BUILDING INSPECTION REPORT

BUILDING INSPECTION REPORT

PROPERTY INSPECTED:

CLIENT: INSPECTORS: Malcolm Whipkey / Clyde Volk

APPROX. AGE OF BUILDING: 50+ Years BUILDING DESIGN: Commercial Building with Four (4) Office Spaces, Storefronts and Eight (8) Apartments

INSPECTION DATE: WEATHER: 60 Sunny

SUMMARY OPINION:

COVER LETTER:

You should be aware that defects may exist that are undetected by this limited scope, visual inspection. This report is intended for your use to consult with and to solicit quotations from qualified contractors prior to closing.

Many municipalities have occupancy procedures and requirements that apply during a change of building ownership. This can include an inspection by the local building department and or the fire marshal. Unresolved occupancy and fire code violations are possible. This is beyond the scope of this Building Inspection. The building owner is normally responsible for compliance. However, you should take the imitative to ensure that you will be able to obtain appropriate occupancy permits for your assurance that your use of the building complies with local occupancy requirements and that you obtain the

appropriate documentation.

Pennsylvania Home Inspector Compliance Statement: I am a full member in good standing of a national home inspectors

association (ASHI®) and that I will conduct a home inspection of the above property in accordance with the ethical standards and code of conduct or practice of that association and the Pennsylvania Home Inspection Law.

Malcolm Whipkey, President - 1st Home Inspections, Inc.

ASHI® Certified Inspector - American Society of Home Inspectors® – Membership No. 094114

CONDITION DEFINITIONS

Satisfactory Component is free of apparent defects at the time of the visual inspection.

Marginal Component may/ will require repair.

Unsatisfactory Component requires repairs now.

Not Applicable Component not present.

Not Inspected Component not accessible or not operated during inspection.

1. HEATING & AIR CONDITIONING

Type of Heating: Apartments Four (4) Gas Forced Hot Water Boilers

Design Life: 25-35 Yrs Approx. Age: Three 50+ One 3

Years Years

Commercial Space Four (4) Gas Forced Air Furnaces

Design Life: 20-25 Yrs Approx. Age: 10 - 17 Years

Left Side Apartment Electric Baseboard Heaters

?

Pet Grooming Gas Space Heater

10+/- Years

Type of Air Conditioning: Four (4) Electric Forced Air

Design Life: 10-15 Yrs Approx. Age: 10-17 Years

Components Condition

Remarks

Heating Systems – Apartment Boilers

Unsatisfactory Three (3) apartments are heated by original forced hot water boilers

which are beyond their normal expected lives. Valve leak problems

where observed at each of these old boilers. Their burners are well worn. These boilers are vented to antiquated, metal asbestos flues. At least one flue is partially obstructed with bird debris. No evidence of recent boiler service was observed. Combustion air is limited in these utility closets. Possessions are stored too close to the boilers. Further evaluation, boiler safety service, and tune-up are needed at a minimum. Replacement

boilers or replacement heating and cooling systems are recommended.

Combustion Test (for possible escaping, exhaust gases at the top of the heating equipment) was performed?

Gas Forced Air Furnaces in the Store front Areas

Marginal The four (4) gas fired furnaces are in the middle of their expected lives. Not all furnaces were operated due to warm weather. Furnace maintenance service by an HVAC technician is recommended.

Boiler Overflow Drainage System

Unsatisfactory Functional boiler valves and water heater pressure relief valves don’t leak. These dysfunctional old boilers leak so much that a drain needed to be installed to capture the leaking water from the pressure relief valves in some of the units. The problem with this drain installation is the plumber can’t tell which valve is leaking.

Gas Space Heater Satisfactory This type of heater exhausts Carbon Dioxide along with some other gases. It consumes oxygen. They are best suited to heat an area which has lots of air input from outside.

Electric Baseboard Heaters Not Inspected The electric heaters were not operated on this warm day inspection. These heaters may not have been installed by an electrician.

