sami nomair - commercial real estate inspectors, …...sami nomair 22736 vanowen st. west hills, ca...

Nomair 22736 Vanowen St., West Hills, CA 91307

Commercial Real Estate Inspections, LLC. 2550 Honolulu Ave.#101, Montrose, CA, 91020 All Rights Reserved Copyright 2007 Phone 818.957.4654 Fax 818.949.4435 www.creillc.com

RISK Assessment® ReportJanuary 23, 2020

Sami Nomair22736 Vanowen St.

West Hills, CA 91307Inspector - Bob Pace & Tim Gavigan

Confidential and Proprietary

2550 Honolulu Ave. #101, Montrose, CA 91020818.957.4654 www.creillc.com


Commercial Real Estate Inspections, LLC. 2550 Honolulu Ave.#101, Montrose, CA, 91020 All Rights Reserved Copyright 2007 Phone 818.957.4654 Fax 818.949.4435 www.creillc.com

Sami Nomair22736 Vanowen St.

West Hills, CA 91307


Commercial Real Estate Inspections, LLC. 2550 Honolulu Ave., Montrose, CA 91020 Page 1All Rights Reserved Copyright 2007 Phone 818.957.4654 Fax 818.949.4435 www.creillc.com

This is an assessment of the five major systems - Plumbing, Electrical, Heating and AirConditioning, Structure and Roofing along with an assessment of any other current deferred maintenanceissues for the site.

This assessment will cover three aspects of these systems per industry standards, namely:

1. Expected useful life left in each system.2. Maintenance/Repairs that are needed immediately for each system.3. Total costs that are expected over the next five years for each system.

Note: The cost estimates are industry standards per the R.S. Means - 2007 Building Construction CostData 20th Annual Western Edition along with review and consultation with local contractors.

Although care and thought have gone into this assessment there are many variables that can cause the actualprices to differ greatly, such as: local building ordinances, requirements, specifications and details, localdemand for labor, materials, etc.

No implied warrantee is given.

No cosmetic concerns have been addressed in these estimates.

No Routine Maintenance concerns have been addressed in these estimates below $1000.

ADDRESS: 22736 Vanowen St., West Hills, CA 91307

CLIENT: Sami Nomair January 23, 2020



PLUMBING:

1. The expected useful life left in the Plumbing System:

The expected useful life left appears to be approx. 10 - 20+ years- If properlymaintained.

For the waste lines the expected useful life can only be determined with an internalcamera inspection. Per industry standards the life expectancy of typical wastelines is approx. 40 - 60 years depending on many variables. Only with an internalcamera inspection can the conditions and life expectancy be determined for thesite.

2. What Maintenance/Repairs are needed immediately for the Plumbing System:

It is noted that a sewer line camera inspection was performed. Please fully reviewthe report before the contingency period is over.

It is advised to have an approved Earth Quake Shut off valve installed on the gassystem for safety.

It is advised to have the Fire Sprinkler system Reviewed by a qualified sprinklerspecialist at this time with an Annual Review.

The water heater was not located at the time of the inspection. It is advised tohave this located and reviewed by a qualified professional to help ensure healthand safety.

The system appeared to be in overall serviceable condition at the time of theinspection and other than routine maintenance no immediate significantdeficiencies or repairs were observed to be needed.

3. What costs are expected over the next five years for the Plumbing System:

The above repairs/upgrades are considered routine maintenance. Expect costs of$1,000 - $2,000 for the above items depending on the methods and materials used

TOTAL:

$1,000 - $2,000Routine Maintenance



ELECTRICAL:

1. What is the expected useful life left in the Electrical System:

The expected useful life left of the electrical system for the main building isapproximately - approx. 20 - 30+ years if properly maintained and all neededmaintenance and repairs are done at this time.

The system has had alterations throughout the years and the life expectancy variesdepending on the age. Typical systems have a 50 - 70 year life expectancydepending on the materials used and the quality of maintenance. There are newerpieces of equipment for the cell phone companies which are not included in thisinspection.

2. What Maintenance/Repairs are needed immediately for the Electrical System:

A detailed evaluation is advised at this time by a qualified electrical specialist todetermine what repairs/replacements are needed to help ensure health and safetyfor this location and the conditions present. This is recommended due to theexcessive rust observed on the main panel along with Complete and detailedlabeling of all electrical panels and circuit breakers is recommended forconvenience and safety in the event of emergency and as required by code.

Some Repairs of the electrical system are advised at this time for health andsafety, such as ensuring all knockouts at the sub panels are properly covered andensuring all panels are properly labeled as is required by code.

3. What costs are expected over the next five years for the Electrical System:

The above repairs/upgrades are considered routine maintenance. The review ofthe main panel may indicate that internal repairs are needed that can't bedetermined until this review is done. Expect minimum costs of $1,000 - $1,500+for the immediate maintenance and repairs recommended for the building mainsand sub panels. No costs are anticipated or included for the different cell phonecompany equipment and it was disclosed that this equipment will be inspected by aqualified professional which is recommended and outside the scope of this generalvisual inspection.

If it is found that the main electrical panel is in need of replacement costs of aminimum of $6,000 - $8,000+ are to be anticipated.

TOTAL:

$1,000 - $1,500MINIMUM



HEATING AND COOLING:

1. What is the expected useful life left in the Heating and Air ConditioningSystem:

The typical life for roof mounted units such as these is approx. 15-20 years if wellmaintained. Fifteen of the unit appear to be at least 10 years old and The systemsare, for the most part at least 2/3's through the expected useful life for this type ofunit.

2. What Maintenance/Repairs are needed immediately for the Heating and AirConditioning system:

It is advised to have each unit fully cleaned and serviced at this time. Typical costis approx. $100 - $150 per individual unit. Some immediate repairs are neededsuch as properly installed condensate lines and some repairs and maintenance tothe ducting along with.

Condensation lines should be properly installed to remove moisture from thecooling system to an approved location.

It is advised to have all of the HVAC units installed over a metal cap installed onan approved platform to help prevent moisture intrusion. One was not.

3. What costs are expected over the next five years for the Heating and AirConditioning System:

Within the next five years significant maintenance, repairs and/or replacementswill most likely be needed to many of the units per industry standards due to age. Expect costs of at least $100,000 - $125,000+ for equipment replacements due toage per industry standards.

TOTAL:

$100,000 - $125,000+

ROOF:

1. What is the expected useful life left in the Roofing System:

Extensive work has been done recently in the form of a silicone type coating overthe existing roofing. The amount of equipment on the roof makes it difficult todetermine it's true condition and the age left for the system. It is advised to have aCore Sample done of the roofing material. This is the only way to fullyunderstand the number of layers of roofing present and the true condition of the



roofing material. This is beyond the scope of this general visual inspection. Itappears that the roof has at least 3 - 5+ years of expected useful life left in it if it isdiligently and properly maintained.

