Inspection Report
Jacksonville Krystals Inspection
Property Address:
Downtown
Jacksonville FL 32204
South East Building Consultants
Ray Thoroman
Inspecting Jacksonville FL and entire South East
Krystals Inspection
South East Building Consultants
Table of Contents
Cover Page
Table of Contents
Intro Page
1 General Building and Site Information
2 Exterior
3 Roofing, Roof Structure, and Attic
4 Structural Components
5 Plumbing System for Building
6 Offices / Dinning
7 Kitchen
8 Rest Rooms
9 Electrical System for Building
10 Heating / Cooling
General Summary
Invoice
Krystals Inspection
South East Building Consultants
Page 2 of 53
Downtown
Date: 2/8/2013
Time: 04:40 PM
Report ID: 020813-1
Property:
Downtown
Jacksonville FL 32204
Customer:
Jacksonville Krystals
Inspection
Real Estate Professional:
Comment Key or Definitions
The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this building. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.
Inspected (IN) = I visually observed the item, component or unit and if no other comments were made
then it appeared to be functioning as intended allowing for normal wear and tear.
Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of
whether or not it was functioning as intended and will state a reason for not inspecting.
Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further
inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.
Type of building:
Commercial - Restaurant
Approximate age of building:
Information not provided. I'd estimate at least 25+ years old
Temperature:
Between 50-55 degrees
Weather:
Mostly clear
Krystals Inspection
South East Building Consultants
1. General Building and Site Information
Items
1.0 Basic Information Inspected
Hello Kari,
Thank you for allowing me to inspect your future building. During the time you own the building you may call me anytime for information about anything in this report, or anything else you need to know or understand.
This Inspection Report will be uploaded to my web server for five years after I email it to you, the report can be forwarded to anyone by simply forwarding the email sent to view the report. If you should loose the email simply call or email me, I will send the report again.
If you have any questions after you move in do not hesitate to call me, any further help with anything regarding the building is always free.
Thank you, Ray Thoroman
Superior Home Inspections & South East Building Consultants
1.1 Purpose and Scope Inspected
You have contracted with us to through verbal communication and email(s) to perform an inspection in accordance with ASTM industry standards for the commercial inspection profession. This is different from our technically exhaustive inspection which takes several days to complete, involves the use of specialized instruments, the dismantling of equipment, video scanning, destructive testing and laboratory analysis of possible contaminates. Our purpose is to identify defects or adverse conditions that need repair or replacement, are safety concerns or may lead to costs that would significantly affect your evaluation of the property at the time of this inspection.
The purpose of the Inspection is to document in a narrative format the condition of the building at the time of the inspection. The inspection is a visual snapshot in time regarding the condition of the systems and components of the building at the time of the inspection and is not a warranty nor an insurance policy, but that should not deter you purchasing such a policy.
The building has extensive deferred maintenance, as with all building systems, components, items, etc; need to be maintained properly though the years. We do not document items which are cosmetic in nature or would be apparent to the average person, pictures are placed in the report as a courtesy to help you understand the reason for the narrative.
There is an summary at the end of this report which you could use as a check-list if needed. Please read the entire report.
Krystals Inspection
South East Building Consultants
Page 4 of 53
Downtown
2. Exterior
Items
2.0 Wall Cladding Flashing and Trim Repair or Replace
(1) Building metal cladding had several small rusting spots and peeling/flaking paint at multiple areas. Caulking at seams was also cracking/failing at several sections. Recommend repair issues by qualified contractor.
Krystals Inspection
South East Building Consultants
2.0 Item 1(Picture) 2.0 Item 2(Picture)
2.0 Item 3(Picture) 2.0 Item 4(Picture)
2.0 Item 5(Picture)
(2) Holes/gaps at rear storage building. Recommend sealing to prevent rodent/pest entry.