The furniture was packed into the small spaces in this apartment. Furniture against the heaters increases fire safety risk.

Further evaluation by an electrician is recommended.

Air Conditioning Systems Unsatisfactory Air conditioner maintenance service is recommended for all of the central air conditioning systems. Only some of the air conditioners were operated. These systems are approaching or are at the end of their normal expected life.

The condenser unit pictured below is poorly located on a piece of plywood. The plywood is rotted from exposure. This condenser unit is beyond its normal expected life. Relocating this condenser to the roof when the system is replaced is recommended.

The window air conditioner above the main entrance to the commercial business below will drip condensate water onto people entering the building. Correction needed.

Rotted plywood

Whole House Fan Not Applicable Supply & Return Ductwork Satisfactory

Air Filter Not Inspected Regular filter maintenance is recommended.

Additional Remarks:

Annual check-ups of your Heating System are recommended, especially for older systems. Air filter cartridges need to be changed every 60 days. Carbon monoxide detectors are recommended for safety for homes with gas-fired appliances. It should be installed on the ceiling of the 2nd floor. Annual check-ups of your Cooling System are recommended, especially for older systems.

2. PLUMBING SYSTEM

Water Piping: Copper Waste and Vent Piping:

Cast Iron / Plastic

Five (5) Gas Fired Water Heaters

Approx. Life: 7-15 Years Age: 2-16 Years

Components Condition

Remarks

Interior Water Supply Piping including Faucets, & Valves

Unsatisfactory The following conditions were observed:

1) The Unit 1 utility tub faucet has piping reversed. Hot water is unsafely delivered from the right faucet handle.

2) The cold water valve in Unit 4 bathtub is broken. The valve spins around without stopping.

3) Unit 5 bathtub faucet leaks.

4) Unit 5 bath room sink faucet is loose. 5) Leaking spray hose in the pet grooming unit. 6) Corroded shut offs in many locations. Other conditions may be discovered by the plumber. Plumber’s repairs are needed.

Interior Waste Piping including Traps

Marginal The bathtub in Unit 3 drains slowly. Partially clogged drains in other locations are likely. Drain cleaning repairs are recommended.

Underground Waste Piping

Not Inspected Underground utility lines are not a part of this inspection since these systems are concealed.

Many plumbers have the ability to insert a video camera system inside your underground sewer pipes to determine its condition. Tree root invasion is a common problem. The gas and water utility companies have the ability to test the condition of your underground pipes. You must take the initiative to order these inspections. Fees will/ may be involved with these inspections. The older the building, the greater the risk of dysfunctional piping systems.

Water Pressure Marginal Water pressure is suspected to be inadequately controlled. This contributes to boiler and water heater leak problems. It also puts more stress on the piping system. Further evaluation and repair by a plumber is recommended.

Water Heater Unsatisfactory The following conditions were observed:

1) The Unit 4 water heater vent is cut too long causing the vent to slope downhill to the flue. Exhaust fumes dump into the living space. 2) Combustion air is limited to all of the closet installed water heaters. 3) Thermal expansion tanks are not installed at any of the water

is causing wear and tear on the water heaters and causing the temperature pressure relief valves to drip.

4) Water over flow pans are not installed at any of the water heaters. When they begin to leak, flood damage will occur (again).

5) Water heaters are vented through corroded vents which are covered with aluminum tape in some of the units including Unit 5.

6) Extension tubes are missing at most of the water heaters. This increases safety risk.

7) Gas piping sedimentation traps are not installed at all gas water heaters. This can damage the gas regulators.

8) Flex connector is over stressed to reach the connection in Unit 4. 9) The oldest water heater is in Unit 2. It is beyond its normal expected

life.

Plumber’s repairs are needed.

Material defect for Functionality and Safety.