2. What Maintenance/Repairs are needed immediately for the Roofing System:

The amount of equipment on the roofing makes it difficult to do a meaningfulreview. There are numerous pieces of equipment for the cell phone raceways andcables that are not properly installed and are loose and a trip hazard. The amountof equipment makes review of the drainage systems limited. It was disclosed thatthe equipment on the roof of the cell phone companies, of which there are three, isgoing to be reviewed by a qualified professional. This is needed along with allneeded repairs and warrantees reviewed so that full understanding is obtained asto who is responsible for what moisture intrusion wise. Typically when there iscell phone equipment on the roof the cell phone company takes responsibility forit's portion but with three companies present this responsibility area is not clear tothis inspector.

The installation of the silicone type material is considered a high quality material. With diligent and timely yearly maintenance the life of the roof can be extendedand replacement would not appear to be required within the next five years.

3. What costs are expected over the next five years for the Roofing System:

It is advised to have a specialist familiar with this type of system do a fullexamination and give recommendations. This will be needed to determine thescope of work before pricing can be determined. With diligent and timely yearlymaintenance it appears that within the next five years the roof will not requirereplacement

TOTAL:

Specialty Evaluation isneeded to determine

scope of work

STRUCTURE:

1. What is the expected useful life left in the Structural System:

It appears that the expected useful life is from roughly 30 - 50+ years if properlymaintained.

2. What Maintenance/Repairs are needed immediately for the Structural System:

Due to the building having been built before the 1994 Northridge earthquake areview by the local building department is advised to see if any structural repairsor upgrades were done with the Building Department approvals due to thisseismic event.



No significant repairs at this time other than routine maintenance appear to beneeded however there are areas of unevenness noted to the flooring. A seismicupgrade evaluation is recommended to determine any cost-effective improvementsto improve the building's resistance to seismic disturbance not due to anysignificant defects observed.

3. What costs are expected over the next five years for the Structural System:

No significant costs are anticipated in the next five years to the Structure

TOTAL:

Routine Maintenance.Specialty Evaluation

recommended

GENERAL MAINTENANCE & REPAIRS:

1. What is the expected useful life left in the Site:

The expected useful life left in the site is approx. 20 - 30 years with routinemaintenance if all currently needed repairs are done now.

2. What Maintenance/Repairs are needed immediately currently for the Site:

It is advised to have the exterior of the building fully patched where needed andany painting done to these areas to help ensure longer lasting life and helpminimize moisture intrusion.

The parking area is worn and aged and there are sections that are deteriorated tothe point that resurfacing of the asphalt is advised at this time.

It is advised to have the sprinkler system fully reviewed and for all repairs to bemade to ensure that water is not hitting the building. This may involve some"drip" type portions of the system closest to the building.

It is strongly advised to install protective barriers at all railings and stair areaswhere there are any gaps larger than 4" for safety.

Due to modifications to the site since the original construction that wouldtypically require Building Department permits it is advised to have all paperworkreviewed by a qualified general contractor with the local Department of Buildingand Safety to ensure all proper procedures were taken and approved.



3. What costs are expected over the next five years for the Site:

Due to the extent of repairs advised further review is needed at this time todetermine the scope of work and the costs involved. Note: Upgrades to theinteriors, such as the restrooms, floor and wall finishes, is not included in theseestimates. For the above recommendations expect costs of $35,000 - $45,000+Depending on the methods and materials used

TOTAL:

$35,000 - $45,000+

TOTAL COMBINED ESTIMATED EXPENSES:

It is noted that in this Report a number of Specialty Inspections have beendeemed necessary and are recommended.

Costs associated with the findings of Specialist Inspections can addsignificantly to these Total Combined Estimated Expenses.

Upgrades and renovations to interiors are not included in these costings.

Further review by qualified specialists is advised at this time to determine thefull scope of work.

These estimates should be used as guidelines only.

TOTAL:

$135,000 - $175,000+MINIMUM


Commercial Real Estate Inspections, LLC. 2550 Honolulu Ave.#101, Montrose, CA, 91020 Page 3All Rights Reserved Copyright 2007 Phone 818.957.4654 Fax 818.949.4435 www.creillc.com

INSPECTION CONDITIONSCLIENT & SITE INFORMATION:DATE OF INSPECTION:

January 23, 2020 TIME OF INSPECTION:

10:00 AMCLIENT NAME:

Sami NomairADDRESS:

22736 Vanowen St.West Hills, CA 91307

INSPECTOR:Bob Pace & Tim Gavigan

CLIMATIC CONDITIONS:WEATHER:

ClearTEMPERATURE:

70's

BUILDING CHARACTERISTICS:BUILDING TYPE:

Office BuildingSTORIES:

Three

UTILITY SERVICES:UTILITIES STATUS:

The utilities were on

OTHER INFORMATION:OCCUPIED:

The building was partially occupied. Three of the units were vacant.APPROX. DATE OFCONSTRUCTION

1981 Per Disclosure at the time of the inspection by agent.



CLIENT PRESENT:No

GENERAL OVERVIEW:Overall the site is aged with typical wear noted. For the most part thesystems exhibit typical wear and tear considering their age. Repairs,replacement or upgrades should be considered. This site for the most parthas not received the benefit of routine maintenance such as the parking areas.

The property has been through some renovations and modificationssuch as recent roofing work, HVAC replacements and extensivealterations on the roof and added electrical equipment along with lowvoltage connections for Cell phone equipment. In addition a new roofcoating along with electrical alterations at the right side of the buildingat the ground level for electrical connections for the cell phoneequipment have been added. It was disclosed new elevator equipmentappears to have been recently installed. Due to alterations andmodifications observed to the building a full review at the localdepartment of Building and Safety is strongly advised to determine if allproper procedures have been addressed. This is advised by a qualifiedgeneral contractor at this time.

Note: due to the amount of equipment on the roof review is involved. Also there are portions of the cell phone tower raceways on the roof thathave lose or missing covers. Repairs are needed for health and safety.

Equipment, furniture and personal items are not moved during theinspection. Due to the amount of items in portions of the building theviews are limited. Limited views can obscure deficiencies.



DEFINITIONS AND STANDARDSTERMS OF THE INSPECTION:SERVICEABLE:

It is the inspectors opinion that this item is doing the job for which it wasintended and exhibits normal wear and tear for it's age.

NEEDS ATTENTION:It is the inspectors opinion that this item is in need of further investigationand/or repairs or appears to be at the end of its expected useful life. Theinspector has made the client aware of this situation by calling it "needsattention" in the report. It is then the clients responsibility to takeappropriate action concerning the situation with the appropriate professionalin a timely manner.

