inspection report - s3.amazonaws.com · inspection report 271 front st. alert bay, b.c. island...

CLIENT

2013

Inspection Report271 Front St. Alert Bay, B.C.

Island Building Inspections

V A N C O U V E R I S L A N D B . C .

Commercial Inspection example, 2013

Elevation Photos

For the Property at

271 Front Street

Alert Bay, BC

ELEVATION PICTURES

Front West Elevation


South Elevation


Rear East Elevation


North Elevation


THE BOTTOM LINEThe building requires new roofs as soon as possible, as roofs were leaking at the time of inspection.

The building gutters and downspouts will require replacement to protect the building envelop.

The rear man door should be repaired as the building is not secure (south end of east side).

The electrical deficiencies should be corrected as soon as possible.

ROOFING

SLOPED ROOFING/ASHPHALT

Condition: Leaking

The roofing materials should be replaced as soon as possible. The shed roof covering east side of building is leaking

severely. The roofs over man doors are leaking. Main roof shingles are past service life. The main gable roof is a 4-

12 pitch 82 feet long and 22 feet up on each side. The shed style roof is a 3-12 pitch 82 feet long and 16 feet wide. The two small gable roofs over doors were approx. 20sp.ft.

• Implications: Chance of water damage to contents, finishes and or structure.

• Location: East

• Task: Replace

• Time: Immediate

• Cost: Major

SLOPED ROOF FLASHINGS/Roof/sidewall flashings

Condition: Leaking

Where roofs connect walls over man doors and along east side (shed roof) flashings require replacement.

Implications: Chance of water damage to contents, finishes and/or structure

• Location: Various

• Task: Repair

• Time: Immediate

• Cost: Major


EXTERIOR

Roof Drainage/Gutters

Condition: Discharging onto the roof.

Gutters on main structure discharging onto shed roof. This has caused this roof to fail

• Implications: Material deterioration

• Location: East

• Task: Repair

• Time: Immediate

• Cost: Major

Exterior Glass/Exterior Trim

Condition: Paint or stain needed

The wood frames and sills around windows require attention as paint has failed and woods is starting to rot.

• Implication: Chance of water damage to contents, finishes and /or structure/Material deterioration

• Location: Throughout

• Task: Repair or replace

• Time: Less than 3 years


ELECTRICAL

SERVICE ENTERANCE

Condition: No drip loop

Service entrance attached on the north east corner does not have a drip loop.

• Implication: Electrical shock, fire.

• Location: Main distribution box.

• Task: Correct

• Time: Immediate

DISTRIBUTION SYSTEM/Wiring-damaged or exposed

Condition: Exposed on walls or ceilings

There was unprotected wire through-out building poor connections and exposed wire in outlet boxes and switches.

• Implications: Electric shock


• Task: Correct

• Time: Immediate

INTERIOR

Doors/Doors and frames

Condition: Damaged

The man door on east side south end was kicked in breaking the door jamb. Requires immediate repair as cannot secure building.

• Implications: Building open to weather, animals, unauthorized personnel.

• Location: Southeast

• Task: Correct

• Time: Immediate

• Cost: Minor


ROOFINGDESCRIPTION

Sloped roofing material: Asphalt shingles

Probability of leakage:

The roofs over man doors and shed roof on back of building a were leaking at time of inspection

LIMITATIONS:

Roof inspection limited/prevented by: Lack of access (too slippers/fragile)

Inspection preformed: By walking on roof

RECOMMENDATIONS:

SLOPED ROOFING /Asphalt

Condition: Leaking

The roofing materials should be replaced as soon as possible. The shed roof covering east side of building is leaking

severely. The roofs over man doors are leaking. Main roof shingles are past service life. The main gable roof is a 4-

12 pitch 82 feet long and 22 feet up on each side. The shed style roof is a 3-12 itch 82 feet long and 16 feet wide. The two small gable roofs over doors were approx. 20sq.ft.

• Implication: Chance of water damage to contents, finished and /or structure.

• Location: East

• Task: Replace

• Time: Immediate

• Cost: Major

1. Door roofs 2. Damaged shingles


3.Water draining across shed roof

SLOPED ROOF FLASHINGS/Roof/sidewall flashings

Conditions: Leaking

Where roofs connect to walls over man doors and along east side flashings require replacement.

• Implications: Chance of water damage to contents, finishes and/or structure.


• Task: Repair

• Time: Immediate

• Cost: Major


EXTERIORDESCRIPTION

General:

At the rear of the building there were 8 - 45gallon drums – filled with “purged water” as per label dated 2009. The

barrels appear to be rusting and tilting - removal is recommended. There was also a piece of sheet metal sticking out of the ground – it was imbedded in the ground. It is a tripping hazard, it is pointed and its edges are sharp.

4. Drums at rear 5. Metal imbedded in ground

• Gutter & Downspout Material: Aluminum

• Gutter & Downspout Type: Eave mounted

• Gutter & Downspout discharge: Below grade and above grade

• Lot slope: Flat

• Wall surfaces: Stucco, Fiber cement shingles

• Driveway: Gravel

• Walkway: Concrete – covered with moss – condition was difficult to determine appeared serviceable.

LIMITATIONS:

Upper floors inspected from: Ground level


RECOMMENDATIONS:

ROOF DRAINAGE/Gutters

• Condition: The gutters on the east side of the building are clogged, damaged and draining onto the roof.

