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8209 Foothill Boulevard, Suite A124 Sunland, CA 91040 Report: Sample PCR 6789 Sample Drive, Los Angeles, CA 91040

© Alliance Real Estate Inspections Confidential - for client use only. Use by any unauthorized persons is prohibited.

Confidential Property Condition Assessment Report

6789 Sample DriveLos Angeles, CA 91040

Prepared for: Sample Client Prepared By: Robert Gaudreault

This report is the exclusive property of the inspection company and the client whose name appears herewith

and its use by any unauthorized person. Alliance Inspections. (818) 353-2885

Report: Sample PCR 6789 Sample Drive, Los Angeles, CA 91040 Address:


Report Table of Contents

GENERAL INFORMATION 3

RESOURCES/DEFINITIONS AND LIFE SPANS: 4

Findings & Recommendations: 7

GENERAL SITE DESCRIPTION: 8

PLUMBING SYSTEM 9

HEATING, VENTILATION & AIR CONDITIONING 13

ELECTRICAL SYSTEMS 17

ROOF & ATTIC 26

STRUCTURE: 31

FOUNDATION 34

INTERIORS: 35

BATHROOM 42

Probable or Impropable Environmental Concerns, 45



GENERAL INFORMATION

Client/User Information:

1.1 Date of Walkthrough Survey:October 26/2020.

1.2 Time:12:00.

1.3 Occupied:Yes-Client should understand that there are many stored items throughout the interiors restricting accessand view to certain, components, systems and general interiors. Some issues, such as and not limited todefects, stains and cracks may go unnoted in this report that were not in view at the time of theinspection.

1.4 Consultant:Robert Gaudreault. UCLA degree in construction management: Disciplines of study entailed, projectengineering, estimating projects, overall management of construction process from documents,coordination and scheduling to final completion. General B contractors licensed and C designation(Inactive). ITC certified in thermo imaging and member of the California Real Estate InspectionAssociation as master inspector.

Property Characteristics and Type:

1.5 Main Entry Faces:West.

Purpose Scope:

1.6 ASTM E 2018:The purpose, as defined by ASTM E 2018 and use of this guide, is to define good commercial practice inthe USA for conducting a baseline property conditions assessment (PCA) of the improvements locatedon a parcel of commercial real estate by performing a walk-through survey and conducting research asoutlined within the guide. The goal is to identify and communicate physical deficiencies to a use. Theterm physical deficiencies includes the conspicuous defects and material deferred maintenance of

a subject property's material systems, components or equipment as observed during completionof the PCA.

This definition excludes deficiencies that may be remedied with routine maintenance,miscellaneous minor repairs, normal operating maintenance, etc., and excludes de minimisconditions that generally do not present material physical deficiencies of the subject property.



RESOURCES/DEFINITIONS AND LIFE SPANS:

STANDARD TERMS:

2.1 GENERAL DEFINITIONS:Cladding: This is the actual skin of the structure. It can be glass, brick veneer, stone, stucco etc.

Facade: Face of structure. Concrete or brick. It is considered part of the structural aspect of the buildingunlike cladding.

HVAC: Heating Ventilation and Air Conditioning

Main disconnect: This is the main electrical shut off for the structure.

Not Technically Exhaustive: Appropriate due diligence according to this guide is not to be construed astechnically exhaustive. There is a point at which the cost of information obtained or the time required toconduct the PCA and prepare the PCR may outweigh the usefulness of the information and, in fact, maybe a material detriment to the orderly and timely completion of a commercial real estate transaction. It isthe intent of this guide to attempt to identify a balance between limiting the costs and time demandsinherent in performing a PCA and reducing the uncertainty about unknown physical deficiencies resultingfrom completing additional inquiry.

PCR (Property Conditions Report): This is the report that generates the Property Conditions Surveyconducted by observer or consultant

Physical Deficiencies: In defining good commercial and customary practice for conducting a baselinePCA, the goal is to identify and communicate physical deficiencies to a user. The term physicaldeficiencies means the presence of conspicuous defects or material deferred maintenance of a subjectproperty's material systems, components, or equipment as observed during the field observer'swalk-through survey. This definition specifically excludes deficiencies that may be remedied with routinemaintenance, miscellaneous minor repairs, normal operating maintenance, etc., and excludes de minimisconditions that generally do not present material physical deficiencies of the subject property.

Plumbing: This is the water supply lines, water heaters and sanitary waste and ventilation part of thestructure

Principles: The following principles are an integral part of this guide. They are intended to be referred toin resolving ambiguity, or in exercising discretion accorded the user or consultant in conducting a PCA,or in judging whether a user or consultant has conducted appropriate inquiry or has otherwise conductedan adequate PCA

Property Conditions Assessment: The PCA performed per ASTM standards is site-specific in that itrelates to the physical condition of real property improvements on a specific parcel of commercial realestate. Consequently, this guide does not address many additional issues in real estate transactionssuch as economic obsolescence, the purchase of business entities, or physical deficiencies relating tooff-site conditions.



