Sample Commercial Inspection Report

Property Address:
Michigan

Van Wert Inspections

Larry Van Wert
4418 South Nine Mile Road
Auburn Mi 48611
989-662-9378
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Table of Contents


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Date: 9/29/2010 Time: 09:00 AM Report ID: 92910407
Property:
 
Customer:
 
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.

Not Present (NP) = This item, component or unit is not in this building or building.

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.

In Attendance:
Customer

Type of building:
Truck Bay/Office

Approximate age of building:
Over 25 Years

Temperature:
Over 60

Weather:
Cloudy

Ground/Soil surface condition:
Staurated

Rain in last 3 days:
Yes

Radon Test:
No

 
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The building inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The building inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The building inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

Styles & Materials
Viewed roof covering from:
Walked roof
Roof-Type:
Gable
Flat
Roof Covering:
Metal
Sky Light(s):
building made
Roof Structure:
Steel trusses
Attic Insulation:
Fiberglass
Inspection Items
1.0 ROOF COVERINGS
Comments: Inspected, Repair or Replace
The metal roof system over the truck bay had been coated several years ago(Picture 1). The coating is worn away and the roof decking is rusting.(Picture 2)(Picture 3)(Picture 4)(Picture 5) (Picture 7)

Most of the screw fasteners on the south truck bay are not sealed .(Picture 6)

The fiberglass roof panels are deteriorating and need to be replaced.

1.0 Picture 1
1.0 Picture 2
1.0 Picture 3
1.0 Picture 4
1.0 Picture 5
1.0 Picture 6
1.0 Picture 7
1.1 ROOF FLASHINGS
Comments: Inspected, Repair or Replace
The sewer vents are not flashed with a rubber boot flashing.(Picture 1)
1.1 Picture 1
1.2 ROOF DRAINAGE SYSTEMS
Comments: Inspected, Repair or Replace
Several of the downspouts are missing.(Picture 1)

 

The gutters are full of debris in areas and needs to be cleaned. The debris in gutters can also conceal rust, deterioration or leaks that are not visible until cleaned, and I am unable to determine if such conditions exist.(Picture 2)

1.2 Picture 1
1.2 Picture 2
1.3 ROOF STRUCTURE AND ATTIC (report leak signs or condensation)
Comments: Inspected, Repair or Replace
There is signs of roof leaks at the north and south side that has damaged the roof insulation and the steel roof structure.(Picture 1)(Picture 2)

The lap seams on the north bay are open and are not water tight.(Picture 3)

There is several locations on the north bay that the high ribs are bent , this dose hamper the structural integrity of the roof panel.(Picture 4)(Picture 5)and have leaked in the past.

1.3 Picture 1
1.3 Picture 2
1.3 Picture 3
1.3 Picture 4
1.3 Picture 5
The roof of the building was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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The building inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The building inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The building inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The building inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

Styles & Materials
Siding Material:
Metal
Exterior Entry Doors:
Steel
Driveway:
Concrete
Gravel
Inspection Items
2.0 WALL CLADDING FLASHING AND TRIM
Comments: Inspected, Repair or Replace
Water is leaking from behind the gutters and down the wall and to the interior of the building.(Picture 1) This is causing the roof supporting perils to rust.(Picture 2)(Picture 3)
2.0 Picture 1
2.0 Picture 2
2.0 Picture 3
2.1 DOORS (Exterior)
Comments: Inspected, Repair or Replace
Two of the overhead doors are damaged.(Picture 1)
2.1 Picture 1
2.2 WINDOWS
Comments: Inspected, Repair or Replace
Several of the windows have broken insulated glass seals.(Picture 1)

The window at the east wall has a broken glass.(Picture 2)

2.2 Picture 1
2.2 Picture 2
2.3 FOUNDATION WALLS AND MORTAR JOINTS
Comments: Inspected, Repair or Replace
The west side block walls shows signs of structural movement in several locations.(Picture 1)(Picture 3)

There is no structural lintel at the west side door.(Picture 2)

The threshold at the west side exterior door is no supported.(Picture 4)

There is signs of movement of the foundation blocks at the northeast corner.(Picture 5)

2.3 Picture 1
2.3 Picture 2
2.3 Picture 3
2.3 Picture 4
2.3 Picture 5
2.4 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)
Comments: Inspected, Repair or Replace
The oil storage containment building at the northwest corner of the truck bay is allowing oil to leak onto the ground.(Picture 1)

There is water ponding in the main driveway on the east side.(Picture 2)

The concrete driveway apron is in poor condition.(Picture 3)

A large pond has been built at the west end of the property.(Picture 4)

2.4 Picture 1
2.4 Picture 2
2.4 Picture 3
2.4 Picture 4
The exterior of the building was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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The building Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The building inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The building inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The building inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the building inspector or other persons.