Krystals Inspection
South East Building Consultants
Page 6 of 53
Downtown
2.0 Item 6(Picture)
2.1 Doors (Exterior) Inspected
2.2 Windows Inspected
2.3 Steps, Sidewalks, Areaways, Appurtenances, Patio & Patio furniture and Applicable Railings Repair or Replace
(1) Rear storage unit at north west corner (where trash container and grease tank) had evidence of rusting and deterioration at both the metal roof and metal entry doors. Recommend repair damage by qualified contractor.
I was not able to access the inside of this building.
Krystals Inspection
South East Building Consultants
2.3 Item 1(Picture) 2.3 Item 2(Picture)
2.3 Item 3(Picture) 2.3 Item 4(Picture)
2.3 Item 5(Picture)
(2) Sidewalks and patios had evidence of cracks at several areas. Recommend repair by qualified contractor.
Krystals Inspection
South East Building Consultants
Page 8 of 53
Downtown
2.3 Item 6(Picture) 2.3 Item 7(Picture)
(3) Patio furniture was either aged, not properly secured/supported or had rusted/deteriorated metal posts/bracing and tables. Recommend repair/replace by qualified contractor.
Krystals Inspection
South East Building Consultants
2.3 Item 8(Picture) 2.3 Item 9(Picture)
2.3 Item 10(Picture) 2.3 Item 11(Picture)
2.3 Item 12(Picture)
(4) Metal guard railing at west side (drive-thru) was loose. Sidewalk concrete was cracked/damaged at railing. Recommend repair issues by qualified contractor.
Krystals Inspection
South East Building Consultants
Page 10 of 53
Downtown
2.3 Item 13(Picture) 2.3 Item 14(Picture)
(5) Drive-thru awning had rust/deterioration at corner of main supports. Recommend repair by qualified contractor.
2.3 Item 15(Picture)
2.4 Driveway, Parking Lot Repair or Replace
Multiple areas of deterioration and cracking noted at asphalt parking lot. North West rear of parking lot had extensive cracking/damage due to tree roots. Concrete curbs and parking space barriers. Recommend repair/repair areas by qualified asphalt contractor.
Krystals Inspection
South East Building Consultants
2.4 Item 1(Picture) 2.4 Item 2(Picture)
2.4 Item 3(Picture) 2.4 Item 4(Picture)
2.4 Item 5(Picture) 2.4 Item 6(Picture)
Krystals Inspection
South East Building Consultants
Page 12 of 53
Downtown
2.4 Item 7(Picture) 2.4 Item 8(Picture)
2.4 Item 9(Picture)
2.5 Vegetation, Grading, Drainage, (with respect to their effect on the condition of the building) Inspected
Overall vegetation, grading and drainage was in good condition.
2.6 Eaves, Soffits and Fascias Repair or Replace
Soffit had several loose pieces and gaps. Recommend repair by qualified contractor.
Krystals Inspection
South East Building Consultants
2.6 Item 1(Picture) 2.6 Item 2(Picture)
2.6 Item 3(Picture)
2.7 Parking Lot Light Poles; Parking Lot Business Signage Repair or Replace
(1) Parking lot light poles had evidence of general aging including rusting and deterioration where metal structure attaches to concrete base. Recommend evaluate by structural engineer or contractor qualified to make repairs.
Also evidence of exposed electrical wiring or missing access panel covers. Recommend evaluate by licensed electrician and repair as needed.
Krystals Inspection
South East Building Consultants
Page 14 of 53
Downtown
2.7 Item 1(Picture)
2.7 Item 2(Picture)
2.7 Item 3(Picture)
2.7 Item 4(Picture)
Krystals Inspection
South East Building Consultants
2.7 Item 5(Picture)
(2) Parking lot business signage at rear north side had evidence of significant rusting and deterioration at bottom steel beams. Significant deterioration also noted at top of sign. Due to amount of
deterioration, recommend evaluate by structural engineer, repair/replace by qualified contractor.Significant repairs or replacement of this signage is likely.
