Sample Commercial Inspection Report 2

Date: 1/21/2011

Time: 03:30 PM

Report ID: 1121119

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 home. 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 home 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 and Seller	Type of building: Multi-family	Approximate age of building: Over 50 Years
Temperature: Below 32	Weather: Cloudy

General Summary

Van Wert Inspections

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

Customer
90-Unit Apartment Complex

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 home. 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.

I. STRUCTURAL SYSTEMS

A.	Foundations (If all crawlspace areas are not inspected, provide an explanation.)
	Inspected, Repair or Replace
	Several of the screens in the crawl space vents are torn that will allow mice to enter the crawlspace.(Picture 1)

C.	Grading and Drainage
	Inspected, Repair or Replace
	There is a negative slope towards the front (right of main entry) and (North side of home). This area does not appear to drain water away from home and needs landscaping and drainage corrected.(Picture 1)(Picture 2) The opening at the northwest entry needs to be sealed.(Picture 3)

D.	Roof Covering (If the roof is inaccessible, report the method used to inspect)
	Inspected, Repair or Replace
	There is a large amount of ice damming on roofs in concentrated sections of the roofs. This is caused by heat loss in these areas.The ice damming at the south center side has pulled the soffit loose at this location.(Picture 1) (Picture 2) The attic insulation is only 6'' average. I would recommend installing 6' more insulation to prevent ice damming and heat loss. Several of the gutter downspouts are missing.(Picture 3) The sewer vent flashing above unit #77 is leaking into the attic.(Picture 4)

E.	Roof Structure and Attic (If the attic is inaccessible report the method used to inspect.)
	Inspected, Repair or Replace
	The trees at the north west corner needs to be trimmed away from the building and the roof.(Picture 1)

G.	Ceilings and Floors
	Inspected, Repair or Replace
	All of the missing drywall in the basement boiler rooms and storage rooms needs to be replaced to maintain the fire rated ceilings.(Picture 1)

I.	Windows
	Inspected, Repair or Replace
	90 % of window glass has broken insulated glass seals. The aluminum windows are very low efficiency ,the frames and the sash don't seal tight.(Picture 1)

K.	Porches, Decks and Carport (Attached)
	Inspected, Repair or Replace
	The upper deck floor joist have has structural dryrot.New joist have been sistered next to the old one but they have not been supported back into the wall.(Picture 1) At the base of all the steel handrails , the concrete needs to be seals with a urithane caulking to prevent further rust.(Picture 2)

II. ELECTRICAL SYSTEMS

B.	Branch Circuits - Connected Devices and Fixtures (Report as in need of repair the lack of ground fault circuit protection where required.)
	Inspected, Repair or Replace
	There is several extension cords in the boiler rooms that should be wired in a conduit.(Picture 1)(Picture 2)

C.	Smoke Detector
	Inspected, Repair or Replace
	The smoke detector should be tested at common hallway to bedrooms . There is no carbon monoxide detector found in home. It is recommended that one be installed according to the manufacturer's instructions.

III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

A.	Heating Equipment
	Inspected, Repair or Replace
	The wires to the pump on the boiler in unit # 3465 needs to be a flexible connection. (Picture 1) The wires are loose at this time. There is a few leaking heating pipe fittings.(Picture 2) All of the heating pipes in the basement and crawl space should be insulated. Two of the heating circulating pumps on the boilers in the southwest boiler room are leaking.(Picture 3) And the presser relief valve is leaking.(Picture 4) on the boiler. The boilers in both of the units are old and at the end of there life expectancy.The efficiency of the boilers are very low.

IV. PLUMBING SYSTEM

A.	Water Supply System and Fixtures
	Inspected, Repair or Replace
	The lawn sprinkler line should be a ridge pipe and not hung from a heating pipe.(Picture 1)

B.	Drains, Waste, Vents
	Inspected, Repair or Replace
	Several of the bath tub drains are corroded and are leaking.(Picture 1) Most of the drain lines in the basement and crawl are old galvanized pipe.(Picture 2)

C.	Water Heating Equipment (Report as in need of repair those conditions specifically listed as recognized hazards by TREC Rules
	Inspected, Repair or Replace
	The water boiler in unit #3465 is leaking.(Picture 1)

D.	Sump Pump
	Inspected, Repair or Replace
	The sump pump drain tile lines are parcels blocked with mineral deposits and should be cleaned.(Picture 1)

Home 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. Home 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 home 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 Van Wert Inspections

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

Viewed roof covering from: Ground	Roof-Type: Hip	Roof Ventilation: Ridge vents Soffit Vents
Method used to observe attic: From entry	Roof Structure: Engineered wood trusses Plywood	Ceiling Structure: 4" or better
Attic Insulation: Blown Fiberglass Cellulose Below R-19	Attic info: Scuttle hole	Method used to observe Crawlspace: From entry
Foundation: Poured concrete	Columns or Piers: Conrete piers	Floor Structure: 2 X 10 Wood joists
Floor System Insulation: NONE	Wall Structure: 2 X 4 Wood	Chimney (exterior): Brick

Electrical Service Conductors: Below ground Aluminum 220 volts	Panel Type: Circuit breakers	Electric Panel Manufacturer: BRYANT SQUARE D
Branch wire 15 and 20 AMP: Copper	Wiring Methods: Romex

Water Source: Public	Plumbing Water Supply (into home): Copper	Plumbing Water Distribution (inside home): Copper
Plumbing Waste: PVC Cast iron	Water Heater Power Source: Gas (quick recovery)

Sample Commercial Inspection Report 2

A 90-Unit Apartment Complex

Van Wert Inspections

Table of Contents

General Summary

Van Wert Inspections

Inspection Agreement

C.	Smoke Detector Comments: Inspected, Repair or Replace
	The smoke detector should be tested at common hallway to bedrooms . There is no carbon monoxide detector found in home. It is recommended that one be installed according to the manufacturer's instructions.