No extension tube at the temperature pressure relief valve

Plumbing Fixtures

including Bath, Kitchen & Laundry

Unsatisfactory The following conditions were observed:

1) Unit 4 toilet flapper valve doesn’t close. This toilet wastes water; if uncontrolled by the occupant, lots of water will be wasted.

2) The Unit 5 bathtub is damaged.

Plumber’s repairs are needed at a minimum.

Bathtub Caulking & Bath Surround

Unsatisfactory Holes through the grout in the bathroom pictured below are allowing water to leak behind the tile. Correction needed.

Most of the tub surrounds are panels cut to fit the wall with caulk joints. Caulk repairs are needed at a minimum. Corrections needed.

Shower Pan Not Applicable

Interior Gas Lines Unsatisfactory A gas leak was discovered in the pet grooming unit with the inspector’s ‘Combustible Gas Detector’. Not all of the gas piping was tested. Gas pipe repairs at water heater connections are also needed.

Plumber’s further evaluation and repairs are needed.

Gas leak in the pet unit

Unsafe gas connection in Unit 4

Leak Stains Under Apartments

Marginal Leak stains from flooding were observed below the front most apartments. The stains are suspected to be largely caused by the past leaking water heaters which lack overflow pans and drains. Other causes of these stains are also possible.

Additional Remarks:

The inspection of the plumbing system is limited to components that are visible. Simple tests are performed by the inspector to test operability; however these tests are not always conclusive. Bathtubs and basins are filled and drained. All faucets are operated unless it’s imprudent to do so. Shut off valves, hose faucets and abandoned plumbing is not operated. Older plumbing systems (approx. 25 years & older) are more likely to need repairs.

The potential for a scalding injury when using hot water in your building emphasizes the need to make certain your system is safe. Your hot water heater’s thermostat needs to be set to a ‘cool’ enough setting to avoid scalding while it needs to be set hot enough to kill water born bacteria. This means your hot water heater’s thermostat should be set to produce hot water within a narrow temperature range (generally between 122 & 132 degrees). Most water heaters have an indicator on the thermostat to produce hot water in the safe range. Newer buildings have thermostatically controlled faucets at bathtubs and showers (red and blue color codes on the faucet are a good clue) as an additional safety measure. These newer faucets help to prevent scalding injury by limiting the temperature of water delivered by the faucet. Older homes need to be retro-fitted with these faucets, plumbing safety devices, or need other safety repairs to avoid injury. Obtaining advice and contracting for cost effective, ‘safe plumbing’ repairs is recommended; especially if children or elderly people will be living in the building.

Corrugated stainless steel gas tubing (CSST- normally with a yellow vinyl cover) has largely replaced black iron gas pipe in new homes and for retro-fitting older homes. In 2007, a concern for the safety of CSST (in the event of a lightning strike or a flow of electricity) causing an explosion or creating a burn hole in the CSST dictated the need to amend the

installation practices related to bonding this tubing to the electrical system’s grounding electrode system. In brief, the CSST does not tolerate electrical energy like the black iron pipe that it has replaced. More information may be found at

3. ELECTRICAL SYSTEM

Service Capacity: 400 Amp 3 Phase, Two (2) 200 Amp, & 100 Amp

House Wiring: Copper

Overhead with Aluminum Service Entrance

Panel Box: Circuit Breakers in Store Front Spaces

Fused Panels in Apartments Panel Box Location: Basement

Components Condition

Remarks

Service Entrance Cable, Service Panels, & Ground System

Unsatisfactory The following conditions were observed:

1) Unit 2 panel has a house circuit improperly tapped to the cartridge fuse holder lugs which has over rated cartridge fuses.

2) Loosely fitted fuse holders were observed at Unit 2 panel. 3) Small fused, original electric panels increase safety risk for

occupants, usually due to over fusing. Installation of properly sized ‘S’ and ‘T’ type fuses is recommended at a minimum.