Representative Observations: The purpose of conducting representative observations is to convey tothe user the expected magnitude of commonly encountered or anticipated conditions. Recommendedrepresentative observation quantities for various asset types are provided in Annex A1; however, if in thefield observer's opinion such representative observations as presented in Annex A1 are unwarranted asa result of homogeneity of the asset or other reasons deemed appropriate by the field observer, the fieldobserver may survey sufficient units, areas, systems, buildings, etc. so as to comment with reasonableconfidence as to the representative present condition of such repetitive or similar areas, systems,buildings, etc. To the extent there is more than one building on the subject property, and they arehomogeneous with respect to approximate age, use, basic design, materials, and systems, it is not arequirement of this guide for the field observer to conduct a walk-through survey of each individualbuilding's systems to describe or comment on their condition within the PCR. The descriptions andobservations provided in the PCR are to be construed as representative of all similar improvements

System: Refers to the complexities of a part of the structure. For example the electrical system hasmany parts, the plumbing and HVAC system have many components parts that make up the wholesystem

The consultant (Observer): is the qualified professional conducting the walk through assessment of theproperty, structure

Uncertainty Not Eliminated: No PCA can wholly eliminate the uncertainty regarding the presence ofphysical deficiencies and the performance of a subject property's building systems. Preparation of a PCRin accordance with this guide is intended to reduce, but not eliminate, the uncertainty regarding thepotential for component or system failure and to reduce the potential that such component or systemmay not be initially observed. This guide also recognizes the inherent subjective nature of a consultant'sopinions as to such issues as workmanship, quality of original installation, and estimating the RUL of anygiven component or system. The guide recognizes a consultant's suggested remedy may be determinedunder time constraints, formed without the aid of engineering calculations, testing, exploratory probing,the removal or relocation of materials, design, or other technically exhaustive means. Furthermore, theremay be other alternative or more appropriate schemes or methods to remedy a physical deficiency. Theconsultant's opinions generally are formed without detailed knowledge from those familiar with thecomponent's or system's performance.

User: Otherwise, client. Person who has interest in obtaining a Property Conditions Assessment as partof their due diligence.

RESOURCES:

2.2 Cost to Cure Source:Cost estimates are obtained from a multitude of sources, such as R. S. Means, the National Contractorestimator 55th Edition, local contractors and specialty tradesman, the web site, manufacturers andinstallers. Also cost are based on historical references. It should be understood that this PCR should notbe used as a bid and it is not intended for this purposes. Any client should obtain their own estimates. Itshould also be understood that estimates can very greatly to a greater or lesser degree.Other variables that can affect estimates are and not limited to, weather, strikes, union or non union bidsand availability of resources, such as material and supplies.



2.3 Immediate Needs Cost Source:All the immediate repair costs will be itemized in section 1. These are cost per the opinion of theconsultant performing the PCA that are safety concerns, at the end of their serviceable life and shouldbe replaced or suffering from extensive deferred maintenance.



Findings & Recommendations:

The cost to cure is provided as a guide on what immediate expenditures are to be expected in order to maintain orsustain a viable structure. It does not provide general standard operating cost of a building, tenant improvements,cosmetic repairs or desired upgrades. All cost provided are not an estimate and can very to a greater or lesserdegree. The cost is on an average national figure of what may be expected notwithstanding any other variables thatcan affect price at the time of repairs or replacements, such as and not limited to, natural disasters, strikes andavailability of materials and labor. All costs are based on items that exceed $3000 only.

ELECTRICAL:Findings: Recommendations:

Older electrical equipment. Beyond its serviceablelife. No recent upgrades to main panels since originalconstruction and since 60s. Certain suspectedanomalies were picked up when conducting aninfrared noninvasive general imagery sampling. Referto attachment at the end of this report Most electricalengineers consider the life cycle of electrical gear andequipment to be about 50 to 60 years. Implicationsof aged and antiquated electrical equipment ispossible failure of older over-current devices. Anunsafe condition exist at service drop. Refer toelectrical section. Immediate repairs needed.

Consult at least two of three commercial electriciansfor estimates to install 400 amp 3 phase for eachbuilding and two 75 KVA transformers.

3.3 Cost to Cure:Best Cost: $27,200.00 Worst Cost: $35,500.00.

ROOF ASSEMBLY:Findings: Recommendations:

Roof system in overall serviceable condition howeverthere are signs of ponding water along valleys wherebuilding roofs intersect. Flashing along added lean toinadequate or missing. Leak appears to haveoccurred as a result. Other repairs needed. Refer toroof section.