NOT ACCEPTABLE:It is the inspectors opinion that this item is either in need of immediate repairsor is a safety hazard due to adverse conditions. Also the item may be in sucha state of disrepair that significant repairs or replacement is strongly advised.

The inspector has made the client aware of this situation by calling it "notacceptable" and it is then the clients responsibility to take appropriate actionconcerning the situation with the appropriate professional in a timely manner.

STANDARDS:A. The report conforms to the Commercial Standards of Practice of theCalifornia Real Estate Inspection Association and the Business andProfessions Code which defines a commercial real estate inspection as: Theinspection to be performed consists of non-intrusive visual observations tosurvey the readily accessible, easily visible material components, systems andequipment of the building. The inspection is designed to identify materialphysical deficiencies in the buildings components, systems and equipment, asthey exist at the time of the inspection. Unless otherwise agreed between theinspector and client, the specific systems, structures and components of abuilding to be examined are listed in these Commercial Standards of Practice.B. A commercial real estate inspection report provides writtendocumentation of material physical deficiencies discovered in the inspectedbuilding's systems and components which, in the opinion of the Inspector, aresafety hazards, are not functioning properly or appear to be at the end of theirexpected useful life. The report may include the Inspector'srecommendations for correction or further evaluation.

The term material physical deficiencies means the presence of conspicuouspatent defects or material deferred maintenance of the buildings materialsystems, components or building equipment as observed during theinspection. This definition specifically excludes deficiencies that may beremedied by routine maintenance.



C. Inspections performed in accordance with these Standards of Practice arenot technically exhaustive and shall apply to the primary building and itsassociated primary parking structure.



PLUMBING SYSTEMWhile some plumbing observation may be code related, this inspection does not determine if the system complies with code. Supply and waste lines are inspected only where they are accessible and while operating accessible fixtures and drains. Performance of the water flow can vary during different times of the day and performance of the drain during actual usage isundetermined. Drain blockage is common in vacant property. It is advised to have any underground drain lines examined by aspecialist with a camera to determine their actual condition. The following are not included: inaccessible supply or waste lines;leaks in inaccessible areas such as walls, underground or the crawl space; the interior of pipes for mineral or corrosiveclogging, water hammering, solar equipment or water temperature, and the condition of shower pans or if a shower will leakwhen used. No water testing of any type is performed. The type of copper is not part of this inspection and will not bedetermined. The gas system is not tested for leaks and any underground or hidden gas lines are specifically excluded from thisreport. Determining the operation of sewer ejection systems is excluded from this inspection and it should be examined by aspecialist. The shutoff valves under sinks and other plumbing valves, such as the main shut off valve, are not turned or tested.

PLUMBING OVERVIEWOverall the plumbing system, both supply lines and the waste lines, appear tobe serviceable. No significant defects were observed and it appears thattypical and routine maintenance is all that will be needed for the near future.

MAIN WATER SUPPLY LINE:MAIN WATER SHUT OFFLOCATION:

On the right side of thebuilding.

MAIN WATER LINEMATERIAL:

The visible portion of the water main is composed of copper. This is thewater supply piping that runs between the city water meter and the building.



CONDITION:Serviceable overall.

PRESSURE REGULATORCONDITION:

There was a pressure regulator observed on the water supply system. It isnot known how well or if it is functioning, as this is beyond the scope of ageneral visual inspection.

COMMENTS:This component has been upgraded from the original construction.

INTERIOR WATER SUPPLY LINES:WATER SUPPLY PIPINGMATERIAL:

The interior piping that supplies the water throughout the building is made ofcopper where viewed.


WATER VOLUME ATFIXTURES:

Serviceable overall.

WASTE LINES:WASTE LINE MATERIAL:

The piping that takes the waste water to the sewer system is a combination ofdifferent materials where viewed.

CONDITION:The visible waste lines appear to be serviceable, however the view is verylimited due to the majority of the piping being either in the wall or under thebuilding.

MAIN SEWER CLEANOUT:Needs Attention:

A main sewer line cleanout access was not found within 3 feet of theperimeter of the building.



WASTE LINE COMMENTS:The interior of the waste lines are not visible. A detailed investigationcan only be performed by the use of an internal camera by a specialtycontractor. Such an inspection is recommended at this time as only bythis kind of inspection can the actual condition of the waste lines bedetermined.

It is noted that this camera inspection was being done at the time of thegeneral visual inspection. See this detailed report for the overallcondition of the underground sewer lines.

GAS SYSTEM:GAS METER LOCATION:

The meter is located on the right side of the building.

GAS SYSTEM CONDITION:Serviceable overall.

SEISMIC GAS SHUT OFFVALVE:

Needs Attention:

There is no automatic seismic gas shut-off valve on the main gas line. Itis advised to have this installed for health and safety purposes.

WATER HEATER OVERVIEW:OVERALL:

Needs Attention: No Water Heater was located at the time of theinspection however hot water was present at the fixtures. Full review isadvised by a qualified professional to determine the true condition.



EXTERIOR PLUMBING:SPRINKLER SYSTEM:

Exterior sprinklers and plumbing lines are beyond the scope of a generalvisual inspection.

PLUMBING COMMENTS AND RECOMMENDATIONS:WASTE LINERECOMMENDATIONS:

The interior of the waste lines are not visible. A detailed investigationcan only be performed by the use of an internal camera by a specialtycontractor. Such an inspection is recommended at this time.

A detailed Sewer Line Camera Inspection was being done. It is advisedto have the Sewer Line inspection report reviewed in detail to determinethe true condition of the sewer lines and what is the best course of actionto help ensure a properly functioning sewer line system.

GENERAL COMMENTS:The majority of the water supply pipes, waste lines and gas lines areunderground, in walls or installed in concealed parts of the structure and thusare not visible. Their condition cannot be determined and no representationis made as to their status. During the inspection a Representative Sampling ofthe plumbing is viewed. This is to include any limited view areas such as in acrawl space, attic, etc. This is not a detailed specialty inspection.

The adequacy or efficiency of any hot water heater cannot be determined in alimited time visual inspection. It is not known how hot water will get or howlong it will last and this is many times a matter of personal preference.



ELECTRICAL SYSTEMElectrical features are operated with normal controls. The general wiring, switches, outlets and fixtures are randomly checkedin accessible areas. While some observations may be code related, this inspection does not determine if the system complieswith code. The inspection does not determine electrical capacity, determining over current capacity for any item includingappliances, comparing circuit breaker capacity to installed appliance listings; interior or exterior low voltage wiring or fixtures;telephone, security, intercom, stereo, cable or satellite TV, remote controls or timers. The exterior lighting, landscape lightingor any lighting outside the footprint of the building is not inspected. Light bulbs are not removed or changed during aninspection. This inspection does not certify or warrant the system to be free of risk of fire, electrocution or personal injury ordeath.