4) Unit 5 is a separate service from all others. The upper service cable sheathing is damaged. Water can penetrate this part of the service. This service panel lacks an Inspection Sticker from an independent electrical inspection firm.

5) Melted wire insulation was observed at the first two circuits on the right side of the 200 amp panel located in the left side of the store front.

6) The 100 amp sub panel in the left side (rear) of the store front is unsafely located in the bathroom above the sink. In addition, flammable paper is stored next to the electric panel.

These conditions increase electrical safety risk. Repairs and updates by an electrician are needed.

Left side service entrance

Unit 5 service cable

Left side service panels

Building Wiring Unsatisfactory The following conditions were observed:

1) The apartments are largely wired with the originally installed, armor coated two wire electrical cable. These wires feed a mixture of open ground and two prong electrical receptacles in the apartments. Typical of a building this age, electrical distribution is limited. The electrical systems in these apartments do not satisfy modern household electrical system usage, especially in the kitchens and where entertainment systems are located.

2) Many open ground receptacles were discovered in Unit 5.

3) Many open ground receptacles were discovered in several rooms at the rear of the left side store front.

4) The electrical power cord for the sump pump in the right side store front is cut in half. This sump pump has no power.

5) The apartment bathrooms have lights, but they do not have

receptacles. If receptacles are added, they need to be ground fault protected.

6) The electrical box in the Pet grooming unit has an open knock-out. 7) Kitchen receptacles are not ground fault protected.

8) Melted wiring in the left side, 200 amp service panel may mean loose connections or some other active problem.

These conditions increase electrical safety risk. Other conditions will be discovered by the electrician. Electrical repairs and updates to the electrical wiring systems are needed.

Wiring to Major Electrical Equipment - 220 AMPs

Not Inspected Further electrician’s evaluation is recommended.

Ground Fault Interrupters Unsatisfactory Ground fault protection was observed at some of the pet grooming unit receptacles. Updating apartment receptacles in the kitchens and bathrooms is recommended.

Only a representative sample of details of the electrical system is observed by the inspector. The inspector attempts to test at least one receptacle per room. The service panels are opened to review wiring details; however, smaller electric boxes are not opened. Further evaluation by a qualified electrician is needed, especially if defects are described above.

You should be aware that the older the building interior electric wire, the greater the likelihood that it may not be as safe as it should be. Problems may exist with any wiring, but the definition of old building wiring can mean wiring that is 40 years and older. Older electrical wire increases the risk of electrical safety; it can especially be a problem as it may cause an electrical fire.

The top three wiring problems are1) oxidation and fatigue at wire terminations; 2) inferior, cracked, and worn wire

insulation; and 3) improper wiring installations especially overloaded circuits and loose or improperly made terminations. High use light circuits (such as in the kitchen, bathroom, and basement stairway) are especially prone to suffer these wiring problems. You would do well to get further evaluation of the entire building wiring system by a qualified electrician if your wiring isn’t modern plastic sheathed romex (or better) electric wire. Of course, upgrading, old building wiring systems can be costly.

4. ROOF & ATTIC

Design Life: 20-25 Years Approx. Age: 15-20 Years Attic Insulation: Insulation Panels under

the Roofs

“R” Value: Recommended R-40 /Approx. Actual R-15

Roof Framing: Wood Frame

Most of the roof was walked. Attic was viewed through the suspended ceiling in several locations.

Components Condition

Remarks

Rubber Roofing – Large Roofs at the Front of the Building

Marginal This rubber membrane roofing has some remaining life. The right, rear corner of this roof has some more modern roofing installed. A few seams are starting to open. Periodic roofer’s inspections are recommended.

Some debris was observed on the roof and at the scuppers. Correction needed.

Seams starting to come undone

Modified Bitumen Roofing at the Rear

Unsatisfactory This roof is at the end of its life. Split seams and over all shrinkage of this roof will lead to failure soon. Roof replacement now is recommended.

