commercial building inspection report · this report is prepared exclusively for cowlitz indian...

Commercial Building Inspection Report

TO: Cowlitz Indian Tribe

15455 65th Ave South

Tukwila,WA 98188

xxxxxw@_____.org

FROM: Trek Inspection Services, Inc

P.O. Box 73756

Puyallup, WA 98373

Date: Apr. 04, 2018

MESSAGE:

Thank you for using my business to have your building in Tukwila inspected. A brief summary of concerns for this building is on Page 3. General information about the building starts on page 4. A detailed summary of all concerns begins on Page 7. Photographs of the issues begin on 8. And remember, if you have any friends who are in need of an inspector for their real estate transaction, please let them know about Trek Inspection.

Member of National Association of Certified Home Inspectors (nachi.org), and Society of Field Inspectors (sofi.org).

Commercial Building Inspection Report – 030418A Page 1 of 79 Report for Cowlitz Indian Tribe Report Generated by InspectionReporter© on RaspberryPi2

This report is prepared exclusively for

Cowlitz Indian Tribe

Attached is a written report resulting from observations of the subject property. This report is meant to supplement the oral report given to you and/or your agent. You are cautioned that this is a limited report representing a limited inspection by visual means and surroundings. Inspection of areas normally concealed, and areas requiring disassembly are specifically not included unless otherwise agreed upon in writing. The hidden nature of some items, and the fact that we will not and cannot perform destructive testing, makes it impossible to detect some defects. We do not imply that an item not mentioned is satisfactory or in working order, nor do we imply a warranty or guaranty of any items. Conclusions are drawn from what is visible and are based on spot checks of various areas. There is no warranty or guaranty, expressed or implied, that the subject premises complies with present day codes. Heating and cooling systems and other equipment were observed, but their life expectancy or efficiency has not been determined. This report represents only a professional opinion of the subject premises, and not a scientific determination.The undersigned shall have no liability, even on the limited basis identified above, unless notice of your claim thereof is presented in writing to the undersigned with in 90 days of the date of the inspection. You must also commence suit on any claim or controversy arising out of this report or work performed pursuant to this report within 90 days of the date of the inspection. This inspection report, and agreement, is prepared only for the above mentioned person(s). Any use by another party will be considered a copyrightviolation and absolutely no warranty or guaranty is extended to the other party. The non-prevailing party, in any dispute shall pay to the prevailing partyall of the reasonable costs and attorney fees of the prevailing party, no matter how the dispute is resolved.

President of Trek Inspection Services, Inc

Robert J. Pilch THANK YOU FOR YOUR BUSINESS

Commercial Building Inspection Report – 030418A of 79 Report for Cowlitz Indian Tribe Report Generated by InspectionReporter© on RaspberryPi2

Inspection Date: Apr. 3, 2018 -- Tue

Client Name: Cowlitz Indian Tribe

Client Address: 15455 65th Ave South, Tukwila WA 98188

Client Phone: 360-957-XXXX

Addr. of Bldg. Inspected: 6450 Southcenter Blvd, Tukwila WA 98188

Realtor Company:

Realtor Name:

Realtor Phone:

Terms: $xxxx (Paid with Visa)

Type of Building: Commercial Building

Additional Info: Built in 1989, Approx. 15000sq.ft.(+/-)

Major Concern Areas1. Wood Rot & Pest Related Issues.2. Electrical Issues.3. Heating Issues.4. Plumbing Issues.5. Misc. Issues.6. Safety Issues.

See Page 7 for details of Major Issues.


General Construction Information

ExteriorRoofing: Membrane Type Roof

Skylight(s): Five

Gutters and Downspouts: Scuppers

Siding: Concrete

Chimney: Class B Vent

Drainage: Underground System

Driveway: Asphalt

Decks: NA

Interior

Walls: Drywall & Texture

Ceiling: Ceiling Panels

Floor Structure: Concrete Slab on Grade

Windows: Aluminum Thermal Pane

Insulation: R-19 Walls, R-30 Ceilings, R-?? Floors

Floor Coverings: Carpet & Vinyl

Exhaust Fans: All Working

Smoke Alarms: Fire Sprinklers & Smoke DetectorsFire Sprinkler System


Interior Con't.Security System: Yes

Fireplace: NA

Furnace or Heating Unit: Heat Pump System (8 Units)