Gutters on west side (front elevation) - MISSING

• Implications: Chance of water damage to contents, finishes and /or structure

6. Gutters damaged

Condition: Discharging onto roof

Gutter on main structure discharging onto shed roof. This has caused this roof to fail

• Implication: Material deterioration

• Location: East

• Task: Repair

• Time: Immediate

• Cost: Major


7. Gutter discharging onto shed roof

• Condition: Discharging onto roof

• Implications: Material deterioration

• Locations: East

• Task: Further evaluation Remodel

• Time: Immediate

8. Clogged gutters – vegetation growing in gutters

WALLS / Soffits and fascia

Condition: Damage

There are numerous holes in exterior that require repair.

• Implications: The damaged building envelop leads to water damage and /or structure damage.

• Location: Various Exterior Wall


• Task: Repair

9. Damaged wall northwest corner

Condition: Paint or stain needed

Implications: Cosmetic defects / Chance of water damage to contents, finishes, and /or structure/

shortened life expectancy of material


• Task: Improve


EXTERIOR GLASS / Glass (glazing) Condition: Broken

There were six broken windows on the west side of building, the windows and the door on the south side

were boarded up and on the east side two windows boarded up.

• Implication: Change of water entering building/ Chance of pests entering building/ Increased

heating and cooling costs


• Task: Repair

• Time: Immediate

EXTERIOR GLASS/ Exterior trim Condition: Paint or stain needed

The wood frames and sills around window require attention as paint has failed and wood is starting to rot

• Implication: Chance of water damage to contents, finishes and /or structure/ Material

deterioration



• Task: Repair or replace


10.Window sill deteriorating – boarded up window

LANDSCAPING/ Lot grading

Condition: Various locations around building the grad is too high which will result in rot. There are fish nets on east wall that have vegetation growing from the netting.


• Task: Correct

• Time: Less than 1 year.

11.Grade too high


STRUCTUREDESCRIPTION

There is a steel inner frame (80 feetx46 feet) with supports the framed roof structure. Outside the steel frame 2x6

walls frame rises to the bottom of the wood rafters. There was an addition running along the length of the east side, which was 80 feet by 14 feet.

The building is fundamentally sound, although there have been repairs to the rear wall base of the studs and the sil plates as the result of water damage.

• Configuration: Slab on grade

• Foundation material: Poured concrete

• Exterior wall Construction: wood frame steel frame

• Roof and ceiling framing: Rafters/roof joists, Steel framing, Skip sheathing

LIMITATIONS:

Unable to inspect 28 feet from the north east corner of the addition (interior) as it was locked off.


ELECTRICALDESCRIPTION:

Service entrance cable and location: Overhead copper

Service size: 100 Amps (240Volts)

Main disconnect/service box rating: 100 Amps

System grounding material and type: Copper – water pipe & ground rod

Distribution panel type and location: Breakers – first floor

Auxiliary panel (subpanel - type and location: There was a second meter on the north east side of the building. Suspect that there is distribution system in locked of section.

Circuit interrupters: Ground Fault (GFCI) & Arc Falut (AFCI): None

Smoke detectors: None noted

LIMITATIONS:

There was no access to the panel were the service entered on the north east corner

RECOMMENDATIONS:

SERVICE DROP AND SERVICE ENTRANCE/ Service drop

• Condition: The service entrance on north east side does not have drip loop

• Implications: water may drain into main service box

• Location: Northeast

• Task: Correct

• Time: Immediate


12. No drip loop

DISTRIBUTION SYSTEM/Wiring – damaged or exposed

Condition: Exposed on walls or ceilings

There was unprotected wire throughout building poor connections and exposed wired in outlet boxes and switches.

• Implications: Electric shock


• Task: Correct

• Time: Immediate

13. wire exposed poor connection at box 14. Exposed wires at ceiling outlet


DISTRIBUTION SYSTEM / Cover plates

Condition: Missing

Cover plates missing various locations

• Implications: Electric Shock


• Task: Correct

• Time: Immediate

15. No cover plate - typical


HEATINGDESCRIPTION:

General: There was no heat supply in the structure

INSULATION AND VENTILATIONDESCRIPTION

General: Only area with insulation was walls in small room on south west corner

Attic/roof ventilation: None found


PLUMBING DESCRIPTION

General: The bath room was not service able requires complete new bathroom toilet sink and hot water tank.

Water supply source: Public

Service piping into building: Plastic

Supply piping in building: Plastic, Galvanized steel, Polybutylene (PB)

LIMITATIONS:

Inspection limited/prevented by Water supply turned off

RECOMMENDATIONS:

General

The water was not on at time of inspection. Bathroom was non-functional. Toilet and sink seemed operational.


INTERIORDESCRIPTION

Major floor finishes: Concrete

Concrete floor in generally good condition

16. Main room floor

The floor in the addition had trenches in the concrete which were covered with wood.

Major wall and ceiling finishes: Walls and ceiling require replacement

17. Wall damage 18. Wall and ceiling damage


Windows: Casement

The windows are non-functional and 5 boarded-up, approximately 6 window panes were broken and covered with plywood.

Glazing: Single

Doors:

Exterior doors – type/material:

• Hinged

• Wood

• Garage door – wood

• Garage door – metal

• Metal garage door on north side damaged

19. North elevation garage doors 20. Metal door damage north elevation

RECOMMENDATIONS

DOORS/ Doors and frames

Condition: Damage

The man door on east side south end was kicked in breaking the door jamb. Requires immediate repair as cannot secure building

• Implications: Building open to weather, animals and unauthorized personnel.

• Location: Southeast

• Task: Correct


• Time: Immediate

• Cost: Minor

21. Damaged door frame east side south end.

END OF REPORT

For information on correcting deficiencies please see maintenance portion of

your report.

inspection report - s3.amazonaws.com · inspection report 271 front st. alert bay, b.c. island...

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