Pulling loose at corners

Rubber Membrane at the Atrium Roof

Unsatisfactory The roofing in the atrium area in the middle of the front, right roof is leak prone. This roofing looks old, is covered with silt from leaves composting, and the drain is clogged. Replacement of this roof is recommended.

Note: This area needs to ventilate the moisture from the clothes dryers. Windows in the utility rooms also require fresh air. This area is also where replacement heating equipment vents.

Storm Water Conductors Not Inspected (Concealed) Roof Backings & Framing Satisfactory Satisfactory

Insulation Not Inspected (Concealed) Ventilation Not Applicable

5. FOUNDATION & BASEMENT

Components Condition

Remarks

Foundation Walls Satisfactory Concrete Floors & Slabs Satisfactory

Footer Drains Not Inspected (If installed, they are concealed.)

Sump Pit Not Inspected The sump pit cover was sealed. The pump is inoperable because the power cord is cut in half. Electrician’s repairs are needed.

Water Penetration & Dampness

Unsatisfactory Storm water drains toward the left, side of the building. The concrete walk is improperly sloped driving the water toward the foundation. Water erodes under the concrete steps. Water stains, probable mold stains, and

dampness were observed inside. Concrete and grading repairs are needed to drive the water well away from the building.

Basement water penetration and/ or dampness due to inadequate control of roof and surface water are common problems in Western Pennsylvania buildings. The many trees that dump leaves on roof tops, inoperable gutter & piping systems, our hilly terrain, and many other sources that drive water toward foundations are often causes of water penetration.

Many buildings built during the past forty (40) or so years have a secondary drainage system called a ‘footer drain’ that routes water that drains down the outside of the foundation wall through the drainage system and away from the house. Some homes have interior drainage systems with a sump pit and pump installed. These secondary drainage systems handle basement water penetration when other systems fail. You should know that homes older than forty (40) years

typically do not have footer drainage systems. Therefore, older buildings have more water penetration problems.

Mold grows when moisture invades wood or paper products. Therefore, older buildings would have a higher likelihood

of a mold problem.

Any reference to basement water penetration, roof or plumbing leaks, condensation, and inadequate ventilation normally means that molds are growing in your house. This risks respiratory illness or even more serious health consequences. Most of these molds can be cleaned using separate bleach and alcohol treatments. Significant mold problems may require special testing and environmental clean-up by trained specialists. Testing to determine the types of molds in

your house is always recommended. For more information about ‘Biological Pollutants’ see www.lungusa.org.

Mine subsidence and flooding is always a possibility. Insurance is recommended.

6. STRUCTURAL & ARCHITECTURAL FEATURES

Exterior Siding: Brick and EIFS Type of Construction: Wood Frame Interior Walls & Ceilings: Drywall & Plaster Columns: Steel

Components Condition

Remarks

Beams & Support Posts Satisfactory Sill Plates Not Inspected Headers Not Inspected Interior Stairways Satisfactory Floor Joists, Ceiling Joists

& Sub Flooring

Unsatisfactory The bathroom floor in Unit 5 is soft and rot damaged. The bathroom flooring in the other bathrooms and utility rooms have also likely sustained water damage over the 50 year life of this building.

Material defect for Functionality

Finished Flooring Satisfactory Load Bearing Wall Studs Not Inspected Wall & Ceiling Surfaces Satisfactory Interior Doors Satisfactory Kitchen Cabinets Satisfactory

Windows Satisfactory

Exterior Siding & Sheathing Unsatisfactory The following conditions were observed:

1) Peeling paint and some rotted siding was observed in the atrium area between the laundry / utility rooms. Roof replacement, carpentry and painting maintenance is needed.

2) The Exterior Insulation and Finish Systems (EIFS) siding has holes poked through the skin of this siding system. Holes through this siding material require special repair methods which avoid water penetration. Caulk repairs are insufficient for preventing water penetration and the resultant damage from water penetration. 3) The rusty lintel above the right side door has contributed to a crack

which extends above the lintel. Brick layer repairs are needed.