Obtain the services of a licensed commercial roofingagency.

3.6 Cost to Cure:Best Cost: $1,700.00 Worst Cost: $3,000.00.

STRUCTURE:Findings: Recommendations:

Building has been retrofitted by removing roof loadfrom masonry structure to adding steel famingmembers. However there are fractures noted atvarious locations that should be evaluated.

Consult licensed structural engineer to determine ifany form of repair is warranted.

3.9 Cost to Cure:No cost to cure pending further analysis.



GENERAL SITE DESCRIPTION:

Overall Lot Observations:

4.1 Storm Water Drainage:Surface drainage to street and alley. Refer to TDS as to any drainage problems.

4.2 Trees:Trees overhanging the structure needto be trimmed so that limbs, leaves,and rain will not drop off the tree ontothe roof covering and clog the gutters,damage the roof, or promote mossgrowth. Trees that rub against theroof can cause severe damage andcan drastically reduce the life of theroofing material.

Paving:

4.3 Access & Egress:Street access as observed during walkthrough appeared functional.

4.4 Driveway Approach(s):Satisfactory - The driveway surface material is in satisfactory condition with only normal deteriorationnoted.



PLUMBING SYSTEM

Water quality or hazardous materials (lead) testing is available from local testing labs, and not included in this walkthrough. All underground piping related to water supply, waste, or sprinkler use are excluded from this walk throughsurvey. Leakage or corrosion in underground piping cannot be detected by a visual observation, nor can thepresence of mineral build-up that may gradually restrict their inner diameter and reduce water volume. Plumbingcomponents such as gas pipes, potable water pipes, drain and vent pipes, and shut-off valves are not generallytested if not in daily use. The consultant cannot state the effectiveness or operation of any anti-siphon devices,automatic safety controls, water conditioning equipment, fire and lawn sprinkler systems, on-site water quality andquantity, on-site waste disposal systems, foundation irrigation systems, spa and swimming pool equipment, solarwater heating equipment, or observe the system for proper sizing, design, or use of materials.

Waste and drainpipes pipe condition is usually directly related to their age. Older ones are subject to damagethrough decay and root movement, whereas the more modern ABS ones are virtually impervious to damage,although some rare batches have been alleged to be defective. Older structures with galvanized or cast iron supplyor waste lines can be obstructed and barely working during a walk through but later fail under heavy use. If thewater is turned off or not used for periods of time (such as a vacant building waiting for closing), rust or depositswithin the piping can further clog the piping system. However, inasmuch as significant portions of drainpipes areconcealed, we can only infer their condition by observing the draw at drains at the time of walk through. Nonetheless, blockages will still occur in the life of any system.

WATER SUPPLY:

5.1 SOURCE::

City/Municipal. Two meters installed at front parkway.

BUILDING WATER SUPPLY:

5.2 PIPE SIZE:1/2", 3/4" to 1" in diameter pipe seen at visible areas.

5.3 WATER PRESSURE:Water pressure from 40 to 80 pounds per square inch is considered within normal/acceptable range. Water pressure was checked at an exterior hose bib.



5.4 MATERIAL & CONDITION:Interior supply piping in the structure is predominantly copper. By testing multiple fixtures at one time,functional flow of the water supply was verified.

WASTE DISPOSAL:

5.5 SEWAGE DISPOSAL TYPE:Client should understand that the sewer line from the building to the street sewer is not visible in this typeof general visual survey. Consultant can not determine condition or adequacy of this waste pipe .It canbe prudent and is recommend contracting with a qualified sewer line inspector who uses a scope andcamera to view the system and render a report as to its condition.

5.6 MATERIAL & CONDITION:Cast iron, galvanize and plastic ABS pipe are used.

Client should be aware that the normal life span of cast iron or galvanized waste pipe is generally 55 to65 years. This older pipe tends to corrode from the inside restricting waste flow and back ups becomemore and more frequent. Upgrades should be anticipated.

OTHER PLUMBING:

5.7 FIRE SPRINKLERS:

Appear abandoned. Not in service or use.

WATER HEATERS:

5.8 LOCATION:



Over bathrooms.

5.9 Model & Serial Numbers:Not visible.

5.10 AGE:3 to 4 years.

5.11 TANK CAPACITY:10 gallon.

5.12 FUEL SOURCE:Water heater is electrically heated.

5.13 ELECTRIC SERVICE:Satisfactory - Electric service to the water heaters installed in an acceptable manner.

5.14 CONDITION:Both working at time of inspection.

5.15 WATER PIPES:Satisfactory.

5.16 TEMPERATURE CONTROL:Not operated or tested.

5.17 TPRV:Temperature and pressure relief valve is installed at each water heater and they have a drain tube thatterminates to approved location.