Styles & Materials
Foundation:
Masonry block
Floor Structure:
Slab
Wall Structure:
Metal studs
Columns or Piers:
Masonry block
Steel lally columns
  
Inspection Items
3.0 FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)
Comments: Inspected
3.1 WALLS (Structural)
Comments: Inspected, Repair or Replace
The west side block walls have signs of structural movement the full length of the wall.(Picture 1)(Picture 2)

The west wall of the bathrooms have had the face of the blocks removed in several locations at the truck bay side. This was done to repair pipes and has effected the structural integrity of the wall.(Picture 3)

3.1 Picture 1
3.1 Picture 2
3.1 Picture 3
3.2 COLUMNS OR PIERS
Comments: Inspected, Repair or Replace
All of the structural door frames are rusted out at the bottom edges . Several of the steel frame are rusted completely thru.(Picture 1)(Picture 2)(Picture 3)(Picture 4)
3.2 Picture 1
3.2 Picture 2
3.2 Picture 3
3.2 Picture 4
3.3 FLOORS (Structural)
Comments: Inspected, Repair or Replace
There is a large open pit in the center of the truck bay(Picture 1) that has a open end drain pipe in it.
3.3 Picture 1
3.4 CEILINGS (structural)
Comments: Inspected, Repair or Replace
Water has been entering the roof structure at the north and south walls at the roofs causing rust to the supporting structure,(Picture 1)(Picture 2)(Picture 3)

There is several locations thru out the building that the roof insulation.(Picture 4)has been damaged from past roof leaks.(Picture 5)(Picture 6)

There are several several openings in the roof system that are open directly to the exterior allowing birds,insects and water to enter the building.(Picture 7)(Picture 8)

3.4 Picture 1
3.4 Picture 2
3.4 Picture 3
3.4 Picture 4
3.4 Picture 5
3.4 Picture 6
3.4 Picture 7
3.4 Picture 8
The structure of the building was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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The building inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The building inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The building inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The building inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

Styles & Materials
Water Source:
Public
Plumbing Water Supply (into building):
Copper
Plumbing Water Distribution (inside building):
Copper
Plumbing Waste:
PVC
Water Heater Power Source:
Electric
Water Heater Capacity:
30 Gallon (small)
Water heater Manufacturer:
GE
  
Inspection Items
4.0 PLUMBING DRAIN, WASTE AND VENT SYSTEMS
Comments: Inspected, Not Inspected
4.1 PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
Comments: Inspected, Repair or Replace
The water supply lines are not insulated and are prone to freezing.
4.2 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
Comments: Inspected, Repair or Replace
The hotwater heater that is in the storage area above the office ceiling . This is a unheated area if the truck bays don not remain heated.A drain pan was not installed under the waterheater that will cause water damage to the ceilings below if the water heater leaks again.(Picture 1)
4.2 Picture 1
The plumbing in the building was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant building waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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Styles & Materials
Ceiling Materials:
Suspended ceiling panels
Wall Material:
Sheetrock
Floor Covering(s):
Vinyl
Bath Exhaust Fans:
Fan only
  
Inspection Items
5.0 CEILINGS
Comments: Inspected, Repair or Replace
The bathroom ceiling have been water damage from past water heater leak.(Picture 1)
5.0 Picture 1
5.1 WALLS
Comments: Inspected, Repair or Replace
Several of the wall panels have been bent and several are loose.
5.2 FLOORS
Comments: Inspected, Repair or Replace
The flooring thru out the building is in poor condition.
5.3 PLUMBING SUPPLY, FIXTURES
Comments: Inspected
5.4 PLUMBING DRAIN, WASTE AND VENT SYSTEMS
Comments: Inspected
5.5 OUTLETS AND WALL SWITCHES
Comments: Inspected
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The building inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The building inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The building inspector shall report any observed aluminum branch circuit wiring. The building inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The building inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

Styles & Materials
Electrical Service Conductors:
Below ground
Copper
Panel capacity:
(2) 200 AMP service panel
Panel Type:
Circuit breakers
Electric Panel Manufacturer:
SQUARE D
Branch wire 15 and 20 AMP:
Copper
Wiring Methods:
Conduit
Inspection Items
6.0 SERVICE ENTRANCE CONDUCTORS
Comments: Inspected, Not Inspected
6.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS
Comments: Inspected, Not Inspected
6.2 BRANCH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE
Comments: Inspected, Repair or Replace
The plugs on the exterior west wall have loose covers.(Picture 1)and open junction boxes.(Picture 2)
6.2 Picture 1
6.2 Picture 2
6.3 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)
Comments: Inspected
6.4 POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE
Comments: Inspected, Not Inspected
The electrical system of the building was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
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Styles & Materials
Heat Type:
Forced Air
Radiant Ceiling
Energy Source:
Natural gas
Ductwork:
Non-insulated
Filter Type:
Cartridge
  
Inspection Items
7.0 HEATING EQUIPMENT
Comments: Inspected, Repair or Replace
The furnace is very old but did work at time of inspection. I am unable to determine life remaining.There is a large amount of rust inside the heat exchanger and in the burner area.(Picture 1)(Picture 2)
7.0 Picture 1
7.0 Picture 2
7.1 NORMAL OPERATING CONTROLS
Comments: Inspected
7.2 AUTOMATIC SAFETY CONTROLS
Comments: Inspected
7.3 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
Comments: Inspected
7.4 CHIMNEYS, FLUES AND VENTS (for fireplaces, gas water heaters or heat systems)
Comments: Inspected

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General Summary


Van Wert Inspections

4418 South Nine Mile Road
Auburn Mi 48611
989-662-9378

Customer
Sample

Address
Michigan

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.

