main panel including unused openings appear to be effectively closed to prevent accidental contact or flame spread.

   • The access cover serving the GE sub-panel is not flush to the cabinet/box behind.

   • Both panels secured in place and installed in a suitable/dry location.

3. Limitations/Exclusions

   • Shut-down, operation or testing of any overcurrent device other than testing GFCI and AFCI devices when present

   • Test the efficacy of the electrical grounding system

   • Perform load calculations of any kind to verify the size of the existing service as being adequate

   • Verify the accuracy of electrical equipment legends

4. Recommendations/Costs to Remedy Deficiencies

8.0 HVAC Source

1. Description

   
   

   

   Bryant draft induced furnace 3.5 Ton outdoor air condensing unit

   HVAC Source

   The building provides for one indoor draft induced furnace and one outdoor 3.5 Ton air condenser for heating/cooling needs. (Refer to equipment legend for further details).

2. Observations/Comments

   • Based upon rule of thumb using 1-ton of cooling per 400 S.F. of occupied space for commercial buildings, a 3.5-ton unit would normally be considered adequate for a building of this size.

   • The water heater is installed too close to and inside the 30-inch free working space normally required in front of the furnace (Note: This may have been done to accommodate installation of the stackable washer/dryer unit in an already confined space).

   • The furnace appears to be in serviceable working condition at this time.

   • The plastic condensate drain tubing serving the indoor cooling coil at the furnace is terminated into a plastic PVC drain pipe down inside the crawl space that can allow for sewer gas to be drawn into the circulating air stream with the furnace running on heat mode.

   • The outdoor air condenser coil is presently plugged/dirty along the backside and the fan/motor assembly is loose/missing fasteners causing the AC unit to vibrate when in operation.

   • The concrete pad that supports the outdoor air condenser is settled/sloped toward the foundation wall (Note: Mentioned since settlement/movement in the pad can stress the AC unit refrigerant lines and cause a freon leak).

   • The air conditioning unit is considered to be in poor serviceable working condition at this time for reasons cited above.

     
     

     8.0 HVAC Source

3. Limitations/Exclusions

   • Perform major tear down or disassembly to gain access to heating and cooling system components not readily accessible or open to view upon removing service access panels.

   • Determine the efficiency of the heating and cooling system

   • Provide load calculations of any kind to determine/verify size/capacity of heating and cooling equipment as being adequate for the building.

4. Recommendations/Costs to Remedy Deficiencies

9.0 HVAC Distribution

1. Description

   
   

   

   Sheet metal air ducts inside the crawl space Plumbing supported from metal ductwork above

   Heating and cooling distribution relies upon an air duct system inside the crawl space to deliver conditioned air via supply air openings/registers installed in the floor above.

2. Observations/Comments

   • The building appears to provide for a source of heat inside each and every room bordering an outside wall with exception of the utility room (not required) and not readily apparent or hidden from view inside the front northeast corner operatory turned into a lunch/storage room.

   • Also refer to 'HVAC Source', Section 8.0 for related observations.

3. Limitations/Exclusions

   • Inspect/observe all metal ductwork down inside the crawl spaces.

   • Perform load calculations to determine/verify the size of existing ductwork and number of supply/return air openings as being adequate.

   • Determine the efficiency of the heating and cooling system.

   • Perform load calculations to verify the size/capacity of the heating and cooling system as being adequate.

4. Recommendations/Costs to Remedy Deficiencies

10.0 Plumbing & Water Heater

1. Description

   
   

   

   Reverse slope/pitch in plastic PVC drain piping 40-gallon gas water heater

   Domestic Hot Water Equipment

   Domestic hot water is provided by a 40-gallon gas water heater located inside the utility room (Refer to equipment legend for further details).

   Water Service

   The incoming water service for the building together with the shut-off appears to be located inside the utility room. The water service appears to be equipped with a RPZ (Reduced Pressure Zone) assembly that prevents the reverse flow of water and contamination of the water supply.