5.18 BRACING:



Water heater strapping of waterheater at unit 1725 is not braced perstandards. There should be a strap atupper one third of tank and one strapat lower third.

Be aware that the consultant can not detect gas leaks and is only commenting on visual portions of the gas

lines. Consultant does not operate gas valves nor light pilots to appliances that are off at the time of thewalk through survey. Much of the gas lines, such as to any pool heater or BBQ are below grade and

therefore not visible as mentioned above and can not be located or viewed for observation. Consultant isalso not performing any calculations as to pipe sizing for certain appliances or adequacy and efficiency of

flow and pressure. This can only be done by qualified licensed professional plumbing contractor with theuse of special gauges and instruments.



HEATING, VENTILATION & AIR CONDITIONING

Consultant can only readily open access panels provided by the manufacturer or installer for routine maintenance,and will not operate components when weather conditions or other circumstances apply that may cause equipmentdamage. The consultant does not light pilot lights or ignite or extinguish solid fuel fires, nor are safety devicestested. The consultant is not equipped to observe furnace heat exchangers for evidence of cracks or holes, or viewconcealed portions of evaporator and condensing coils, heat exchanger or firebox, electronic air filters, humidifiersand de-humidifiers, ducts and in-line duct motors or dampers, as this can only be done by dismantling the unit. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of airthroughout a building cannot be addressed by a visual observation. Have these systems evaluated by a qualifiedindividual. The consultant does not perform pressure tests on coolant systems, therefore no representation ismade regarding coolant charge or line integrity.

Please note that even modern heating systems can produce carbon monoxide, which in a poorly ventilated roomcan result in sickness and even death. Therefore, it is essential that any recommendations that are made forservice or further evaluation be scheduled before the close of escrow. A specialist could reveal additional defects orrecommend further upgrades that could affect your evaluation of the property, and our service does not include anyform or warranty or guarantee. Normal service and maintenance is recommended on a yearly basis. Determiningthe presence of asbestos materials commonly used in heating systems can ONLY be preformed by laboratorytesting and is beyond the scope of this walkthrough survey. Determining the condition of oil tanks, whether exposedor buried, is beyond the scope of this walkthrough. Leaking oil tanks represent an environmental hazard which issometimes costly to remedy.

System:

6.1 HVAC:Air-to-Air type heat pump is installedas the primary heating system.

6.2 Heating Element Location:Unit 1725 Ceiling.

6.3 Fuel Source:



Electric.

6.4 Approximate Age:3 to 4 year old.

6.5 General Operation & Cabinet:Satisfactory.

6.6 Air Filters:Replacement is recommended; the filter is not functioning as intended. The filter is in a condition thatmay cause damage to the heat exchanger due to restricted airflow across the heat exchanger.

6.7 Normal Controls:General condition appears serviceable.

6.8 AIR CONDITIONING:Split system.

6.9 Model/ Serial Number/ Size:

6.10 Location:



Roof top.

6.11 Condition:Operational.

6.12 Service Disconnect:Installed service disconnect is located within sight of the condensing coil cabinet and not more than 50feet from the unit.

6.13 Condensate Line:Condensate drain line appears to be adequately installed. Periodic checking to make sure that the lineis clear will help to maintain the system.

6.14 Ducts Condition:The ductwork appears to be properly installed and supported.

System 2:

6.15 HVAC:



Baseboard heating elements.

6.16 General Operation:Not operational.

6.17 AIR CONDITIONING:Portable units. Not inspected.



ELECTRICAL SYSTEMS

In accordance with the standards of practice we only test a representative number of switches and outlets and donot perform load-calculations to determine if the supply meets the demand. However, every electrical deficiency orrecommended upgrade should be regarded as a latent hazard that should be serviced as soon as possible, alongwith evaluation and certification of the entire system as safe by a licensed contractor. Therefore, it is essential thatany recommendations that are made for service or upgrades should be completed before the close of escrow orduring contingency period, because an electrician could reveal additional deficiencies or recommend additionalupgrades for which we disclaim any responsibility. Any electrical repairs or upgrades should be made by a licensedelectrician. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. SmokeAlarms should be installed within 15 feet of all bedroom doors, and tested regularly.

Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbsinstalled. The consultant is not required to insert any tool, probe, or testing device inside the panels, test or operateany over-current device except for ground fault interrupters, nor dismantle any electrical device or control otherthan to remove the covers of the main and auxiliary distribution panels. Any ancillary wiring or system that is notpart of the primary electrical distribution system is not part of this PCA but may be mentioned for informationalpurposes only, including but not limited to low voltage systems, security system devices, heat detectors, carbonmonoxide detectors, telephone, security, cable TV, intercoms, and built in vacuum equipment.

