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290 - inspection reportIs M WIG Environmental Sciences& le.. -.n Services Building Inspection Report DMG, Inc. 2618 San Miguel Dr. #290 Newport Beach, CA 92660 Tel: 949-825-7786 / Fax: 949-625-9777 www.DMGinspections.com Inspection Address: 290 Paularino Ave Costa Mesa, CA 92626 Inspection Date: 01/06/16 Prepared For: Costa Mesa Sanitary District Report Number: BIPIOC7Ocrosd Prepared By: DMG, Inc. Tel: 949-825-7786 General Contractors License 849670 Certified Building Inspector, ICC 4141006448 ASTM International 00441993 © 2015 Page 2 of 34 1.0 Summary 1.1 SUMMARY OF RECOMMENDATIONS Section Recommendations Report Reference Structure None 3.3 Electrical • Re -lamp inoperative exterior front entry soffit lighting 43 HVAC None 5.3 Ventilation None 6.3 Plumbing I None 1 7.3 1 Roofing • Have a licensed roofing contractor repairall flashing 8.3 failure at the roofing membrane to insure a watertight condition • Remove debris from around roof drains • Trim trees so that they do not hang over the rooftop Interior Patch and paint the office walls and repair moisture 9.3 damaged drywall under the window systems • Replace the office carpet Exterior • Repair peeling and bubbling sections of exterior wall panel 10.3 stucco • Repair peeling sections of moisture barrier on the lower exterior wall panels • Repair all cracking of the barrier wall at the west side of the building • Repair deteriorated lower window casings and repair gasket failure • Repair oxidized metal flashing under the window systems • Rework irrigation sprinkler heads next to window systems • Slurry seal and restriped asphalt parking surfaces 02015 www.DMG!nspections.com Page 3 of 34 2.0 Introduction As per the request of Scott Carroll and in accordance with DMG's agreed upon contract dated 12/29/15, a visual inspection of the property located at 290 Paularino Ave, Costa Mesa, CA 92626 was performed by Charles Todd. DMG's inspection was limited to identify the existing conditions of the following readily visible and accessible building components: • Structure • Electrical System • Interior Components • Heating System • Air-conditioning System • Plumbing System •Roofing System • Ventilation System • Exterior Components This report provides recommendations and priorities for • Remedying major deficiencies • Updating ageing major components • Undertaking further detailed investigations The immediate recommendations are for remedial actions that are considered to be beyond the normal maintenance of the building. Firm price quotations from licensed trade contractors, vendors, or suppliers are recommended to get detailed costs, and would be based upon further evaluation of all the proposed recommended repairs. This report does not include any information regarding building code or ADA compliance issues. LIMITATIONS Building Inspection Reports as performed by DMG are based upon our review of the subject property consisted of a visual inspection of the site, the structure(s) and the interior spaces. Technical Assessments were made based on the appearance of the improvements at the time of this Assessment. No destructive or invasive testing was included in the scope of this review. No warranty is expressed or implied, except that the services rendered have been performed in accordance with generally accepted assessment practices applicable at the time and location of the study. This report should not be construed as technically exhaustive. This report does not warrantee or guarantee compliance with any Federal, state or local stature, ordinance or regulation including but not limited to, ADA, building codes, safety codes, environmental regulations, health codes or zoning ordinances or compliance with trade/design standards or the standards developed by the insurance industry. Local, state and federal regulations, and codes change significantly over time from when the subject property was developed and the subject building was constructed. The subject property and subject building may not meet all current regulations, and code requirements put forth on a local, state, or federal level. DMG has made reasonable efforts to properly assess the property conditions within the contracted