ELECTRICAL OVERVIEW

Needs Attention:

Overall the system is aged and worn.

The system is in a state of excessive deferred maintenance. Immediatemaintenance and cleaning is advised for health and safety.

MAIN ELECTRICAL SUPPLY:



PATH OF ELECTRICALSUPPLY:

The electricity issupplied by anunderground line to thebuilding.

ELECTRICAL SUPPLYCONDITION:

Serviceable, however views are limited.

MAIN SUPPLY PANEL :PANEL LOCATION:

The main electrical panel is located on the right exterior side of the building.

MAIN PANEL SPEC'S:Service Amperagerating - 1200 ampstand-up panel.

This is a 3 phase, 4 wiresystem.

120/208 volts.



MAIN PANEL PROTECTIONDEVICE:

The main paneldisconnect is a circuitbreaker.

BREAKER SYSTEM:Needs Attention:

The panel is missingsome required labels.This is a safety issue. Each panel andbreaker is requiredclearly visible label asto its size and whatarea it serves.

The main panel isdirty and it appearshas not been cleanedor serviced for manyyears. This is advisedat this time for healthand safety.

GROUNDING SYSTEM:The connection of the grounding wires to the grounding system is not fullyvisible. It should be connected to a grounding rod and/or the cold waterpiping system but in many cases a full view of these connections are notobservable and are covered over within the building.

It is noted that the outlets of the building did test as grounded.



MAIN PANEL CONDITION:Needs Attention:

The panel is missing some required labels. This is a safety issue. Eachpanel and breaker is required clearly visible label as to its size and whatarea it serves.

The main panel is dirty and it appears has not been cleaned or servicedfor many years. This is advised at this time for health and safety.

The exterior is excessively rusty. Proper repairs are needed.COMMENTS:

It is advisable to have an electrician examine the system and make allneeded repairs to ensure a properly installed and correctly operatingelectrical system. This investigation of the system should be done priorto the expiration of the contingency period so the repair or replacementcosts are known and unwanted expenses are avoided. It is expectedthat when the electrical specialist checks out the system they will findmore problems as this is a general inspection and not designed to listevery fault but to isolate areas in need of further detailed inspections.

ELECTRICAL SUBPANELS:SUBPANEL LOCATION:

There is an electricalsubpanel in thehallways.



SUBPANEL CONDITION:

Needs Attention:

The subpanels are not properly labeled as is required in all locations.

There are knock-outs missing at the panel leaving open spaces in thecover and there are exposed live electrical items as a result. This isinexpensive to correct but should be repaired for health and safety.

SUBPANEL COMMENTS:Due to the age and overall condition it is advised to have a completecleaning and servicing done for health and safety for all sub panels.

INTERIOR ELECTRICAL WIRING:TYPE OF WIRING:

The wiring was observed to be the plastic coated type where seen. Theremay be other types of wiring in the system that were not visible.

TYPE OF WIRING CONDUIT:Electrical conduit in the walls or ceiling was not observed.

WIRING CONDITION:Serviceable Overall.

ELECTRICAL WIRINGCOMMENTS:

It is advisable to have an electrician examine the system and make allneeded repairs to ensure a properly installed and correctly operatingelectrical system. This investigation of the system should be done priorto the expiration of the contingency period so the repair or replacementcosts are known and unwanted expenses are avoided. It is expectedthat when the electrical specialist checks out the system they will findmore problems as this is a general inspection and not designed to listevery fault but to isolate areas in need of further detailed inspections bya specialist



OUTLETS:CONDITION:

A representative sampling of outlets were tested and those that were checkedwere found to be overall serviceable.

SWITCHES:CONDITION:


FIXTURES:CONDITION:

The fixtures observed of the property appeared to be serviceable overall.

FIRE SUPPRESSION & SAFETY SYSTEMS:FIRE SAFETY SYSTEMS:

This type of building site is required to have certain fire safety items,such as exit signs and/or fire extinguishers. It is advised to check withthe local Fire Marshal to determine if this building meets current firesafety regulations.

EXIT SIGNS:Location and quantity of exit signs for a commercial property are beyond thescope of this inspection and require a specialty inspection to determine if allrequirements are being met. It is recommended to consult with the FireMarshal's office to determine current standards.

Exit signs do appear to be properly located and in adequate quantity.

EXTERIOR ELECTRICAL:CONDITION:

Inspection of the exterior lighting outside the building and on the grounds istypically not part of the inspection.



ELECTRICAL COMMENTS AND RECOMMENDATIONS:ELECTRICAL SYSTEMRECOMMENDATION:

It is advised at this time that the panels and the internal connections becleaned and serviced due to the overall age and condition of theelectrical system by a qualified electrical specialist.

It is advisable to have an electrician examine the system and determinewhat the best course of action is for this location and the conditionspresent.

Low voltage lighting and wiring is excluded from a standard propertyinspection including outdoor lights, phone lines, security systems and speakersystems. Regular voltage exterior lighting is also excluded.

The wiring is enclosed within the walls and ceilings and other parts of thestructure. It is not visible and its condition cannot be fully determined. Norepresentation is made as to its status.



COMMENTS:

There are three other electrical mains for the site that are all tied to cellphone company equipment. This is not part of this general visualinspection however these all appear to be generally serviceable but arelocked for two of them.

It was disclosed during the inspection that these were going to beevaluated by others along with the cell phone equipment.

It is noted that the low voltage portions of the system are not part of thisgeneral visual inspection. This would include any items such as phone lines,cable and cable connections, internet connections, alarms wires, securityitems, internal cameras, music and speaker lines, media room connections,computer connections, internal lighting controls, etc.



HEATING AND COOLING SYSTEMWhile some observations may be code related, this inspection does not determine if the system complies with building codes. Weather permitting a representative sampling of the systems are operated with normal controls. In order not to damage thesystem, the air conditioners are not activated if the outdoor temperature is below 65 degrees. Gas furnaces are not checked forcarbon monoxide leakage or fire risks. There are carbon monoxide and fire detection devices which can be purchased andinstalled, which we recommend. Air ducts and registers are randomly checked for air flow. Heat exchangers are specificallyexcluded from the inspection, due to being visually obstructed by the design of the system and a complete inspection requiresspecial tools and disassembly, which is beyond the scope of the inspection. The following are additional items that are beyondthe scope of the inspection: balance of the air flow, capacity or velocity of the air flow, humidifiers, air duct cleanliness, theability of the system to heat or cool evenly, the presence of toxic or hazardous material or asbestos, system refrigerant levels,cooling or heating capacity to determine if its sufficient for the building, electronic air filters, solar equipment andprogrammable thermostats. Units that are shut down with not be tested or operated. Determining the remaining life of thesystem is based on industry standards. Window A/C's are not built in units and therefore not usually inspected.