PRIMARY POWER SOURCE:

7.1 SERVICE VOLTAGE A:Incoming electrical service to thisstructure is 120/208/240 3 phase. 400amp. for unit 1729. One meter.

7.2 SERVICE VOLTAGE B:



Incoming electrical service to thisstructure is 120//240 volts singlephase. 200 amp For unit 1725. And.120/480 volt 3 phase. Two meters.

7.3 SERVICE TYPE & CONDITION:Some portion of the masthead,support, meter housing, or cableentrance to the structure thatREQUIRES THE IMMEDIATEATTENTION of a qualified licensedelectrician. It has come apart ordetached from the roof.

Overhead electrical service lines arein a condition that needs attention dueto inadequate clearance from theground level, structures, or vegetation.

MAIN PANEL 1725:

7.4 MAIN PANEL LOCATION:



At back right wall of unit 1729.

7.5 SERVICE CABLE TYPE:Copper.

7.6 ACCESS:Electrical panel is in a location that makes it readily accessible.

7.7 PANEL TYPE & CONDITION:

Knife fuses used. Antiquated. Upgrades should be considered.

7.8 CONDITION OF PANEL WIRES:Satisfactory - Electrical circuitry wiring in the panel appears neatly arranged with no unallowable splices.

7.9 GROUNDING:Grounding conductor to the water service line was noted, and it is correctly connected to the street sideof the main water line.



MAIN PANEL 1729:

7.10 MAIN PANEL LOCATION:Back right wall of unit 1729.

7.11 MANUFACTURER:Square D.


7.13 PANEL TYPE & CONDITION:

Knock out covers are missing. Knock outs for future breakers should be sealed over with a cover toprevent potential for entry. All panel boxes need to be sealed tight.

7.14 GROUNDING:Noted. Grounding conductor to the water service line was noted, and it is correctly connected to the



street side of the main water line.

SUB PANEL 1:

7.15 LOCATION:Back left wall of unit 1725.


7.17 PANEL TYPE & CONDITION:Power panel, as a container for safely covering electrical circuitry and components, is functioning asintended, minimizing the risk of electrical shock. Balance of multi wire components not verified.

SUB PANEL 2:

7.18 LOCATION:



Back right wall of unit 1729.


7.20 PANEL TYPE & CONDITION:Power panel, as a container for safely covering electrical circuitry and components, is functioning asintended, minimizing the risk of electrical shock. Balance of multi wire components not verified.

7.21 BREAKER/FUSE:Breakers/fuses in the main power panel appear to be appropriately matched to the circuit wire gauge.

SUB PANEL 3:

7.22 LOCATION:Back left wall of unit 1725.

7.23 PANEL TYPE & CONDITION:Knife fuse type. Antiquated and may not perform well under current demands. Anticipate upgrades.

WIRING TYPE & CONDITION:

7.24 WIRING TYPE & CONDITION:



Copper - The structure is wired using plastic insulated copper single conductor. Exposed wiring appearsto be in satisfactory condition including connections, routing, fasteners, and insulation. Seal any openbox to prevent any potential for dust or animal entry which could pose a risk of fire.

OUTLETS & SWITCHES:

7.25 RECEPTACLES:A representative sampling of receptacles was achieved. These tested appeared to be operating properly.

7.26 GROUND FAULT CIRCUIT INTERUPTERS:Satisfactory.

7.27 SWITCHES:A representative sampling of switches was achieved. These tested appeared to be operating properly.

7.28 LIGHTING:A representative sampling of lighting was achieved. These tested appeared to be operating properly.

COMMENTS:

7.29 ADDITIONAL:

3 phase breaker main panel of 1729

1/1

10/26/2020 4:09:10 PM °F

Sp1

78.8

71.4FLIR2695.jpg FLIR E40bx 64524237

MeasurementsSp1 78.6 °F

ParametersEmissivity 0.95Refl. temp. 66 °F

10/26/2020 4:09:10 PM

FLIR2695.jpg FLIR E40bx 64524237

Inconsistency apparent at breaker. Heat at one of the poles of modified 3 pole breaker exceeds otherpole or is inconsistant. Possibly due to poor conductor to lug contact. Licensed commercial electrician should evaluate further. Implications are damage to downstream appliances, outlets etc. and nuisancetripping.

240 volt panel for unit 1725 Standard Glendale, CA

1/1

10/26/2020 4:07:59 PM °F

Sp1

Sp2

Sp3

Sp4

94.6

71.2FLIR2693.jpg FLIR E40bx 64524237

10/26/2020 4:07:59 PM

FLIR2693.jpg FLIR E40bx 64524237

Temperature rise of Sp2 and Sp3 is inconsistent with other fuse performing the same task. This anomaly would indicate a deficiency that warrants further review by a licensed commercial electrician.Possible loose contact of conductor to lug of fuse defect. Implications are temperatures possibly exceedind manufacturers rating, void of warranties, nuisance trip and disruption of work.