scope of services; however, limitations during the assessment may be encountered. MEMBER 02015 www.DMGinspections.com 11Tl UA1l4 Page 4 of 34 DMG's findings and conclusions are based primarily on the visual assessment of the property at the time the site visit and limited to the components of the building, this is not an environmental inspection and therefore no identification of Asbestos, Lead and Mold can be given. In addition, the assessment value is based upon comparative judgments with similar properties in the property observer's experience. The Client is herewith advised that the conditions observed by DMG are subject to change. DMG's property observations included areas that were readily accessible without opening or dismantling secure areas or components. DMG believes that the inferences made are reasonably representative of the property. DMG's conclusions did not include any review of building department documents or the review of plans of any kind, destructive or invasive testing, laboratory analysis, exploratory probing or engineering evaluations of structural, mechanical, electrical, or other systems with related calculations. No assessment can wholly eliminate the uncertainty regarding the presence of physical deficiencies and performances of the building system. According to the ASTM guidelines, a Property Condition Assessment (PCA) or Building Assessment Report (BAR) is intended to reduce the risk regarding potential building system and component failure. Assessments, analyses and opinions expressed within this report are not representations regarding either the design integrity or the structural soundness of the project. An earnest effort will be made on the Clients behalf to discover all visible defects, however, in the event of an oversight; no liability is assumed by DMG or the inspector. All reports are an opinion report, expressed as a result of the inspection. This report is intended for the exclusive use of our client. Use of the information contained within the report by any other party is not intended and,therefore, we accept no responsibility for such use. DMG's review of the subject property consists of a visual evaluation of the site, the structure(s) and the interior spaces. Technical evaluations are based on the appearance of the improvements at the time of this inspection and apply strictly to the time the inspection was performed. No destructive or invasive testing is included in the scope of work. Evaluation Definitions The followingterms are used throughout the report and are defined as follows: Good: Average to above-average condition for the building system or material assessed, with consideration of its age, design, and geographical location. Generally, other than normal maintenance, no work is recommended or required. Fair: Average condition for the building system evaluated. Satisfactory, however some short term attention maybe required, primarily due to the normal aging and wear of the building system, to return the system to a good condition. Poor: Below average condition for the building system evaluated. Requires immediate repair, significant work, or replacement anticipated to return the building system or material to an acceptable condition. 02015 www,DMG!nspections.com Page 5 of 34 3.0 Structure 3.1 DESCRIPTION GENERAL The building is of slab on grade construction. FOUNDATIONS/WALLS The concrete foundations support the reinforced concrete structure. FLOORS The floors are reinforced concrete slabs. ROOF The roof is supported by wood joists. 3.2 OBSERVATIONS AND DISCUSSION FOUNDATION/WALL 3.2.1 Observations of the exterior walls revealed no apparent signs of cracking or movement that would indicate excessive settlement or an improperly installed foundation system. 3.2.2 No further evaluation by a structural specialist is recommended. ROOF 3.2.3 No further evaluation by a structural specialist is recommended. FLOOR 3.2.4 No further evaluation by a structural specialist is recommended. TERMITES 3.2.5 No signs of termite damage were noted in the visible wood structure. 3.2.6 Any building in the city should be watched for evidence of future termite activity. 