Krystals Inspection
South East Building Consultants
Page 16 of 53
Downtown
2.7 Item 6(Picture) 2.7 Item 7(Picture)
2.7 Item 8(Picture) 2.7 Item 9(Picture)
2.7 Item 10(Picture)
2.7 Item 11(Picture)
(3) South side parking lot business sign light did not work at night. Recommend repair by qualified contractor.
Krystals Inspection
South East Building Consultants
2.7 Item 12(Picture)
Styles & Materials
Siding Style:
Metal sheathing or paneling
Siding Material:
Metal
Exterior Entry Doors:
Steel
Insulated glass
Appurtenance:
Sidewalk Patio
Driveway & Parking Lot:
Concrete Asphalt
Krystals Inspection
South East Building Consultants
Page 18 of 53
Downtown
3. Roofing, Roof Structure, and Attic
Items
3.0 Roof Coverings Repair or Replace
There is a single ply roof material which appears to be PVC material. Covering had wear/aging, had multiple repairs/patches and appears to be nearing the end of its expected useful life. Older single ply material that is past its expected useful life was installed at edges or section around parapet wall where it meets metal flashing cap. Standing water (ponding) at several areas, which indicates poor drainage. Recommend evaluate roof by qualified roof contractor. Recommend budget on replacement.
3.0 Item 1(Picture) 3.0 Item 2(Picture)
3.0 Item 3(Picture) 3.0 Item 4(Picture)
Krystals Inspection
South East Building Consultants
3.0 Item 5(Picture)
3.0 Item 6(Picture)
3.0 Item 7(Picture) 3.0 Item 8(Picture)
Krystals Inspection
South East Building Consultants
Page 20 of 53
Downtown
3.0 Item 9(Picture) 3.0 Item 10(Picture)
3.0 Item 11(Picture)
3.1 Roof Flashings Repair or Replace
Seams/sealant at roof parapet walls was failing/cracked. Recommend repair by qualified roof contractor.
3.1 Item 1(Picture)
3.2 Skylights, Chimneys and Roof Penetrations Inspected
Krystals Inspection
South East Building Consultants
Roof Ventilation Inspected
3.4 Roof Drainage Systems Repair or Replace
Roof floor drains had debris/soot clogging them. Recommend clean/service by qualified contractor.
3.4 Item 1(Picture)
3.5 Roof Structure and Attic (report leak signs or condensation) Inspected
I had no to limited visual access to the roof structure an attic areas.
3.6 Attic Insulation
Not Inspected, Not Present
I had no or limited visual access to the roof structure an attic areas.
Styles & Materials
Viewed roof covering from:
Ladder Walked roof Roof-Type: Flat Roof Covering: pvc thermoplastic single ply
Method used to observe attic:
From ladder rear storage room Limited visual access
Multiple areas not visible or accessible
Roof Structure:
Not visible
Multiple areas not accessible or visible
Ceiling Structure:
Not visible
Attic Insulation:
Unknown
Multiple areas not accessible or visible Could not determine
Krystals Inspection
South East Building Consultants
Page 22 of 53
Downtown
4. Structural Components
Items
4.0 Foundation Type; Condition Inspected
Foundation type consisted of concrete slab.
4.1 Walls (Structural) Inspected
4.2 Floors (Structural) Inspected
I had no or very limited visual access of the floor structure.
4.3 Ceilings (Structural) Inspected
I had no or very limited visual access of the roof structure and the attic areas.
Styles & Materials
Foundation:
Poured concrete
Floor Structure:
Slab
Multiple areas not visible
Wall Structure:
Not visible
Floor System Insulation:
Not visible
Krystals Inspection
South East Building Consultants
5. Plumbing System for Building
Items
5.0 Plumbing Drain, Waste and Vent Systems Inspected
5.1 Plumbing Water Supply and Distribution Systems and Fixtures Repair or Replace
Water supply piping insulation was aged/deterioration or missing at several areas rear storage building, above ceiling where visible from rear storage building at exterior of north side of building at water heater.