MeasurementsSp1 88.4 °FSp2 95.0 °FSp3 94.9 °FSp4 90.3 °F

ParametersEmissivity 0.95Refl. temp. 66 °F



ROOF & ATTIC

Roof systems require periodic maintenance, such as checking the seals around flashings, removing foliageand cleaning out gutters. The consultant does not certify the roof system or determine how well it performs

under extreme weather conditions. Consultant does not perform any roof structure calculations, leak testor determine efficiency and actual R value of any insulation. Consultant can not comment on attic framing

or roof structures that do not have an accessible attic space nor can he/she determine integrity of roofdeck as it is covered by roof material when observed.

ROOFING:

8.1 ROOF TYPE:

Barrel roof. Title 24 Cool roof. Rolled bitumen. Roof covering was inspected by walking on the roof.

8.2 LAYERS:Without performing any core samples two layers apparent.

8.3 ROOF CONDITION:Roof covering material is in a condition that is consistent method of installation.

8.4 LIFE EXPECTANCY:Roof covering material appears to have a remaining life expectancy of 5 to 8 years, assuming propermaintenance is completed as needed.

8.5 FLASHING:



Maintenance needed around retrofit buttresses.

Flashing where shed roofs intersects with a wall needs some repair or replacement. No counter flashing.Leak highly probable.



8.6 SKYLIGHTS:Negative slope seen at skylight.Implications are potential for standingwater and possible leak.

8.7 VALLEYS:



Valleys show evidence of prior ponding. Water should not sit on a roof for more than 48 hours.Maintenance needed. Possible flood coating.

ROOF DRAINAGE:

8.8 GUTTERS & DOWNSPOUTS:Satisfactory.

ROOF ASSEMBLY & VENTILATION:

8.9 FRAMING:



Barrel truss. No visible defects. Framing appears to be in good repair.

8.10 ROOF DECKING:Not visible as foil vapor barrier hinders view.

8.11 VENTILATION:Vent systems in unit 1729 operatinghowever at least one shows signs ofunsafe wiring. Have licensedelectrician correct.

8.12 Vapor Barrier Installed:Foil barrier installed and in good repair.



STRUCTURE:

While the observer makes every effort to find all areas of concern, some areas can go unnoticed. During

the course of the walk-through, the consultant does not enter any area or perform any procedure that maydamage the property or its components or be dangerous to or adversely affect the health of the consultant

or other persons.

STRUCTURE:

9.1 TYPE OF CONSTRUCTION:

Unreinforced masonry structure. Building retrofitted.

9.2 OBSERVATIONS:

Fractures noted that may need repair. As noted at various locations of unit 1725.



Fracture over back exit key stone, missing mortar and brick. Repairs needed. Noted at various locations.



Some deflection apparent at front sidestucco wall enclosure.

DOORS & WINDOWS:

9.3 ROLL UP DOORS:Satisfactory.

STRUCTURE COMMENTS:

9.4 NOTE:Man hole cover at back portion of unit 1725 from what may have been some type of pit. Enquire withseller as to any known history or prior environmental surveys.



FOUNDATION

All structures are dependent on the soil beneath them for support, but soils are not uniform. Some thatappear to be firm and solid can become unstable during seismic activity or may expand with the influx of

water, moving structures with relative easy and fracturing slabs and other hard surfaces. In accordancewith our standards of practice, we identify foundation types and look for any evidence of structural

deficiencies. However, minor cracks or deteriorated surfaces are common in many foundations and mostdo not represent a structural problem. If major cracks are present along with bowing, we routinelyrecommend further evaluation be made by a qualified structural engineer. All exterior grades should allow

for surface and roof water to flow away from the foundation. All concrete floor slabs experience somedegree of cracking due to shrinkage in the curing process. In most instances floor coverings prevent

recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floorcoverings are installed, the materials and condition of the flooring underneath cannot be determined. Areas hidden from view by finished walls or stored items cannot be judged and are not a part of the walk

through.

FOUNDATION:

10.1 TYPE:Slab on grade - Refers to a concrete slab poured at grade level.

10.2 FOUNDATION SLAB:Monolithic slab as viewed from common observation appears to be performing as intended.



INTERIORS:

Walk-through survey of living space includes the visually accessible areas of walls, floors, cabinets and closets, andthe testing of a representative number of windows and doors, switches and outlets. We do not evaluate windowtreatments, move furnishings or possessions, lift carpets or rugs, empty closets or cabinets, nor comment oncosmetic deficiencies. Floor covering damage or stains may be hidden by furniture, and the condition of floorsunderlying floor coverings may go unnoted. Determining the condition of insulated glass windows is not alwayspossible due to temperature, weather and lighting conditions. Check with owners for further information. Testing,identifying, or identifying the source of environmental pollutants or odors (including but not limited to lead, mold,allergens, odors from household pets and cigarette smoke) is beyond the scope of our service, but can becomeequally contentious or difficult to eradicate.