HVAC OVERVIEW:

Needs Attention:

The HVAC system is in need of Maintenance / Repairs at this time formost of the units. None of the units are marked as to which areas theyservice that was able to be readily seen. Some of the units are very oldand well past the expected useful life.

Many of the HVAC systems are aged and worn. Due to the age of manyof the units, approximately 10 years or more since the date ofmanufacture, the presence of the coolant known as R22 is typical. Thiscoolant is no longer allowed to be used and if repairs are needed thatinvolve installing more coolant for any reason, replacement of the unit isusually warranted.

There are HVAC units that are in need of repairs or replacement at this time.

Due to the age of the units, approximately 10 years or more since thedate of manufacture, the presence of the coolant known as R22 istypical. This coolant is no longer allowed to be used and if repairs areneeded that involve installing more coolant for any reason, replacementof the unit is usually warranted.



Note: the units on the roof are not labeled as to which area they service. This is strongly recommended for ease of maintenance and repairs.

The list of the units below is from the front of the building to back forthe most part. Due to the number of units, 24, and the amount of otherequipment on the roofing the evaluation was involved.

EQUIPMENT SUMMARY:

There are 24 different pieces of heating and cooling equipment on the roof. Many of the heating and cooling systems for the building are known as "RoofPackages". This is the type of system where the gas heating furnace and theelectric air conditioning (cooling) components are packaged inside onecontainer and perform both functions from this common location on the roof.

Some of the systems are condensers that are typically connected to interiorfurnaces but may be connected to AC units only. Below is the list of roof topunits and their basic description from the front of the building to the rear.

1. Roof package unit from 1985. This appears to be a 5 ton unit. The finsare aged and worn and the ducting is aged and worn with deterioration to theseams for the ducting. The condensate line is disconnected.2 & 3. Both condensers that appear to be 5 ton units from approx. 2005. They show age and wear.4. Roof package unit from 2009. This appears to be a 4 ton unit. Serviceable overall with aged ducting.5. Same as unit 1 but a four ton unit.6. Roof package from 2010 and a five ton unit. Dented ducting with



condensate line onto roof.7. Similar to Six but a 2 ton unit.8, 9 & 10. All are condensate units. One is on blocks and old. One unit isfrom approx 2013 and the other from 2014. All appear to be two ton units.11. Roof package, 2012, 3.5 ton, old ducts with condensate onto roof.12. Roof package, from 2011, 3.5 ton, old ducts with condensate onto roof.13. Roof package, from 2017, 4 ton, condensate onto roof.14. Roof package, from 2015, 5 ton, condensate onto roof.15. Condenser from 2000, 2.5 ton, not on any platform with deterioratedinsulation.16. Roof package, 2015, 5 ton.17. Roof package, 2017, 4 ton.18. Roof package, 2011, 3.5 ton with old ducting.19. Roof package, 2009, appears to be 4 ton.20 & 21. Both condensers appear to be from 2003 and 5 ton units withdeteriorated insulation on the coolant lines.22 & 23. Both condensers appear to be from 2004 and 2 ton units.24. Condenser appears to be from 2008 and a five ton unit.



SYSTEMLOCATION:

The heating and cooling units are located on the roof.



LOCATION CONDITION:


SYSTEM TYPE:The heating and cooling systems for the building are known as "RoofPackages". This is the type of system where the gas heating furnace and theelectric air conditioning (cooling) components are packaged inside onecontainer and perform both functions from this common location on the roof.

SYSTEM AGE:

The units are various ages and conditions.

Some units are over 30 years old and well past the expected useful life. Someare newer. See equipment summary for ages.

Per industry standards the expected useful life of a unit such as this is approx.15 - 20 years depending on the frequency and quality of maintenance. Quarterly maintenance is recommended for optimum operation and longestlasting life.

Fifteen of the units are at least 10 years old.



CONDENSER CONDITION:Needs Attention:

The refrigerant lines have deteriorated, damaged or missing insulationon them. This will cause them to be inefficient and they should have theinsulation repaired. This is usually not an expensive item.



CONDENSATE LINE:

Not Acceptable:

For many of the units the condensate line is disconnected / damaged. The line should be properly installed to remove moisture to an approveddrain.

RETURN AIR AND FILTERS:The air filters were not observed.

DUCTING:

Needs Attention:

There is ducting on the roof that is old and worn and deteriorating.



ELECTRICAL DISCONNECT:Serviceable Where Viewed.

HVAC SYSTEM CONDITION:Not Acceptable: The system is suffering from deferred maintenance ingeneral. It is advised that they be cleaned and serviced and all neededrepairs done at this time.

Needs Attention:

Due to the age of many of the units, approximately 10 years or moresince the date of manufacture, the presence of the coolant known as R22is typical. This coolant is no longer allowed to be used and if repairs areneeded that involve installing more coolant for any reason, replacementof the unit is usually warranted.

The temperature dissipation fins are deteriorated and damaged forsome of the units.

COMMENTS:Immediate Repairs are Advised.

HEATING AND COOLING COMMENTS:RECOMMENDATIONS:

The units are not clearly labeled as to which area they service. This isstrongly recommended to help maintenance and service personnel.

GENERAL COMMENTS:It is advised to keep all units properly serviced and maintained. Properservice and timely repairs can significantly increase the normal expected,industry standard service life.

Per the California Energy Commission, "Beginning October 1, 2005, Title 24of the Building Energy Efficiency Standards requires that ducts be tested forleaks when a central air conditioner or furnace is installed or replaced. Ductsthat leak 15% or more must be repaired"

A property inspection will not be able to determine if this air loss exceeds themaximum allowed of 15%. This test can only be done by a qualifiedtechnician and is beyond he scope of this inspection. It is advised to consultwith a qualified specialist on this matter as the examination may determinethat repairs or replacement of the ducting system is required.



ROOF SYSTEMThe report is not intended to be conclusive regarding the life span of the roofing system, if it is leak free or how long it willremain leak free in the future. The inspection and report are based on visible and apparent condition at the time of theinspection. The inspection does not address manufacturing defects, fastener appropriateness, if the roof was installed per code,if flashing is present in all locations or the numbers of layers present. Unless a rain has fallen just prior to the inspection, it isnot possible to determine if active leakage is occurring. Not all attic areas are readily accessible for inspection. Tile roofs andsteeply pitched roofs are not safe to walk on and access is limited on them. Conclusions made by the inspector do not constitutea warranty, guaranty, or policy of insurance. All roofs require periodic maintenance to achieve typical life spans and should beinspected annually. Expect to make minor repairs to any roof.