Bathrooms: 5.0

Kitchen Cabinets: Particle Board Cabinets

Dishwasher: Yes

Disposal: Yes

Compactor: No

Lighting: Good

Doors and Trim Work: Solid Core Doors & Wood Trim

Electrical

Circuit Breaker Panel: Four Cuttler-Hammer 200amp Panels

Type of Wiring: All Copper Wiring

Outlets: Three Prong

Buss Voltage: 208v--208v--208v, 120vAC

Grounds/GFCI: Some GFCIs

Plumbing

Plumbing Supply Lines: Copper

Plumbing Leaks: SeveralToilet Drains are Leaking


Plumbing Con't.Water Pressure: 120psi (Before PRV)

Hot Water Temperature: 128.1F, 117.6F, 116.1F, 114.2F, 114.0F

Faucets: Average

Toilets: All Secured

Bathtubs/Shower: Fiberglass

Water Heater: Electric 46 gallon

Sinks: Good

Drains: PVC & ABS & Metal

Water Supply: Public

Septic System: Public Sewer

Structure

Full Basement: No

Crawl Space: NA

Attic Access: Office Ceilings

Settlement Noted: Very Little Observed

Foundation Cracks: None Observed

Floors Deflection/Springy: Solid

Roof Structure: Stick Framed, Glue Lam Beams and Perlins


Details of Major and Minor Issues

Major Concerns:

1. Wood Rot & Pest Related Issues:

A. *At Unit #102-- This opening for the shower valve needs to be finished to prevent hidden water damage. (See Photo#121)

2. Electrical Issues:

A. The north side electrical junction box outside needs a cover plate and plug in the top side. Have this corrected by an electrician. (See Photo#21)

B. *At Unit #110-- The bathrooms adjacent this unit are missing GFCI protection at the outlets. Have these corrected by an electrician. (See Photo#59, #62)

C. *At Unit #108-- The outlets at the sink area should have GFCI protection, some of the plugs need to be replaced since ground pins are broken off inside the plugs. (See Photo#76)

D. *At Unit #107-- The outlets at the sink area should have GFCI protection. (See Photo#79)

E. *At Unit #107-- These GFCI have been wired by an amateur. Have the wiring inspected by an electrician. (See Photo#80, #81)

F. *At Unit #107-- Some of the outlets have broken ground pins. Have these outlets replaced. (See Photo#83)

G. *At Unit #106-- There are several open junction boxes in this unit. Have these corrected by an electrician. (See Photo#85, #86, #93, #97, #111)

H. *At Unit #106-- Some of the J-Boxes above the ceiling have holes which should be plugged. (See Photo#89)


I. *At Unit #106-- Electrical dead front covers are not to be painted, according to code. (See Photo#90)

J. *At Unit #106-- Some of the outlets are missing cover plates. (See Photo#91, #92)

K. *At Unit #106-- All of the bathrooms are missing GFCI protection. Have these outlets corrected by an electrician. (See Photo#99)

L. *At Unit #106-- These GFCI have been wired by an amateur. Have the wiring inspected by an electrician. (See Photo#108)

3. Heating Issues:

A. All but two of the HVAC units are rusted and old. The two newer units are 12 years old. Have all of this equipment replaced with new units. (See Photo#37, #38)

B. *At Unit #108-- Some of the insulation is displaced in the above the ceiling tiles. This is a heating loss issue. (See Photo#73)

C. *At Unit #107-- The sola tube skylights should be insulated to prevent heating loss. (See Photo#77)

D. *At Unit #106-- Some of the ceiling areas are missing insulation. This is a heating loss issue. (See Photo#94, #95, #96)

E. *At Unit #106-- The sola tubes should be insulated to reduce heating losses. (See Photo#112)

F. *At Unit #104-- Some of the attic areas are missing insulation above the ceiling tiles. Have this restored. (See Photo#115)


4. Plumbing Issues:

A. *At Unit #110-- There is a high moisture reading at the toilets in the womens bathroom. Have a new wax ring installed. (See Photo#65, #66)

B. *At Unit #106-- There is a high moisture reading at the toilets in the womens bathroom. Have a new wax ring installed. (See Photo#100, #101)