UNIT 1725:

11.1 TYPE OF UNIT

Warehouse and other use.

11.2 Doors:Satisfactory.

11.3 General Interiors:



Peeling paint missing or worn mortar.



Evidence of prior leak. Refer to sellerTDS.

11.4 Floor Condition:Satisfactory with typical cracking and wear due to age and use.

11.5 KITCHEN:Satisfactory. Small kitchen or lunch room.

11.6 Countertops:Satisfactory - The countertops in the kitchen are satisfactory.

11.7 Cabinets, Drawers, and Doors:Cabinets, doors, and drawers are satisfactory in both appearance and function.

UNIT 1729:

11.8 TYPE OF UNIT



Warehouse and other uses.



Studio use at this time.

11.9 Doors:



Satisfactory. Exit sign posted. Back uplighting installed.

11.10 General Interiors:Attention Needed- Peeling Paintnoted in areas.

11.11 Floor Condition:



Typical wear due to age and use.

11.12 KITCHEN:Satisfactory.

11.13 Fixtures:Satisfactory.

11.14 Countertops:Satisfactory - The countertops in the kitchen are satisfactory.

11.15 Cabinets, Drawers, and Doors:Cabinets, doors, and drawers are satisfactory in both appearance and function.



BATHROOM

Shower pans are not tested as this should only be done by a pest control operator who is licensed by the state ofCalifornia. Efficiency of hot water flow to fixtures is not part of this PCA and it does not comment on whether or nottemperature of hot water is adequate. Client should have a licensed plumber set water heater thermostat to desiredhot water setting. When away for long periods be sure to set your water heater thermostat to vacation mode.Functional drainage flow is only judged as seen while running water under normal conditions. Excessive use ofimproper use can always cause back ups.

Bathroom :

12.1 Location:Unit 1725.

12.2 Vanity cabinetThe vanity cabinet and top in this bathroom are satisfactory.

12.3 Basin & Drain:The basin and drainage fixture appears to be satisfactory.

12.4 Faucet fixture:Faucets and supply lines appear satisfactory.

12.5 Toilet:The toilet in this bathroom appears to be functional.

12.6 Walls/Ceiling:The walls in this bathroom are satisfactory.

12.7 Flooring:Flooring in this bathroom is satisfactory.



12.8 Lighting:The ceiling light and fixture in this bathroom are in satisfactory condition.

12.9 Exhaust Fan:There is an exhaust fan installed in this bathroom, and it is performing satisfactorily.

12.10 GFCI(S)There is a functional Ground Fault Circuit Interrupt outlet installed in the area of the bathroom vanity.

Bathroom 2 :

12.11 Location:Unit 1729.

12.12 Vanity cabinetThe vanity cabinet and top in this bathroom are satisfactory.

12.13 Basin & Drain:The basin and drainage fixture appears to be satisfactory.

12.14 Faucet fixture:Faucets and supply lines appear satisfactory.

12.15 Toilet:The toilet in this bathroom appears to be functional.

12.16 Dispensers:Good. Dispensers are in good repair and maintained.

12.17 Walls/Ceiling:The walls in this bathroom are satisfactory.

12.18 Flooring:



Flooring in this bathroom is satisfactory.

12.19 Lighting:The ceiling light and fixture in this bathroom are in satisfactory condition.

12.20 Exhaust Fan:There is an exhaust fan installed in this bathroom, and it is performing satisfactorily.

ADA:

12.21 ADA Compliant?Do not appear to be ADA compliant.



Probable or Impropable EnvironmentalConcerns,

Let it be understood that we are not conducting a phase 1 environmental assessment. We are simply stating, basedon age, historical references and some observable conditions, that there may be additional environmental issuesthat client should be aware of. We highly recommend obtaining the services of a recognized approved agency andconducting a phase 1 assessment.

ENVIRONMENT:

13.1 High voltage towers?There are no high voltage towers nearby subject property.

13.2 EMF testing?No-Inspector did not conduct a test for electro magnetic field. Electromagnetic field radiation is invisibleand prevalent throughout. Subtle energies constantly swirl in and around our bodies, whether or not weare aware of them. Electromagnetic Fields (EMF) are energy waves with frequencies below 300 hertz orcycles per second. The electromagnetic fields we encounter daily come from every day things such aspower lines, radar and microwave towers, television and computer screens, motors, fluorescent lights,microwave ovens, cell phones, electric blankets, house wiring and hundreds of other common electricaldevices. Those EMF readings of most concerns are usually when high voltage power lines are nearby.