Also evidence of icing and leaking at cooler/freezer water supply lines above ceiling where visible from rear storage room.
Recommend evaluate plumbing system by licensed plumber and repair issues as needed.
Krystals Inspection
South East Building Consultants
Page 24 of 53
Downtown
5.1 Item 1(Picture)
5.1 Item 2(Picture)
5.1 Item 3(Picture)
5.2 Hot Water Systems, Controls, Flues and Vents Repair or Replace
(1) Tank-less water heater had multiple defective and safety issues noted such as; improper installation of T/P valve (missing piping), improper electrical wiring, improper electrical wiring
connectors, connections and conduit, water piping not insulated. Recommend repair by both licensed electrician and licensed plumber.
Krystals Inspection
South East Building Consultants
5.2 Item 1(Picture)
5.2 Item 2(Picture)
(2) Old gas water heater flue pipe was still present at rear storage room. I recommend removing or capping it to prevent leaks into the building.
5.2 Item 3(Picture)
5.3 Main Water Shut-Off Device (Describe location) Inspected
Red valve rear storage room.
Krystals Inspection
South East Building Consultants
Page 26 of 53
Downtown
5.3 Item 1(Picture)
5.4 Fuel Storage and Distribution Systems (interior fuel storage, piping, venting, supports, leaks)
Inspected
5.5 Main Fuel Shut Off (Describe Location) Repair or Replace
(1) Gas meter was located at back (north) side of building.
5.5 Item 1(Picture)
(2) Main gas meter had damage at top. Recommend repair.
Krystals Inspection
South East Building Consultants
Styles & Materials
Water Source:
Public
Plumbing Water Distribution (inside building):
Copper
Several areas not visible
Plumbing Waste:
PVC
Several areas/sections not visible
Water Heater Power Source:
Gas (quick recovery)
Water Heater Capacity:
Tankless
Water heater Manufacturer:
Rinnai
Water Heater Location:
Outside of rear storage room
Krystals Inspection
South East Building Consultants
Page 28 of 53
Downtown
6. Offices / Dinning
Items
6.0 Ceilings
Repair or Replace
(1) Improper framing noted at ceiling for rear office where visible from the rear storage building. Recommend repair issues by qualified contractor.
6.0 Item 1(Picture)
(2) Ceiling panels and metal track had evidence of condensation or water damage/rusting and staining at multiple areas. Recommend replacing damaged components as needed by qualified contractor.
Krystals Inspection
South East Building Consultants
6.0 Item 2(Picture) 6.0 Item 3(Picture)
6.0 Item 4(Picture) 6.0 Item 5(Picture)
6.0 Item 6(Picture) 6.0 Item 7(Picture)
(3) Exposed/improper electrical wiring noted at ceiling light fixture in southeast corner of building. Recommend repair by licensed electrician.
Krystals Inspection
South East Building Consultants
Page 30 of 53
Downtown
6.0 Item 8(Picture) 6.0 Item 9(Picture)
6.1 Walls Inspected 6.2 Floors
Repair or Replace
A few cracked floor/base tiles noted at dinning room. Recommend repair.
6.2 Item 1(Picture) 6.2 Item 2(Picture)
6.3 Doors (Representative Number) Inspected
6.4 Counters and a Representative Number of Cabinets Inspected
6.5 Outlets and Wall Switches Inspected
Styles & Materials
Ceiling Materials:
Suspended ceiling panels
Wall Material: Paneling Floor Covering(s): Carpet Tile Interior Doors: Wood Window Types: Thermal/Insulated Store front style
Krystals Inspection
South East Building Consultants
7. Kitchen
Items
7.0 Ceilings Inspected 7.1 Walls Repair or Replace(1) General rust/deterioration at kitchen walls/coolers. Repairs are needed at bottom in several areas.
7.1 Item 1(Picture) 7.1 Item 2(Picture)
7.1 Item 3(Picture)
(2) Southwest corner storage closet had evidence of standing stagnate water on floor. This is causing surface mold growth at walls and wood shelving. Recommend clean/remediate by qualified person.