While it is possible some prior repairs and leaks may be reported, it is not the intention of the inspection to identify and reportall prior repairs and conditions. It is recommended to refer to the seller and sellers disclosure about the presence of any roofleaks or prior repairs. Also it should be noted that all gutters have rust and have a limited life span before they need to bereplaced.

ROOF OVERVIEW:

There were areas of standing water (ponding) on the roof during theinspection or signs of past standing water. Standing water willaccelerate the deterioration of roofing materials affected. It is advised toeliminate these areas of ponding by improving the slope of the roofwherever needed, or to reinforce affected areas where slopeimprovement is impractical or to ensure the ponding areas are cleanedon a regular basis to help minimize the effect.

Due to the amount of equipment on the roof the views are greatlylimited. This roof appears to have had a very recent installation of asilicon type roofing sealant installed. This is a high quality material thatrequires specialty application. The application appears to beprofessionally done. Full review of the system is advised by a qualifiedprofessional to ensure all proper procedures have been implementedalong with review of any warrantee.



ACCESS TO ROOF:ACCESS TO ROOF:

The access to the roofis by interior stairs.

ACCESS CONDITION:Serviceable overall.

HOW ROOF ACCESSED:The roofing was walked on to inspect it.

ROOF:ROOF STYLE:

The roofing system hasa Low Slope to it. Thismeans that the slope ofthe roof appears to beno more than 2" of risefor every 12" ofhorizontalmeasurement.



TYPE OF ROOFINGMATERIAL:

The roofing material on the low sloped roof is multi layered roofing materialswith white reflective coating.

ROOF COVERING STATUS:

Needs Attention:

Due to the amount of equipment on the roof the views are greatlylimited.Needs Attention:

There is debris on theroof. It is advised tohave this removed.



Needs Attention:

It appears that duringthe recent installationof the roofingmaterials many of theconnections andcoverings of the metal"raceways" have beenremoved and areeither loose or notproperly installed. This creates triphazards and possibleareas where theroofing could damagethe waterproofing. Proper repairs areneeded as soon aspossible.



Needs Attention:

Due to the presence of a large amount of cell phone equipmentthroughout the roofing the views are very limited.



PARAPET WALLCONDITION:

Serviceable overall with limited views.

EXPOSED FLASHINGS:CONDITION:

Needs Attention:

Due to the amount of equipment the views are greatly limited.

ROOF DRAINAGE:ROOF DRAINS:

Needs Attention:

Due to the amount of equipment the views were almost nonexistent. Itis not possible to know what the conditions are fully.

ROOF FRAMING:TYPE OF ROOF FRAMING:

The framing for the building is not readily visible. It is assumed conventionalframing methods have been used.

ATTIC:AREA OF ATTIC:

There is no attic space between the ceiling and the roof.



ROOF COMMENTS AND RECOMMENDATIONS:RECOMMENDATIONS:

Consult with a roofing specialist knowledgeable in the variousemulsions, compounds, techniques and typical concerns for "CoolRoofs" to determine what the true condition of this roofing system isand the quality of the application. This review should also addressreview of the warrantee along with future maintenancerecommendations to help ensure a leak free condition and the longestlasting life.

COMMENTS:It is advised to obtain the roofing Maintenance History for the site. This is tohelp determine the quality of maintenance along with this can be a very strongindicator as to how well the site performs during rains. The quality ofmaintenance can allow a roofing system to perform well past industrystandards regarding typical useful life. Industry wisdom is to have all roofingsystems inspected every year and for any maintenance or repairs to be doneby a qualified professional to help maintain a leak free condition.

California usually has seasonal rains which typically occur near the endand the beginning of each calendar year. Occasionally, the rainfall isexceptionally high. In recent years Southern California has been goingthrough a drought. During drought periods many conditions visiblefollowing rains do not appear. The duty of a building inspector is todisclose visible conditions present at the time of the inspection. If acondition is not visible, it cannot be reported. All roofing systemsrequire regular routine maintenance. It is advised to ensure that theroofing system receives regular routine maintenance.

It is noted the roof has numerous pieces of equipment on it. This willrequire extra care and maintenance to ensure a leak free condition.

Obtaining any warrantee information for the roofing is advised.



STRUCTURAL SUPPORT SYSTEMStructural comments are of the conditions observed at the time of the inspection and are the opinion of the inspector and notfact. If further information or facts are needed, they can be obtained through a structural engineer or foundation expert. Theinspection does not determine the potential of the structure to experience future problems, geological conditions or the potentialof the underlying soils to experience movement or water flow or whether the soil is stable. If any form of prior structuralmovement is reported you should expect future movements and possible repairs.

The inspection does not calculate crawl space ventilation capacities, deck and balcony capacity, retaining wall conditions,construction material type, quality or capacity. It does not address the existence of prior repairs, the potential of future repairs,failure analysis, documentation of all possible movement or cracks in floor slabs covered by floor furnishings. It is typical forconcrete floor slabs to have some hairline cracks as a result of the normal drying process of the concrete plus the stressoccurring by settlement and seismic activity. Crawl spaces are observed in a cursory fashion and wood probing is not done andwood damage, dryrot and termites are not part of this inspection but part of the structural pest control operators report.

STRUCTURAL OVERVIEW:Overall the structure appears generally serviceable exhibiting typical wear.

STRUCTURAL FOUNDATION SYSTEM:DESCRIPTION:

The building is supported by a slab foundation system.

SLAB FOUNDATION:SLAB ON GRADE:

This building is on a monolithic slab of concrete.

There were no observable signs of significant settlement or deflection in theslab from observing the finish flooring. It appears to be performing itsfunction of supporting the structure; however, the actual slab itself was notseen and it may appear different once the finish flooring is removed.

By the nature of slab construction the structure would typically be anchoredto this concrete slab.

RAISED FOUNDATION:FLOOR FRAMING:

Needs Attention:

There are areas unevenness noted in some areas. This does not appearto be excessive or alarming however it is a bit more than is normallyseen.

Due to the age of the building being before 1994 review of the local



department of building and safety is advised by a qualified contractor todetermine if any earthquake repairs were done or if the building wasinspected by city officials and what the determination of this reviewwas.

COMMENTS:It is noted that the floor framing is no longer level in some areas.Further review by a qualified foundation specialist is advised.

STRUCTURAL WALL SYSTEM:The building support system may be metal supports and posts with concretefootings and stucco walls over wood. This is a supposition and not due toactual observations of the internal structure.

EXTERIOR WALLSCONDITION:

Serviceable overall withtypical cracks noted.