13.3 Radon:Inspector did not perform any radon testing. Radon is found in some geographical areas. Radon is acancer causing, radioactive gas that comes from the decay of radium in the soil, which is a decayproduct of uranium. Radon is a colorless, odorless, invisible gas that occurs naturally. Chronic exposureto elevated radon levels has been linked to an increased incidence of lung cancer in humans. The riskincreases for those who smoke. Most areas of Los Angeles are under Zone 2A Map was developed by the EPA using five factors to determine radon potential: indoor radonmeasurements; geology; aerial radioactivity; soil permeability; and, foundation type. Radon potentialassessment is based on geologic provinces. Radon Index Matrix is the quantitative assessment of radonpotential. Confidence Index Matrix shows the quantity and quality of the data used to assess radonpotential. Geologic Provinces were adapted to county boundaries for the Map of Radon Zones. You canfind additional information on the EPA web site.

13.4 Asbestos?The structure more than likely does not have asbestos as it dates post 1978. Asbestos was no longerused in the construction industry when building was constructed. Asbestos is the name given to a groupof naturally occurring minerals used in certain products, such as building materials, such as roofingmaterial, siding and duct insulation to name a few. Asbestos includes chrysotile, amosite, crocidolite,tremolite asbestos, anthophyllite asbestos, actinolite asbestos, and any of these materials that havebeen chemically treated and/or altered.

13.5 Lead Paint?There is a high probability that the structure contains lead base paint as it was constructed prior to 1978.Lead has long been recognized as a harmful environmental pollutant. In late 1991, the Secretary of theDepartment of Health and Human Services called lead the "number one environmental threat to thehealth of children in the United States." There are many ways in which humans are exposed to lead:



through air, drinking water, food, contaminated soil, deteriorating paint, and dust. Airborne lead entersthe body when an individual breathes or swallows lead particles or dust once it has settled. Before it wasknown how harmful lead could be, it was used in paint, gasoline, water pipes, and many other products.Old lead-based paint is the most significant source of lead exposure in the U.S. today. Harmfulexposures to lead can be created when lead-based paint is improperly removed from surfaces by dryscraping, sanding, or open-flame burning. High concentrations of airborne lead particles in homes canalso result from lead dust from outdoor sources, including contaminated soil tracked inside, and use oflead in certain indoor activities such as soldering and stained-glass making

13.6 Urea-FormaldehideFormaldehyde is a pungent, colourless gas commonly used in water solution as a preservative anddisinfectant. It is also a basis for major plastics, including durable adhesives. It occurs naturally in thehuman body and in the outdoor environment. Formaldehyde is used to bond plywood, particleboard,carpets and fabrics, and it contributes to "that new house smell." Formaldehyde is also a by product ofcombustion; it is found in tobacco smoke, vehicle exhaust and the fumes from furnaces, fireplaces andwood stoves.While small amounts of formaldehyde are harmless, it is an irritating and toxic gas in significantconcentrations. Symptoms of overexposure to formaldehyde include irritation to eyes, nose and throat;persistent cough and respiratory distress; skin irritation; nausea; headache; and dizziness.Health Canada has determined that 0.1 parts per million (ppm) is a safe level of formaldehyde in thehome. Sensitivity to this level may vary based on individual age and health

13.7 Pest Infestation?Our inspection agency does not perform a pest control report. This can and should only be performed bya qualified licensed pest control operator.

13.8 Mold or other bio organisms?Molds are forms of fungi that are found naturally in the environment. Molds are in the soil, and on deadand decaying matter. Outdoors, molds play a key role in the breakdown of leaves, wood and other plantdebris. Molds come in a variety of colors, including green, black, white, brown and orange. Molds canappear fuzzy or in slimy streaks. There is often a musty or earthy odor around molds.

Molds make tiny spores to reproduce, just as some plants produce seeds. Indoors, these mold sporesmove through the air and settle on surfaces. When mold spores land on a damp spot, they may begin togrow and multiply. Molds need moisture and a food source. Good food sources for molds are cloth, wood, wallboard andinsulation, but molds can grow on almost anything. Water or moisture is the factor that limits moldgrowth. When there is a wet surface or material that is not dried or discarded promptly (for example,water discharged from a burst pipe), molds can grow within 24 to 48 hours in the area. Additional datacan be found via web site or by a qualified mold specialist.

Our view of the this structure is limited. We do not conduct a mold test or visually look for mold, unless itis in full view of an area that was accessed. Mold inspections can and should only be done by qualifiedmold experts as they use special instruments and means of testing that are beyond the scope of thisPCA-PCR.

confidential property condition assessment report€¦ · outlined within the guide. the goal is to...

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