Krystals Inspection
South East Building Consultants
Page 32 of 53
Downtown
7.1 Item 4(Picture) 7.1 Item 5(Picture)
7.2 Floors
Repair or Replace
Cracked or loose tiles at kitchen floor. Recommend repair.
7.2 Item 1(Picture)
7.3 Doors (Representative Number) Repair or Replace
Recommend repair damaged doors.
7.3 Item 1(Picture)
Krystals Inspection
South East Building Consultants
Windows (Representative Number) Inspected
7.5 Plumbing Supply, Fixtures Repair or Replace
(1) Kitchen sink faucet leaked. Recommend repair by qualified plumber.
7.5 Item 1(Picture)
(2) Utility wash station faucet leaked. Recommend repair by qualified plumber.
7.5 Item 2(Picture)
(3) Three bin wash sink water supply lines were leaking underneath. Recommend repair by qualified plumber.
Krystals Inspection
South East Building Consultants
Page 34 of 53
Downtown
7.5 Item 3(Picture)
7.6 Plumbing Drain, Waste and Vent Systems Inspected
7.7 Outlets and Wall Switches Repair or Replace
Kitchen receptacle right side of cooking equipment was damaged. At least two switch plate covers were cracked/damaged. Recommend repair by licensed electrician.
7.7 Item 1(Picture) 7.7 Item 2(Picture)
Krystals Inspection
South East Building Consultants
8. Rest Rooms
Items
8.0 Ceilings Inspected 8.1 Walls Inspected 8.2 Floors Inspected8.3 Doors (Representative Number) Inspected
8.4 Windows (Representative Number) Inspected
8.5 Plumbing Supply, Fixtures Repair or Replace
Ladies toilet had cracked bowl at right corner. Recommend repair.
8.5 Item 1(Picture)
8.6 Plumbing Drain, Waste and Vent Systems Inspected
8.7 Outlets and Wall Switches Not Present
8.8 Venting Systems Repair or Replace
Peeling paint/rust at hand dryer. Recommend repair.
Krystals Inspection
South East Building Consultants
Page 36 of 53
Downtown
8.8 Item 1(Picture)
Styles & Materials
Ceiling Materials:
Suspended ceiling panels
Wall Material:
Paneling
Floor Covering(s):
Tile
Krystals Inspection
South East Building Consultants
9. Electrical System for Building
Items
9.0 Service Entrance Conductors Inspected
9.1 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels Repair or Replace
(1) Main electrical meter metal box had rusting at bottom corner. Recommend contacting electrical utility service provider for repairs.
9.1 Item 1(Picture)
(2) Electrical system was an 600 amp three phase 208 volt. There were two main electrical service panels interior. Multiple defective issues were noted such as: 1. Panels, sub-panels and breakers were improperly, poorly or not labeled/identified. This made it near possible to evaluate main or branch circuit breakers. 2. Double tapping at breakers. 3. Missing dead front panel screws. 4. Panel safety locks not working. 5. Rear north side main panel (near rear office) had top half of breakers that did not work. 6. Main lugs at bus bar were stripped out or burnt/damaged. Due to multiple safety issues and condition of all electrical wiring noted, recommend further evaluation by licensed electrician. Recommend budget on extensive electrical repairs.
Krystals Inspection
South East Building Consultants
Page 38 of 53
Downtown
9.1 Item 2(Picture) 9.1 Item 3(Picture)
9.1 Item 4(Picture)
9.1 Item 5(Picture)
Krystals Inspection
South East Building Consultants
9.1 Item 6(Picture)
9.1 Item 7(Picture)
9.1 Item 8(Picture) 9.1 Item 9(Picture)
Krystals Inspection
South East Building Consultants
Page 40 of 53
Downtown
9.1 Item 10(Picture)
9.1 Item 11(Picture)
9.1 Item 12(Picture) 9.1 Item 13(Picture)
Krystals Inspection
South East Building Consultants
9.1 Item 14(Picture)
9.2 Brand Circuit Conductors, Overcurrent Devices and Compatibility of Their Amperage and Voltage
Inspected
9.3 Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside and exterior Repair or Replace
(1) Exposed electrical wiring noted at roof. Some wiring was old or not in use, other wiring was in use or live. Recommend evaluate by licensed electrician.