Peeling paint and rot

Exterior Doors Satisfactory Exterior Trim Satisfactory

Front Sidewalk Unsatisfactory The lack of township storm drains is concerning in this low lying

neighborhood. The front sidewalk has very little slope to direct storm water away from this building. The EIFS siding is at risk of significant damage if flooding occurs. Consulting with the EIFS repairman about protecting the siding is recommended.

Left Side Sidewalk,

Concrete Block Steps, and Wooden Steps

Unsatisfactory The left side sidewalk directs storm water toward the building. Concrete repair or replacement to direct storm water away from the building is recommended.

Replacing the concrete block steps to Unit 5 and the wooden steps to the parking lot would be a costly project to install concrete; though concrete along with a drainage system is recommended.

Material defect for Functionality

Rear Patio Very Marginal The rear patio slab at the pet grooming unit is crack damaged and has patch repairs.

Additional Remarks: Lead paint may be present in homes built before 1980. Lead based paint testing would determine if lead paint is present, although testing is costly. It’s prudent to assume any flaking or peeling paint is lead based. Even adults can be lead poisoned without understanding the proper deleading techniques. A lot more information about lead- based paint may be found in the Consumer Information Section of http://www.Paint.org.

7. APPLIANCES

Home assumes no responsibility for continued operability.

Components Condition Fuel

Remarks

Stoves Marginal Gas Most of the stoves are old and well worn.

Disposal Satisfactory Apartment #2 has a disposal. Dishwasher Not Applicable

Microwave Not Applicable

Refrigerators Not Inspected (Inspecting the refrigerator is beyond the scope of this inspection.)

Kitchen Fans Not Applicable Safety Systems such as

Smoke Detectors, Fire Suppression, Egress, Handicap Access, etc.

Not Inspected Compliance with local regulations and with rules established by regulatory authorities is recommended. Smoke detectors are needed in each bedroom at a minimum. Safety system installations and repairs to

existing systems are needed.

Bath Fans Not Applicable Bathroom ventilator fan installation, if used by

occupants, would reduce damage from moisture in all of the apartment bathrooms.

Ceiling Fans Not Applicable Washer Not Inspected Dryer Not Inspected

8. LOT & GROUNDS

Components Condition

Remarks

Driveway & Parking Marginal Storm water can penetrate under the siding at the rear pet grooming unit. Repairs are recommended.

Retaining Walls Marginal Vertical crack damage was observed at the rear retaining wall. Repairs may be required as this wall will likely continue to move.

Exterior Drain(s) Unsatisfactory The exterior drain in the middle of the upper part of the driveway is filled with silt and debris. Correction needed.

The front of the building is exposed to flooding. No storm water drains were observed in this low lying valley where this building is situated. Installation of a drainage system, if possible, is recommended.

Material defect for Functionality

Trees & Bushes Unsatisfactory Removing the trees and brush growing along the left side of the building and around the rear detached garage is recommended.

Grading Unsatisfactory Negative sloped grading at the left side of the building allows water penetration. Correction needed.

9. DETACHED GARAGE

Components Condition

Remarks

Heating Not Applicable

Electrical Unsatisfactory The fused, electric service in the garage has no apparent grounding electrode. Electrician’s evaluation and repair is recommended.

Foundation Unsatisfactory The lack of roof water control is causing erosion damage and may be heaving the garage foundation. The foundation wall was soaked from roof water dumping on the rear of the building at the time of inspection.

The concrete block above the garage doors is being subjected to water penetration. Roofer’s repair is recommended.

Material defect for Functionality

Concrete Slab Not Inspected (Concealed by possessions)

Roofing Unsatisfactory The rubber membrane roof at the detached garage is contributing to water penetration. Roof replacement along with the installation of a functional drainage system is recommended. Material defect for Functionality