1.  Roofing, Roof Structure, Chimneys, and Attic
1.2   ROOF DRAINAGE SYSTEMS  
  Inspected, Repair or Replace  
Several of the downspouts are missing.(Picture 1)

 

The gutters are full of debris in areas and needs to be cleaned. The debris in gutters can also conceal rust, deterioration or leaks that are not visible until cleaned, and I am unable to determine if such conditions exist.(Picture 2)


7.  Heating / Cooling
7.0   HEATING EQUIPMENT  
  Inspected, Repair or Replace  
The furnace is very old but did work at time of inspection. I am unable to determine life remaining.There is a large amount of rust inside the heat exchanger and in the burner area.(Picture 1)(Picture 2)


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Plumbing Summary


Van Wert Inspections

4418 South Nine Mile Road
Auburn Mi 48611
989-662-9378

Customer
Sample

Address
Michigan

The following Plumbing 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.

1.  Roofing, Roof Structure, Chimneys, and Attic
1.0   ROOF COVERINGS  
  Inspected, Repair or Replace  
The metal roof system over the truck bay had been coated several years ago(Picture 1). The coating is worn away and the roof decking is rusting.(Picture 2)(Picture 3)(Picture 4)(Picture 5) (Picture 7)

Most of the screw fasteners on the south truck bay are not sealed .(Picture 6)

The fiberglass roof panels are deteriorating and need to be replaced.



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Van Wert Inspections

Larry Van Wert
4418 South Nine Mile Road
Auburn Mi 48611
989-662-9378
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Inspection Agreement

(PLEASE READ CAREFULLY)

Van Wert Inspections agrees to conduct an inspection for the purpose of informing the CLIENT of major deficiencies in the condition of the property, subject to the UNCONDITIONAL RELEASE AND LIMITATION OF LIABILITY below.  The inspection and report are performed and prepared for the sole, confidential and exclusive use and possession of the CLIENT.   The report will only include the following: 

  • Structural condition and basement
  • Electrical, plumbing, water heater, heating and cooling
  • Quality, condition and life expectancy of major systems
  • Kitchen and appliances
  • General interior, including ceilings, walls, windows, insulation and ventilation
  • General exterior, including roof, gutter, chimney, drainage, grading

It is understood and agreed that this inspection will be of readily accessible areas of the building and is limited to visual observations of apparent conditions existing only at the time of the inspection.  Latent and concealed defects and deficiencies are excluded from the inspection; equipment, items, and systems will not be dismantled.

Maintenance and other items may be discussed, but they are not a part of our inspection.   The report is not a compliance inspection or certification for past or present governmental codes or regulations of any kind. 

The inspection and report do not address and are not intended to address the possible presence of or danger from any potentially harmful substances and environmental hazards, including but not limited to radon gas, lead paint, asbestos, mold, mildew, urea formaldehyde, toxic or flammable chemicals, and water and airborne hazards.   Also excluded are inspections of and reports on swimming pools, wells, septic systems, security systems, central vacuum systems, water softeners, sprinkler systems, fire and safety equipment, and the presence or absence of rodents, termites and other insects.

UNCONDITIONAL RELEASE AND LIMITATION OF LIABILITY

It is understood and agreed that Van Wert Inspections is not an insurer and that the inspection and reports are not to be intended or construed as a guarantee or warranty of the adequacy, performance, or condition of any structure, item, or system at the property address.   The CLIENT hereby releases and exempts Van Wert Inspections and its employees of and from all liability and responsibility for the cost of repairing or replacing any unreported defect or deficiency and for any consequential damage, property damage, or personal injury of any nature.

In the event that Van Wert Inspections and/or its employees are found liable due to breach of contract, negligence, negligent misrepresentation, negligent hiring or any other theory of liability, then the liability of Van Wert Inspections and employees shall be limited to a sum equal to the amount of the fee paid by the CLIENT to Van Wert Inspections for the inspection and report.

CLIENT and Van Wert Inspections agree that should a court of competent jurisdiction determine and declare that any portion of this Agreements is void, voidable or unenforceable, the remaining provision and portion shall remain in full force and effect.

Acceptance and understanding of this agreement are hereby acknowledged:

 

________________________________     _________________________________

Company Representative           Date                   Client                                                      Date 

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