   Plumbing Supply, Drain, Waste and Vent (DWV)

   Branch distribution water piping appears to be a combination of older galvanized plumbing and copper tubing whereas visible drain, waste and vent piping appears to be a combination of older cast iron and galvanized plumbing along with newer plastic PVC and ABS pipe.

   Plumbing Fixtures

   The building provides for two rest rooms, each with a sink and a water closet (toilet). The rest room off of the rear corridor also provides for handicap grab bars mounted along the side wall next to the toilet.

2. Observations/Comments

   • The water heater is installed too close to and inside the 30-inch free working space normally required in front of the furnace, to possibly make room for the stackable washer/dryer unit in a confined space.

   • Installation also fails to provide for a drain pan normally placed underneath the water heater to safeguard against leaks and possible damage to the wood floor beneath.

   • Installation aside, the water heater appears to be in serviceable working condition and free from leaks at this time.

10.0 Plumbing & Water Heater

1. Observations/Comments Cont'd

   • The RPZ dual check valve assembly appears to suffer from prior and reoccurring leaks at the air gap not to mention the duct tape wrapped around the plastic drain pipe beneath.

   • Improperly supported plastic PVC drain/waste piping using non-listed hangers suspended and tied to sheet metal air ducts at numerous/random locations inside the crawl space.

   • Reverse slope/pitch of plastic PVC drain/waste piping present at random locations inside the crawl space.

   • Plastic PVC glued to plastic ABS piping (down inside the crawl space ) known to cause leaks .

   • The pedestal sink serving the rest room off the rear corridor is loose/not secured in place.

   • Back to back sinks serving the rear operatories exhibit slow/restricted drainage flow and gurgle/bubble upon draining at this time.

   • The faucet serving the front end rest room is notably worn and leaks when open.

   • Indications of prior plumbing repairs beneath sinks serving the front end operatories as the plumbing wall has been cut open at these areas.

   • Older, remaining galvanized plumbing that can increase the likelihood of leaks and repairs.

   • Remaining sinks and plumbing fixtures serving the operatory and rest rooms appear to be in serviceable working condition at this time.

   • Refer to 'Roof' for related observations that can affect drainage flow.

2. Limitations/Exclusions

   • Significant junk, clutter and debris piled up and scattered throughout the crawl space.

   • Measure/determine water pressure/flow rate at the incoming water service or any plumbing faucets or fixtures inside/outside the building.

   • Operate outside water faucets/hose bibs in colder/freezing weather.

   • Inspect/evaluate the sink serving the lab given articles and personal effects placed inside the sink at the time of inspection.

   • Any water testing whatsoever to verify potability/contamination of the water supply.

3. Recommendations/Costs to Remedy Deficiencies

11.0 Interior

1. Description

   
   

   

   Water stains up inside the skylight well Typical operatory

   
   

   

   
   

   Floors

   Reception/waiting area Front reception work space

   Conventional wood frame with boards or plywood subfloor depending upon location.

   Walls/Ceilings

   Face brick and/or finish painted drywall interior walls, textured finish drywall and 12×12 tile ceilings.

   Doors & Windows

   Refer to 'Exterior' regarding doors and windows.

   Electrical Lighting & Outlets

   Permanent lighting is surface mounted florescent. General purpose wall outlets are 3-hole grounding type throughout.

   
   

   11.0 Interior

2. Observations/Comments

   • Interior floors appear to be relatively level showing no signs of abnormal settlement at this time.

   • Interior floors appear to be solid underfoot in/around the rest room plumbing fixtures.

   • Interior walls and ceilings appear to be in reasonably good repair excepting normal wear and tear showing no signs of abnormal settlement for a building in this age range.

   • Cutouts present in plumbing walls beneath one or more operatory sinks located at the far north end of the building.

   • Loose/uneven ceiling tile present at random locations like that above the rear operatory rooms and laboratory.