STRUCTURAL COMMENTS AND RECOMMENDATIONS:RECOMMENDATIONS:

Due to the building having been built before 1994 Northridgeearthquake a review by the local building department is advised to see ifany structural repairs or upgrades were done with the BuildingDepartment approvals due to the earthquake.

GENERAL COMMENTS:This appears to be an original support system from the time of constructionand no seismic upgrades were observed at the time of the inspection.

Nomair (tg) 22736 Van Owen St. West Hills, CA.


EXTERIORThe exterior is viewed in a cursory fashion. Areas of the exterior that are hidden from view by vegetation or stored items cannotbe judged and are not a part of this inspection. Minor cracks are typical in many exterior wall coverings and most do notrepresent a structural problem. Peeling and cracking exterior paint on windows, doors and trim allow water to enter and causedamage and deterioration. It is important to keep these exterior surfaces properly painted and/or sealed. Many times chimneyshave hidden undisclosed cracks that cannot be seen. A chimney specialist inspector should be employed to determine the truecondition of the structure of any chimney as it is beyond the scope of this inspection to determine damage to chimneys. Allexterior grades should allow for surface and roof water to flow away from the foundation and exterior walls.

EXTERIOR OVERVIEW:

Overall theexteriors aregenerallyserviceableexhibiting typicalwear.

EXTERIOR COVERING OF THE BUILDING:MATERIAL:

The exteriorbuilding covering isstucco.



CONDITION:Needs Attention:

There is crackingin the exteriorwalls which shouldbe caulked orsealed to preventmoisture intrusioninto the building.

(On the interiorthere was moisturedamage at the top ofthe window)

EXTERIOR WINDOW SURFACES:MATERIAL:

The exteriorwindow surfaces aremetal.


EXTERIOR DOOR SURFACES:



MATERIAL:The exterior doorsurfaces are metalframes and glassfill.


EXTERIOR COMMENTS AND RECOMMENDATIONS:COMMENTS:

This inspection is not a structural pest control inspection,otherwise known as a termite inspection. The "termite"inspection also covers such things as dry rot and wood damageand deterioration as well as wood destroying organisms. Anyand all of these items need to be examined and any repairscompleted by the "termite" company in a timely manner and theyusually have a guarantee on their work. Please refer to thestructural pest control report for any information concerningthem

This is not a mold or fungus inspection, it is therefore advised tohave a mold specialist examine the property and structure and doa complete inspection to determine the presence or not of anymold that may affect the health or safety of the occupants.



GROUNDSThis inspection is not intended to address or include any geological conditions or site stability information. For informationconcerning these conditions, a geo-technical engineer should be consulted. Proper grading is important to keep water away fromthe foundation. If it is not raining during the inspection the course of water flowing toward the structure or off the site cannot beobserved. The soil should slope away from the structure to prevent problems caused by excess water not flowing away properly. Gutter discharge should be directed away from the foundation for the same reason. Out buildings, such as storage sheds, on theproperty are excluded from the inspection. Fire pits, a B.B.Q. and other similar items are not inspected nor is the gas to themtested or lit.

This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of anyunderground piping, including municipal water and sewer service piping or septic systems. Landscape lighting, sprinklers andtheir timers are not part of a general property inspection. The inspection report does not include the identification of the propertyboundaries.

GROUNDS OVERVIEW:

Overall thegrounds exhibitexcessive wear,damage ordeterioration tothe point majorrepairs areadvised.

Mostly the concernis the parking lot.

MAIN ENTRY:



CONDITION:Serviceable.

PARKING AREA:DRIVEWAY:

Serviceable.



PARKING LOT:The parking for thesite is in an asphaltparking lot. Thereare striped spaces.

Needs Attention:

The parking areaasphalt has areasof wear,weathering anddeterioration tothe point thatresurfacing shouldbe stronglyconsidered.

PROPERTY WALLS, FENCES & GATES:



CONDITION:

Serviceable.

Yet some posts are bent.

LANDSCAPING:CONDITION:

The grounds on the property need minor maintenance in someareas.

DRAINAGE:SITE:

Relatively flat site.

DRAINAGE CONDITION:There were no significant observable defects in the grading anddrainage within six feet of the building.

COMMENTS:Determining the adequacy of the grounds to shed water andprevent moisture intrusion into the structure is beyond the scopeof the inspection. It is advised to obtain the history of anydrainage problems and monitor the site regarding water run-offand drainage in general.



This inspection does not address drainage issues further than 6feet from the building. Additionally drainage systems that arenot visible such as underground systems are not evaluated orinspected. If more information is required it is advised to consultwith a qualified general contractor who specializes in drainagesystems.

GROUNDS COMMENTS:GROUNDSRECOMMENDATIONS:

This site and grounds for the most part have not received thebenefit of routine maintenance. Specifically the parking lot.

GENERAL COMMENTS:Low-voltage systems such as phone, cable, internet orgrounds lighting on the site are not part of the real estateinspection.

This report does not include identification of propertyboundaries. If this information is desired, it is advised toconsult with a qualified professional.

California usually has seasonal rains which typically occurnear the end and the beginning of each calendar year. Occasionally, the rainfall is exceptionally high. In recentyears Southern California has been going through a drought. During drought periods many conditions visible followingrains do not appear. The duty of a building inspector is todisclose visible conditions present at the time of theinspection. If a condition is not visible, it cannot be reported.



INTERIORSAs a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. The condition of walls behindwall coverings, paneling and furnishings cannot be judged. Minor cracks are found on interior surfaces in all buildings and aretypically cosmetic in nature. The condition of floors underneath carpet, furniture and other coverings cannot be determined andis specifically excluded from the inspection and report. Only the general condition of visible portions of floors is included in thisinspection.

INTERIOR AREAS:OVERALL:

The office space is typical for the most part with carpet flooringand drywall/plaster walls.

.

The interior areas are generally aged and worn.

Such as worn carpets and scuffed wall surfaces with minordamage from typical cracking and past moisture / humidityissues.



PICTURES:

ENTRY:




MAIN ENTRY DOOR:Serviceable.

ELEVATOR

Serviceable, however a detailed specialty inspection would berequired to determine its true condition and the quality ofmaintenance it has received.

The flooring is in need of repair at the front edge.



INTERIOR AREAS:

The interior areas are aged and worn, yet remains serviceableoverall.

Suit 105 had stuff in the way and could not be properlyinspected.

Suite 303 is the back left corner office. It has a moisture issue.



HALLWAYS:Serviceable overall.

STAIRWELLS:


STAIR CONDITION:Needs Attention:

The covering ofthe stairs is wornand deteriorated.