9.3 Item 1(Picture) 9.3 Item 2(Picture)
(2) Evidence of exposed electrical wiring, improper wiring, open junction boxes, exposed wire at conduit tubing were noted at rear storage building, above office at ceiling where visible from rear storage building and inside building at dinning room/kitchen areas. Recommend repair issues by licensed electrician.
Krystals Inspection
South East Building Consultants
Page 42 of 53
Downtown
9.3 Item 3(Picture) 9.3 Item 4(Picture)
9.3 Item 5(Picture) 9.3 Item 6(Picture)
(3) Missing switch plate cover at rear storage building. Light did not work either.
9.3 Item 7(Picture) 9.3 Item 8(Picture)
9.4 Operation of GFCI (Ground Fault Circuit Interrupters) Inspected
Krystals Inspection
South East Building Consultants
Styles & Materials
Electrical Service Conductors:
Below ground Aluminum 208 volts Panel capacity: 600 amp service Panel Type: Circuit breakers
Electric Panel Manufacturer:
Square D
Branch wire 15 and 20 AMP:
Copper
Wiring Methods:
Not Visible NM wire
Krystals Inspection
South East Building Consultants
Page 44 of 53
Downtown
10. Heating / Cooling
Items
10.0 Heating Equipment Inspected
HVAC units were roof mounted, they were operable and no major issues noted at time of assessment.
10.0 Item 1(Picture) 10.0 Item 2(Picture)
10.0 Item 3(Picture)
10.1 Cooling and Air Handler Equipment Inspected
10.2 Normal Operating Controls Inspected
Both thermostats inspected. HVAC units did function at time of inspection.
Krystals Inspection
South East Building Consultants
10.2 Item 1(Picture) 10.2 Item 2(Picture)
10.3 Automatic Safety Controls Inspected
10.4 Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
Repair or Replace
(1) HVAC unit air filters at roof and in office were dirty/clogged. Recommend service by licensed HVAC contractor.
10.4 Item 1(Picture) 10.4 Item 2(Picture)
(2) Improper duct piping material and/or installation for the HVAC unit above office ceiling where visually accessible at rear storage room. Recommend repair by licensed HVAC contractor.
Krystals Inspection
South East Building Consultants
Page 46 of 53
Downtown
10.4 Item 3(Picture)
10.5 Chimneys, Flues and vents (for fireplaces, gas water heaters or heat systems) Inspected
Styles & Materials
Heat Type:
Forced Air
Energy Source:
Electric
Number of Heat Systems (excluding wood):
Two
Heat System Brand:
CARRIER
Ductwork:
Insulated
Filter Type:
Disposable
Cooling Equipment Type:
Heat Pump Forced Air (also provides warm air)
Cooling Equipment Energy Source:
Electricity
Central Air Manufacturer:
CARRIER
Number of AC Only Units:
Two
HVAC unit Age:
2003 2010
Krystals Inspection
South East Building Consultants
General Summary
South East Building Consultants
Inspecting Jacksonville FL and entire South East
Customer
Jacksonville Krystals Inspection
Address
Downtown
Jacksonville FL 32204
The following items or discoveries indicate that these systems or components do not function as intended or adversely
affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in
proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the building. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.
2. Exterior
2.0 Wall Cladding Flashing and Trim Repair or Replace
(1) Building metal cladding had several small rusting spots and peeling/flaking paint at multiple areas. Caulking at seams was also cracking/failing at several sections. Recommend repair issues by qualified contractor.
(2) Holes/gaps at rear storage building. Recommend sealing to prevent rodent/pest entry.