C. *At Unit #106-- There is a high moisture reading at the toilets in the mens bathroom. Have a new wax ring installed. (See Photo#102)

D. *At Unit #102-- The plumbing in the wall for the shower is not secured. This is a code issue and can result in pipe failure, and leaks. (See Photo#120, #122)

5. Misc. Issues:

A. The asphalt drive way and parking lot has several patches, and needs to be completely resurfaced. (See Photo#2, #3, #8, #9, #12, #13, #14, #15, #16, #17, #18, #19)

6. Safety Issues:

A. The side walk transition (near #108) should be ground down or smoothed over to prevent tripping and falling. (See Photo#28)

B. *At Unit #110-- The exit sign does not have emergency lights installed. (See Photo#54)

C. *At Unit #110-- One of the ceiling panels is missing in the network room. (See Photo#55, #68)

D. *At Unit #110-- Adjust hot water temperature down to 120F for safety. I believe that this end of the building has a different hot water tank, which was not discovered during the inspection. (See Photo#60, #63)


E. *At Unit #110-- Not all of the fire extinguishers have been serviced inthe last year. Have this issue corrected. (See Photo#61)

F. *At Unit #108-- There is no lighted exit sign above the exterior door. This sign should have emergency lights installed too. (See Photo#70)

G. *At Unit #108-- Lighted Exit Signs are missing at the back door for emergency egress. These should have emergency lights with battery backup systems. (See Photo#71)

H. Most of the units do not have CO detectors installed. Have CO detectors installed in all units. (See Photo#72)

I. *At Unit #106-- The exit sign isnot lit and does not have emergency lights and battery backup installed. (See Photo#84)

J. *At Unit #106-- There are some missing ceiling tiles. This is a fire risk issue and these should be restored. (See Photo#105, #106)

K. *At Unit #106-- Not all of the fire extinguishers have been serviced and tagged in the last year. (See Photo#110)

L. *At Unit #104-- There is no lighted Exit sign which have emergency lights and battery backup installed. (See Photo#113, #114)

M. *At Unit #102-- The hot water tank TPR drain line is flex copper andrunning uphill. These are code violations and need to be corrected ASAP. Also install earth quake straps on this unit. (See Photo#118)

N. *At Unit #102-- The opening above the hot water tank should be closed off with 5/8 inch drywall and fire taping. This is a fire route. (See Photo#119)


Minor Concerns: 1. Some of the raised curbing needs to be redone in various locations inthe parking lot. (See Photo#4, #5, #6, #7, #22)

2. The No Parking Fire Lane sign post is broken. Have this repaired. (See Photo#10)

3. There are some cracks in the concrete side walk area. (See Photo#11)

4. Cut back all trees to obtain 2 feet, or more, of clearance to the structure. (See Photo#20, #51)

5. Some of the window trim is loose on the front glass areas. There is some missing and damaged caulking on the front side windows. These will need frequent maintenance. (See Photo#23, #30, #32, #33)

6. There is a negative slope on the north side walls. There appears to beno issue, except at one wall area inside. At these walls, the ground should have a 8 foot wide path, sloped away from the building. (See Photo#25, #26)

7. The caulking seams at the concrete and wall junctions should be redone. This is a good place to use Sika-Flex Caulking. (See Photo#29)

8. The roof surface needs some minor roof cleaning to prevent cloggingof the drain scuppers. (See Photo#35, #52)

9. The flashing seams at the parapet wall caps need frequent caulking. Irecommend Sika-Flex Caulking at these seams. (See Photo#36, #45, #49)

10. A couple of the skylights needs to be replaced. Some are cracked and a couple have broken vapor seales. (See Photo#39, #40, #41, #42, #43,#44)

11. There are two gas fired space heaters in the attic area. This is very uncommon and is likely left over from a previous tenant improvement. (See Photo#46, 112)


12. There are some small wasp nests in some of the HVAC sub panel boxes. Have these removed by a professional. (See Photo#47, #48)

13. The drain pipe on one of the HVAC units is not connected. This can result in false leaks in the unit below (unit #110). (See Photo#50)