RAILING CONDITION:Needs Attention:

The spacebetween the rails isgreater than iscurrentlyrecommended forchild safety. Therailings should nothave any spacegreater than fourinches in anyportion of them.

EXIT SIGNS:

Location and quantity of exit signs for a commercial property arebeyond the scope of this inspection and require a specialtyinspection to determine if all requirements are being met. It isrecommended to consult with the Fire Marshal's office todetermine current standards.

Exit signs do appear to be properly located and in adequatequantity.



OFFICE AREAS:OFFICE AREAS:

Serviceable overall with typical wear.

KITCHENS:KITCHEN FACILITIES:

Some units had a kitchenette area which was found to be ingenerally serviceable condition, with typical wear to surfaces,finishes and fixtures.

RESTROOMS:



INTERIORS:

The interior surfaces, such as the walls, ceilings and such aregenerally aged and worn, but remain serviceable.

Though outside the scope of a general visual inspection thebathrooms do not appear to be up to current ADArequirements. This is mentioned as a courtesy howeverfurther review by a qualified ADA specialist is advised todetermine the best course of action for this site.



RESTROOM FIXTURES:Needs Attention:

The toilet is wornand/or damaged.

DOORS:INTERIOR DOORS:

Needs Attention:

The lobby interior access door should have a closer on it.There may be fire code issues on this in some cases.

In some cases elevator lobbies need automatic closing firerated doors to make a "Safe Space" for ADA fire safetyrequirements. None were observed at the site.

FLOORS:



FLOORING CONDITION:

Needs Attention:

The carpeting is generally worn.

There are some stains in areas of the carpeting.

FLOORING COMMENTS:There are areas where the flooring is sloping and not level Suchas the 2nd floor office at the back right of the building in suit#200

WALLS AND CEILINGS:CEILINGS:

Needs Attention:

There are some stained areas of the ceiling.

Such as #205, 301.



WALLS:

Serviceable with typical wear and tear noted in areas.

The Vacant spaces haven't yet received and renovations and needminor maintenance.

MISCELLANEOUS PLUMBING:DRINKING FOUNTAIN:

Needs Attention: There is aninsufficient volumeof water at thedrinking fountain.

FIRE SAFETY SYSTEMS:FIRE SAFETY COMMENTS:

This type of building site is required to have certain firesafety items. These are items such as exit signs and fireextinguishers. It is advised to check with the local FireMarshal to determine if this building meets current firesafety regulations.



INTERIOR COMMENTS AND RECOMMENDATIONS:RECOMMENDATIONS:

There are several signs of moisture intrusion in the building. This is viewed as a concern and should be pursued so that allactive sources of moisture entry are corrected.

GENERAL COMMENTS:This is a general visual inspection, there was no destructive orintrusion testing performed. The intention of this report is toinform the client of the overall condition of the property.

It is typical when a building is remodeled or repairs areundertaken that additional problems surface that were not notedon the inspection report. This is to be expected as walls, floorsand ceilings are opened up during the work to reveal areas thatwere not accessible during the inspection. Any remodeling workundertaken on a property should be expected to reveal some ofthese problems and it is recommended that additional sums be setaside for this purpose.



INSPECTION LIMITATIONSSPECIFIC EXCLUSIONS AND LIMITATIONS:OUR GOAL:

Our Goal is to enlighten you as to the condition of the propertyby identifying material defects that would significantly affect theproperty and therefore your decisions concerning it. We strive toadd significantly to your knowledge of the building. Thus thegoal is not to identify every defect concerning the propertybut focus upon the material defects and thereby put you in amuch better position to make an informed decision.

GENERALIST VS.SPECIALIST

A property inspector is a generalist and the inspection isconducted along generalist guidelines as listed above. Thegeneralist job is to note material defects in the property he isinspecting. When he observes and finds one or more problems ina system of the property that affects its performance he may thenrefer the entire system over to a specialist in that field for afurther detailed investigation. The specialist is expected toconduct a more detailed examination on that system from hisspecialist sphere of knowledge and training to determine all theproblems with the system and the related costs of repairs. Thespecialist is inspecting from a depth of knowledge andexperience that the generalist does not have.

REPRESENTATIVESAMPLING:

The building has many identical components such as windows,electrical outlets, etc. We inspect a representative sampling ofthese only. We do not move any furniture or personalbelongings. This means that some deficiencies which were theremay go unnoted or there may be items which are impossible toanticipate. We suggest that you plan for unforeseen repairs. Thisis part of property ownership as all buildings will have some ofthese repairs as well as normally occurring maintenance.



USE OF THE REPORT:The inspection report does not constitute a warranty, insurancepolicy or guarantee of any kind. It is confidential and is givensolely for the use and benefit of the client and is not intended tobe used for the benefit of or be relied upon by any other buyer orother third party.

PRE-INSPECTIONAGREEMENT:

Terms and conditions crucial to interpretation of the report arecontained in a separate pre-inspection agreement. Do not use thisreport without consulting the pre-inspection agreement as use ofthis report constitutes the acceptance of all the terms, conditionsand limitations in that agreement.

MOLD, MILDEW ANDFUNGI:

Mold, mildew and fungus are specifically excluded from theinspection and the report. The inspector is not qualified to notethe presence or absence of mold. Mold can be a serious problemand should not be overlooked. The structure should be inspectedfor mold during the inspection contingency period by a specialistin this field to ensure that this hazard does not exist.

WOOD DESTROYINGORGANISMS:

Termites, dry rot, wood rot and wood destroying organisms arecovered by a structural pest control operator's report. These arenot part of the inspection and the inspector will not be inspectingfor them. The Business and Professions Code prohibits anyonebut licensed structural pest control operators from commentingon this subject.

BUILDING CODES:This is not a building code or code compliance inspection. Thatis a different type of inspection performed by the localmunicipality, usually during construction. It is advised to obtainall available documentation such as building permits andcertificates of occupancy during the inspection contingencyperiod.



HAZARDOUS SUBSTANCES:Identifying hazardous substances is not part of this inspection. Items such as formaldehyde, lead based paint, asbestos, toxic orflammable chemicals and environmental hazards are not testedfor and are not within the scope of the inspection.

INSPECTION LIMITATIONS:This is a limited time visual inspection. It excludes any items wecannot directly observe such as chimney interiors, furnace heatexchangers, underground piping, etc. These are specialtyinspections and those inspections can be arranged usingspecialized equipment.

Additionally we do not inspect to see if components are installedproperly. We do not have the specialized training, instructionsheets or manuals to determine if they meet manufacturer's orbuilding code requirements for installation, which can be quitevaried. This is part of the specialist's inspection and anyquestions concerning installation would best be answered by thespecialist

sami nomair - commercial real estate inspectors, …...sami nomair 22736 vanowen st. west hills, ca...

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