   • Water stains present up inside the skylight well, on the ceiling above the rear office storage closet, and elsewhere inside/above the front entry, reception area and laboratory (Refer to 'Roof' elsewhere in the report for related observations).

   • Building design appears to provide for a sufficient number of door and window openings for providing natural light and ventilation.

   • Interior doors appear to be in serviceable condition excepting normal wear/tear.

   • Exhaust fans serving the rest room and laboratory appear to be in serviceable working condition at this time (Note: Exhaust fans serving the lab appear to be older/original).

   • The building appears to provide for a sufficient number of permanent indoor lighting fixtures that appear to be in serviceable working condition at this time.

   • Exterior lights located outside/above the rear door entrance appear to be dead or turned off at this time. Verify w/owner b4 closing.

   • The building does not appear to provide for a sufficient number of general purpose wall outlets given several cord and plug connected strip outlets present/in use at operatories and elsewhere inside the building.

   • Worn 3-hole grounding wall outlets from use/wear serving the rear operatory rooms and possibly elsewhere inside the building.

   • Wall outlets that have been painted over serving the front end operatory rooms.

   • Readily accessible general purpose wall outlets appear to be properly wired and grounded as/where required.

3. Limitations/Exclusions

   • System components concealed/hidden from view above finish drywall/tile ceilings.

   • Majority of interior doors serving operatory rooms inside the building blocked/restricted preventing the doors from closing at the time of inspection.

     
     

     
     

4. Recommendations/Costs to Remedy Deficiencies

11.0 Interior

12.0 Life Safety/Fire Protection

Gas meter unprotected from near drive by vehicles Water discharging in/around a handicap parking stall

1. Observations/Comments

   • Building design provides for two points of egress in the event of a fire.

   • The building provides for exit lights mounted above/inside each exterior door opening

   • Both exit lights appear to be in working condition at this time..

   • The building provides for one emergency battery backup light located at the front reception area that does not appear to be in serviceable working condition at this time.

   • The building does not provide for a fire protection sprinkler system.

   • Aluminum/glass door entrances appear to be wired or tempered safety glass.

   • The gas meter resides in close proximity to the right-of-way and remains virtually unprotected from drive by vehicles.

   • The sump pump discharge line serving the south end crawl space discharges water directly onto the pavement in the vicinity of the handicap parking stall. This in turn can create an ice patch

     in colder weather posing a slip/fall hazard.

   • The lights outside/above the rear entrance are either turned off at the electrical panel, on a timer, or have burned out/missing lamps at this time.

   • The pipe handrail assembly serving the wood platform/ramp leading to/from the main entrance appears to be sound and secured in place.

   • Significant junk, clutter and debris inside and throughout the crawl space including open terminated BX cable wiring laying on the crawl space floor making for unsafe working conditions and a liability for anyone attempting to enter and traverse the crawl space.

     
     

     12.0 Life Safety/Fire Protection

2. Recommendations

   • Remove all junk, clutter and debris from inside the crawl space to provide reasonable access and to ensure safety for those entering, working and making repairs from inside the crawl space.

   • Repair by a qualified, licensed electrical contractor to address open electrical junction boxes present inside the crawl space including loose/hanging and live/open terminated BX cable assemblies laying down on the crawl space floor.

   • Consult with the local fire marshal regarding installation of fire extinguishers and carbon monoxide (CO) sensors (given gas utilization equipment) as may be required inside the building.

   • Also refer to 'Additional/Out of Scope Considerations' elsewhere in the report.

3. Limitations/Exclusions

   • Provide an Environmental Risk Assessment of any kind to determine the presence of underground fuel storage tanks, asbestos mineral containing materials, lead base materials, indoor air quality, water potability, radon gas, etc.

   • Provide a full ADA assessment of the building including measurements to determine full compliance therewith.

   • Operation/evaluation of fire alarm and fire protection sprinkler systems.