14. The seal for the roof hatch needs to be corrected. (See Photo#53)

15. *At Unit #110-- There are signs of water leaks in the ceiling. This is likely due to HVAC related issues. Have the HVAC specialist inspect and correct the equipment above this area. (See Photo#56)

16. *At Unit #110-- Some of the tile going up the wall of the mens room is loose and needs to be secured. (See Photo#58)

17. *At Unit #110-- Some of the tile behind the toilet in the womens bathroom is missing tile. (See Photo#64)

18. *At Unit #108-- There are signs of water leaks in the ceiling. This is likely due to HVAC related issues. Have the HVAC specialist inspect and correct the equipment above this area. (See Photo#69)

19. *At Unit #108-- This cheater vent at the lunch counter sink should be run up to the roof and vented outside. (See Photo#75)

20. *At Unit #107-- This appears to be water damage at the north side office wall. This is opposite the negative slope on the north side. Further investigation is recommended here. (See Photo#78)

21. *At Unit #106-- There are some signs of water leaks at the ceiling tiles.Have the HVAC system checked first. (See Photo#87)

22. *At Unit #106-- Some of the wall tiles are missing in the adjacent womens bathroom. (See Photo#98)

23. *At Unit #106-- The batteries in the thermostat are dead and need to be replaced. The heating in this unit was not tested. (See Photo#104)


24. *At Unit #106-- One of the office doors does not latch. Have this door adjusted. (See Photo#109)

25. *At Unit #102-- One of the doors is missing a lock set. (See Photo#116)

26. *At Unit #102-- Cut back all trees to obtain 2 feet, or more, of clearance to the structure. (See Photo#124)


Recommendations. (If these items have photo numbers, then they apply here.)1. Change the washing machine supply hoses every 5 years. They are very inexpensive, but the damage they can do is usually very expensive. ()2. If you paint the inside of the building, use a Zero-VOC type of paint. This type of paint does not emit gases, and is preferred for those who have chemical sensitivities and/or allergies. ()3. If you re-install carpet, consider having the carpet sealed chemically. Contact Environmental Home Center in Seattle, at 206-682-7332. ()4. Consider installing an Air-to-Air exchanger in the building to improve indoor air quality. A very good idea for those with chemical sensitivities and/or allergies. ()5. Remember, if your building has tile surfaces, you should have the grout sealed every six to twelve months to prevent water penetration at the grout lines. Failure here results in stained and moldy grout lines. (See Photo#57,#103)6. Flat hot-mop style roofs, or rolled roofing roofs, are best protected with Alumi-Seal or RC-2000 roof top coatings. This extends the life of the roof products and makes the area below cooler in the summer time. ()7. If your building has PVC drain kits, or PVC and Metal combined, or mixed types, I recommend changing them to ABS or Metal materials only, since PVC types are prone to loosen up over time and leak. If this unit is a rental, you should definitely consider this point. (See Photo#67,#74,#82,#107,#117)8. Wood decks are best maintained with "Sikkens Wood Preservatives", found at Home Depot or Sherwin Williams paint stores. A painted wood deck is likely to become wood rot, and should be avoided, even it it has pressure treated wood. Do not use Thompsons water sealer. The best products after Sikkens, are; Wood Life, CWF, and any Linseed Oil Based products. Always prefere oil based products over water based products for wood preservation.()9. Sometimes attic areas appear to be over heating due to the lack of adequate ridge top vents, or soffit vents, if your building has composition roofing. If dark areas appear around the vents, or ghosting on the ceiling, as mentioned above, or ceiling fans are installed, these are signs of this fact. Increased ventilation will extend the life of the roof materials and make the upstairs cooler in the summer time. ()10. If your building has gas appliances or a wood burning stove, you should install a Carbon Monoxide and a gas detector in your building. If your building has Propane gas, you should install a propane gas detector too. State Law in Washington now requires all residentialhome sales after April 1, 2012 to have CO detectors on every floor. (See Photo#24)11. Concrete side walks, patios, chimney and driveways are best protected if the concrete is sealed. This also applies to masonry work and chimneys. Sealing chimneys will prevent brick and mortar deterioration. ()12. Install more insulation in the attic areas to reduce your heating costs. This expense isusually recoverable in a couple of years. ()13. For estimates and construction repairs contact Berry Pilch with Introspect Contracting at 253-249-9947, or Mike Callaham at 253-307-7775. ()14. For drywall and painting needs contact Doug Watkins with Alpha & Omega Paintingat 206.227.2088. ()