2.3 Steps, Sidewalks, Areaways, Appurtenances, Patio & Patio furniture and Applicable Railings
Repair or Replace
(1) Rear storage unit at north west corner (where trash container and grease tank) had evidence of rusting and deterioration at both the metal roof and metal entry doors. Recommend repair damage by qualified contractor.
I was not able to access the inside of this building.
(2) Sidewalks and patios had evidence of cracks at several areas. Recommend repair by qualified contractor.
Krystals Inspection
South East Building Consultants
Page 48 of 53
Downtown
2. Exterior
(3) Patio furniture was either aged, not properly secured/supported or had rusted/deteriorated metal posts/bracing and tables. Recommend repair/replace by qualified contractor.
(4) Metal guard railing at west side (drive-thru) was loose. Sidewalk concrete was cracked/damaged at railing. Recommend repair issues by qualified contractor.
(5) Drive-thru awning had rust/deterioration at corner of main supports. Recommend repair by qualified contractor.
2.4 Driveway, Parking Lot Repair or Replace
Multiple areas of deterioration and cracking noted at asphalt parking lot. North West rear of parking lot had extensive cracking/damage due to tree roots. Concrete curbs and parking space barriers. Recommend repair/repair areas by qualified asphalt contractor.
2.6 Eaves, Soffits and Fascias Repair or Replace
Soffit had several loose pieces and gaps. Recommend repair by qualified contractor.
2.7 Parking Lot Light Poles; Parking Lot Business Signage Repair or Replace
(1) Parking lot light poles had evidence of general aging including rusting and deterioration where metal structure attaches to concrete base. Recommend evaluate by structural engineer or
contractor qualified to make repairs.
Also evidence of exposed electrical wiring or missing access panel covers. Recommend evaluate by licensed electrician and repair as needed.
(2) Parking lot business signage at rear north side had evidence of significant rusting and deterioration at bottom steel beams. Significant deterioration also noted at top of sign. Due to amount of deterioration, recommend evaluate by structural engineer, repair/replace by qualified contractor.Significant repairs or replacement of this signage is likely.
(3) South side parking lot business sign light did not work at night. Recommend repair by qualified contractor.
3. Roofing, Roof Structure, and Attic
3.0 Roof Coverings Repair or Replace
There is a single ply roof material which appears to be PVC material. Covering had wear/aging, had multiple repairs/patches and appears to be nearing the end of its expected useful life. Older single ply material that is past its expected useful life was installed at edges or section around parapet wall where it meets metal flashing cap. Standing water (ponding) at several areas, which indicates poor drainage. Recommend evaluate roof by qualified roof contractor. Recommend budget on replacement.
3.1 Roof Flashings Repair or Replace
Seams/sealant at roof parapet walls was failing/cracked. Recommend repair by qualified roof contractor.
Krystals Inspection
South East Building Consultants
5. Plumbing System for Building
5.1 Plumbing Water Supply and Distribution Systems and Fixtures Repair or Replace
Water supply piping insulation was aged/deterioration or missing at several areas rear storage building, above ceiling where visible from rear storage building at exterior of north side of building at water heater.
Also evidence of icing and leaking at cooler/freezer water supply lines above ceiling where visible from rear storage room.
Recommend evaluate plumbing system by licensed plumber and repair issues as needed.
5.2 Hot Water Systems, Controls, Flues and Vents Repair or Replace
(1) Tank-less water heater had multiple defective and safety issues noted such as; improper installation of T/P valve (missing piping), improper electrical wiring, improper electrical wiring connectors, connections and conduit, water piping not insulated. Recommend repair by both licensed electrician and licensed plumber.
(2) Old gas water heater flue pipe was still present at rear storage room. I recommend removing or capping it to prevent leaks into the building.
5.5 Main Fuel Shut Off (Describe Location) Repair or Replace
(2) Main gas meter had damage at top. Recommend repair.