3.3 RECOMMENDATIONS AND PRIORITIES Recommendations Time Frame 1. None NA 02015 www.DMGinspections.com Page 6 of 34 4.0 Electrical 4.1 DESCRIPTION SERVICE Service is brought to the building via underground conduit and connected to main electrical switchgear and sub panels located in the building. The main electrical distribution panel for the building has 800 amp main switchgear panels with 208/120V, 3 phase, 4 wire service. Example of electrical switchgear in the electrical room PANELS The distribution panels employ circuit breakers. WIRING All wiring examined is copper. 02015 www.DMGinspections.com Page 7 of 34 4.2 OBSERVATIONS AND DISCUSSION SERVICE ADEQUACY 4.2.1 This service should be adequate for the present usage. DISTRIBUTION EQUIPMENT 4.2.2 The distribution equipment is well arranged. 4.2.3 No major deficiencies were noted. BRANCH WIRING 4.2.4 All switches tested operated satisfactorily. 4.2.1 No major deficiencies were noted however improvements should be made as follows: • Sections of the lighting at the front entry exterior soffit were noted as being inoperative. These lights should be re-lamped as needed. 4.2.2 The general condition is considered to be fair. Example of inoperative exterior front entry soffit lights 4.3 RECOMMENDATIONS AND PRIORITIES Recommendations I I Time Frame 1. Re -lamp inoperative exterior front entry soffit Immediate lighting ©2015 www.DMGinspections.com Page 8 of 34 ©2015 www.DMGinspections.com Page 9 of 34 5.0 Heating/Air Condition 5.1 DESCRIPTION PACKAGED AIR CONDITIONING SYSTEMS The building is air-conditioned by 8 roof mounted packaged units. The components, namely the compressor, condenser, expansion valve and evaporator are housed in a single box. The cooled air is thrown by the high capacity blower, and it flows through the ducts laid through the various offices. Package units are unique, all -in -one systems that supply both cooling and heating equipment in one "package." The information for each unit is as follows: Manufacturer Model Number Manufacturer Number Name Date of Units ICP PGD3600090HOOlCl 2012 1 AC Bryant 582APW04809ONAAAG 2000 1 AC 2 ICP PHD324000KOOOCI 2011 1 AC 3 Carrier 48ESNA4809050 2015 1 AC 4 Bryant 582APW04809ONAAG 2000 4 AC 5/6/7/8 MEMBER 02015 www.DMGinspections.com axvl1.1. r«uvr Page 10 of 34 Example of AC unit #1 Example of AC unit #2 \1 ©2015 www.DMGinspections.com on Page 11 of 34 Example of AC unit #3 Example of AC unit #4 ©2015 www.DMGinspections.com F Page 12 of 34 r� 0" ' 1 u Example of AC unit #5 ©2015 www.DMGinspections.com FVT77--""7 Page 13 of 34 5.2 OBSERVATIONS AND DISCUSSION CAPACITY 5.2.1 Adequate cooling capacity should be available under normal circumstances. LIFE EXPECTANCY 5.2.2 The life expectancy of compressors and the heat exchangers at the rooftop units is approximately 20 years. When repairs are needed afterthe units reach 20 years it may prove more cost effective to replace entire rooftop units, ratherthan major components. Manufacture dates for each AC unit are listed in section 5.1. OPERATING STATUS 5.2.3 The AC units were operated at the time of inspection and appear to be in fair condition and are being maintained satisfactory. No action is required. AIR DISTRIBUTION 5.2.4 The air distribution appears adequate. 5.2.5 As is typical, the space between the ceiling tile and the underside of the roof deck is used as the air return plenum. Air return to the offices is via grilles in the ceiling. 5.3 RECOMMENDATIONS AND PRIORITIES Recommendations Time Frame 1. None NA 02015 www.DMGinspections.com Page 14 of 34 6.0 Ventilation 6.1 DESCRIPTION The offices receive fresh air from the heating and cooling units. These units are equipped with fresh -air makeup units, which allow fresh air from the exterior to enter into the return air plenum. This introduction of fresh air helps to improve indoor air quality as well as compensate for air that is expelled through exhaust fans. The restrooms are ventilated by electric fans. 6.2 OBSERVATIONS AND DISCUSSION ROOF -MOUNTING VENTS 6.2.1 The roof -mounted vents were observed in operation. 6.2.2 No major deficiencies were noted. RESTROOMS 6.2.3 The restroom exhaust fans operated properly at the time of the inspection. These fans are properly vented to the building exterior. MAKEUP AIR 6.2.4 The amount of fresh air available to the offices appears adequate. 