Observational Notes: 1. See Cowlitz_Indian_Tribe_Audio_Notes.mp3

2. *At Unit #106-- There is security mesh in the ceiling to prevent entry into the UBER office area. (See Photo#88)

Shut-Off Valve Locations: 1. Gas Shut-off Valve on North Side. (See Photo#24)

2. Water Shut Off Valve at the SouthWest Corner of Lot. (See Photo#27)

3. The main electrical disconnects for the building are in the Elec/Mech Room on the west end of the building. (See Photo#31)

4. The main water shut-off valve is in the Elec/Mech Room on the west end of the building. (See Photo#34)


Reminders:

Please keep in mind that of all of the problems that, I find with any particular building, none of the issues have to be resolved, unless you or your lender is requiring them to be resolved. You can take the building as is, and deal with the problems on your own terms. This inspection report allows you to make a more informed purchasing decision. However, some problems are better dealtwith now than later. If you have any questions about your bulding, do not hesitate to call me. That is why you hired me, and that is why I am here for you.Overflow drains in the bathtubs were not tested for functional operation. This can be easily done by the home owner, by simply plugging the drain and filling the tub above the overflow valve. If the water level continues to rise while filling the tub, the drain is obstructed or blocked. I have chosen to leave this task to the client since the there is small chance of having an overflow during the inspection process and missing it due to distractions.If high moisture levels are noted or water leaks are here in reported, there is always the strong possibility that there are structural members damaged belowthese areas. You should assume the worst case scenario when making your decision to buy and negotiate your purchase.Also, remember that this report is primarily a negative perspective of the building, looking mainly at the liabilities that are contained on the property. Most buildings have substantial assets. It is your job to weight these in the balance, and make your own decision.


Definition of Terms UsedMajor Concerns: These are items that are deemed by the inspector to be costly (> $2500), or which could result in personal injury or possibly death, or be a potential fire hazard, or result in damage of $2500 or more if left as is, or be an item that is generally unacceptable in the building industry. These are items that the seller should rectify, unless the buyer prefers totake responsibility in exchange for compensation. These are items which also can affect the value of the building significantly, or affect your ability to resell the building. These could also be items which are obviously not built to current or accepted building codes at the time ofconstruction.Minor Concerns: These are items which do not fall into the major concern category, but should be rectified by the seller. These are often cosmetic issues, or issues which do not adversely affect the value of the building. These may be items which, if left unresolved, will become major concerns in the future.Recommendations: These are items or corrections which the buyer should consider, not the seller, to promote safety, or reduced maintenance, or increase the longevity of the products installed.GFCI: Ground Fault Circuit Interrupt. These Circuits/Outlets are usually found in the kitchen, bathroom, garage, outside outlets, and basement outlet areas. These outlets and circuits are designed to protect people from extended electrical shock. Buildings which do not have GFCI outlets in Kitchen, Bathrooms, Laundry and Garage areas should have them installed.Boot-Legged: These are items or structures which have been: 1) installed without permits, and/or 2) never inspected by the proper authorities (Building Dept, L&I). Pest Issues: This includes not only carpenter ants, termites, anobiids, lyctids, wood boring wasps, sub-terrainean termites, birds nest, wasps, yellow jackets, mud dabbers, bees, and rodents; but also water leaks, dry rot, mold conditions, earth to wood contact, wood to wood contact, and conditions conducive to pest infestations or wood decay. Where ever there is wood decay, the wood rot must be removed.Negative Slope/Grade: The ground slopes toward the building instead of away from the building. This will cause water to build up against the building, and can lead to other problems, such as water in the crawl space areas.Poly Pipes: Copper is the best supply pipe out there. There are varieties of Poly pipes used in the industry. Some are better than others. Some have litigation issues, such as Qest pipe. Poly-butylene pipes (Qest) are susceptible to chlorine corrosion. Poly-ethylene pipes (PEX) are the best of the poly pipes. But even copper pipes have weaknesses. If your water supply has a PH below 7.0, the water will eat the copper pipe over time.


commercial building inspection report · this report is prepared exclusively for cowlitz indian...

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