6. Offices / Dinning
6.0 Ceilings
Repair or Replace
(1) Improper framing noted at ceiling for rear office where visible from the rear storage building. Recommend repair issues by qualified contractor.
(2) Ceiling panels and metal track had evidence of condensation or water damage/rusting and staining at multiple areas. Recommend replacing damaged components as needed by qualified contractor.
(3) Exposed/improper electrical wiring noted at ceiling light fixture in southeast corner of building. Recommend repair by licensed electrician.
6.2 Floors
Repair or Replace
A few cracked floor/base tiles noted at dinning room. Recommend repair.
7. Kitchen
7.1 Walls
Repair or Replace
Krystals Inspection
South East Building Consultants
Page 50 of 53
Downtown
7. Kitchen
(1) General rust/deterioration at kitchen walls/coolers. Repairs are needed at bottom in several areas.
(2) Southwest corner storage closet had evidence of standing stagnate water on floor. This is causing surface mold growth at walls and wood shelving. Recommend clean/remediate by qualified person.
7.2 Floors
Repair or Replace
Cracked or loose tiles at kitchen floor. Recommend repair.
7.5 Plumbing Supply, Fixtures Repair or Replace
(1) Kitchen sink faucet leaked. Recommend repair by qualified plumber.
(2) Utility wash station faucet leaked. Recommend repair by qualified plumber.
(3) Three bin wash sink water supply lines were leaking underneath. Recommend repair by qualified plumber.
7.7 Outlets and Wall Switches Repair or Replace
Kitchen receptacle right side of cooking equipment was damaged. At least two switch plate covers were cracked/damaged. Recommend repair by licensed electrician.
9. Electrical System for Building
9.1 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels
Repair or Replace
(2) Electrical system was an 600 amp three phase 208 volt. There were two main electrical service panels interior. Multiple defective issues were noted such as: 1. Panels, sub-panels and breakers were improperly, poorly or not labeled/identified. This made it near possible to evaluate main or branch circuit breakers. 2. Double tapping at breakers. 3. Missing dead front panel screws. 4. Panel safety locks not working. 5. Rear north side main panel (near rear office) had top half of breakers that did not work. 6. Main lugs at bus bar were stripped out or burnt/damaged. Due to multiple safety issues and condition of all electrical wiring noted, recommend further evaluation by licensed electrician. Recommend budget on extensive electrical repairs.
9.3 Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside and exterior Repair or Replace
(1) Exposed electrical wiring noted at roof. Some wiring was old or not in use, other wiring was in use or live. Recommend evaluate by licensed electrician.
(2) Evidence of exposed electrical wiring, improper wiring, open junction boxes, exposed wire at conduit tubing were noted at rear storage building, above office at ceiling where visible from rear storage building and inside building at dinning room/kitchen areas. Recommend repair issues by licensed electrician.
(3) Missing switch plate cover at rear storage building. Light did not work either.
10. Heating / Cooling
Krystals Inspection
South East Building Consultants
10. Heating / Cooling
10.4 Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
Repair or Replace
(1) HVAC unit air filters at roof and in office were dirty/clogged. Recommend service by licensed HVAC contractor.
(2) Improper duct piping material and/or installation for the HVAC unit above office ceiling where visually accessible at rear storage room. Recommend repair by licensed HVAC contractor.
building inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. building inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any
procedure that may damage the property or its components or be dangerous to the building inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.
Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Ray Thoroman
Krystals Inspection
South East Building Consultants
Page 52 of 53
Downtown
INVOICE
South East Building Consultants
Inspecting Jacksonville FL and entire
South East
Inspected By: Ray Thoroman
Inspection Date: 2/8/2013
Report ID: 020813-1
Customer Info:
Inspection Property:
Jacksonville Krystals Inspection
Burger St. Jacksonville FL
Customer's Real Estate Professional:
Downtown
Jacksonville FL 32204
Inspection Fee:
Service Price Amount Sub-Total
Building Inspection 1695.00 1 1695.00