   • Determine the adequacy of existing fire detection devices or fire protection sprinkler systems.

13.0 Detached Garage

1. Description

   
   

   

   
   

   Design Build

   Detached 2-car garage Bottom overhead door panel in disrepair

   Detached 2-car garage consisting of brick/block masonry resting upon a concrete foundation w/slab on grade.

   Roof

   Composition asphalt shingles over conventional wood framing open to view from inside the garage.

   Roof Drainage

   Contingent upon the design slope of the roof to drain water toward gutters/downspouts below/

   Doors

   One garage service door and one double overhead garage door.

2. Observations/Comments

   • The structure together with the garage floor appear to be reasonably sound showing no signs of abnormal settlement at this time.

   • The asphalt shingle roof covering appears to be in reasonably good repair and in serviceable condition as viewed from ground level (Refer to 'Limitations/Exclusions').

   • Downspout(s) missing a bottom shoe and not extended away from the garage wall.

   • Broken masonry mortar bond present above and to the left of the overhead door opening facing the garage.

   • The bottom overhead garage door panel has sustained severe deterioration and is considered to be in overall disrepair at this time.

13.0 Detached Garage

1. Observations/Comments

   • The overhead garage door fails to seal tight against the wood jamb/liner creating an open gap alongside the opening with the door closed due to a track that appears to be out of alignment.

   • Older overhead door hardware, springs and rollers that can increase the likelihood of repairs.

   • The overhead door opener appears to be in serviceable working condition but is older/dated.

   • Abandoned/disused brick masonry chimney (info only)

   • No GFCI protected wall outlets present inside/outside the garage.

2. Limitations/Exclusions

   • Raining toward end of inspection and garage roof not mounted/walked

   • Inspect/evaluate foundation walls hidden beneath the finish

3. Recommendations/Costs to Remedy Deficiencies

14.0 Additional/Out of Scope Considerations

1. ADA Compliance

   • Title III of the American With Disabilities Act (ADA) pertains to owners of buildings that are considered to be places of public accommodation. Presently, this property may not conform to all ADA requirements. Since the space is to be used for public accommodation, total conformity to ADA may/may not be required. In any event, the client is instructed to check with the local building department regarding this matter since they will often add their own amendments to existing ADA requirements in force at the time upon a real estate transaction.

2. Environmental Concerns

   • Any environmental testing whatsoever lays beyond the scope of this inspection in which event it is up to the client to enlist the services of a qualified testing lab or facility to determine indoor air quality, water potability, radon gas, lead base paint and any asbestos mineral containing materials etc.., if and when so desired before or after making a purchase decision.

3. Energy Audit

   • The client may also want to consider an Energy Audit before or after signing a lease agreement to determine existing energy costs and what measures may be taken to save energy with regard to heating/cooling and lighting inside the building.

4. Building/Fire Code Violations

   • Consult with the local Fire Marshal regarding any outstanding fire code violations.

Lerias & Quesea

142 W. Irving Park Road Wood Dale, IL

Furnace heat exchanger warranty for draft induced furnaces is usually 20-year limited. Obtain copy of warranty from current owner or verify with equipment manufacturer.

Lerias & Quesea

142 W. Irving Park Road Wood Dale, IL

Inspector's Reference:

MP1 bus configuration: 40-29-11 consisting of: 11-15A 120V, 12-20A 120V, 1-30A 240V (Compressor), 1-40A 240V (AC unit), and 1-60A 240V (Sub-panel). 30A 240V 2-pole breaker wired for 120V only.

SP1 bus configuration: 8-8-0 consisting of: 4-20A 120V, 1-20A 240V, 1-30A 240V branch circuits. Allows for (8) tandem devices to give 16-total 120V branch circuits. 30A 240V is off, 20A 120V top left is off

Code violations present

Lerias & Quesea

142 W. Irving Park Road Wood Dale, IL

Inspector's reference: water heater installed too close to furnace (inside furnace working space).