6.3 RECOMMENDATIONS AND PRIORITIES Recommendations Time Frame 1. None NA 02015 www.DMGinspections.com Page 15 of 34 7.0 Plumbing 7.1 DESCRIPTION SUPPLY There is city water supply to the building. Virtually all supply plumbing examined is copper. WASTE The visible waste piping is primarily plastic. WATER HEATING An electric water heating unit was noted. The information for that unit is as follows: Manufacturer Model Number Manufacturer Number Name Date of Units Bradford RE16U6 2014 1 White Example of water heater unit #1 _ _ _ 02015 www.DMGinspections.com Page 16 of 34 7.2 OBSERVATIONS AND DISCUSSION SUPPLY 7.2.1 Adequate water pressure appears to be available. 7.2.2 No active leaks were noted in the supply plumbing pipes. WASTE 7.2.3 No active leaks were noted in the waste piping system. WATER HEATING 7.2.4 The water heater was producing hot water satisfactory at the time of inspection. 7.2.5 These water heating units typically last 15-20 years. FIXTURES 7.2.6 All the plumbing fixtures that were tested operated satisfactorily. 7.3 RECOMMENDATIONS AND PRIORITIES Recommendations Time Frame 1. None NA 02015 www.DMGinspections.com Page 17 of 34 8.0 Roofing 8.1 DESCRIPTION FLAT ROOF The flat roof is covered with built up asphalt membrane system (BUR). Built -Up Roof systems consist of multiple layers of felts, fabrics or mats that are saturated with bitumen, either asphalt or coal tar pitch. The surface is made up of a mineral cap sheet to help protect the bitumen and felts from premature weathering. BUR is one of the oldest low -slope roof systems that are still applied to commercial roofs today. Example of full view of the roof IN 02015 www.DMGinspections.com urv, ,.. Page 18 of 34 Example of close up of built up asphalt membrane roofing ROOF DRAINAGE The roof drainage is via main roof and overflow drains with low silhouette domes on the roof deck. 02015 www.DMGinspections.com Page 19 of 34 8.2 OBSERVATIONS AND DISCUSSION BUILT UP ROOFING MEMBRANE 8.2.1 The roof membrane covering is considered to be in fair condition. The flat and vertical seams appear properly fixed. No lifting of the membrane was noted on the flat or vertical sections of the parapet walls. 8.2.2 Past roofing repairs were noted. These repairs are needed to maintain a water tight status. These repairs are considered to be part of normal maintenance that should be performed at least annually. 8.2.3 Wall flashing failure at sections of the roofing penetrations was noted. This is caused mostly due to ultra violet exposure, building movement and expansion of building components. This may cause acceleration of failure of the roofing system. The solution is to have a licensed roofing contractor repair all flashing failure to insure a water tight condition. These recommended repairs are considered to be part of normal maintenance that should be performed at least annually. 8.2.4 The age of the membrane was not reported at the time of inspection. 8.2.5 The normal life expectancy for this type of roof covering is approximately 20 years or more. 8.2.6 Regular maintenance and inspections are advised so that reinforcements can be made as needed to prolong the life of the roofing membrane. Example of flashing failure around AC screen columns ©2015 www,DMGinspections.com Pewc 20 of 34 r Example 02015 www.DMGinspections.com Page 21 of 34 � f fa !L� , J YY�u'1��" ' - _. �;, •i9Ju QtaJQGYs�'J9C5, Example of cracking of membrane at the top of the rooftop parapet wall Example of past roofing repairs 02015 www.DMGinspections.com Page 22 of 34 DRAINAGE 8.2.7 No water ponding on the roof or past water stains were noted indicating good drainage. 8.2.8 It was noted that debris was on the rooftop and around the roof drains. Clogged drains can result in insufficient drainage and contribute to flashing failure, roof leaks, moisture infiltration into the roofing system and wood deck. These conditions may lead to water intrusion to the interior of the building. When leaves and other debris aren't regularly removed, they can gather and obstruct the flow of water, causing ponding of water on the roof deck. It is recommended to clean all debris from around the drains and from the rooftop. 8.2.9 Trees hanging over the rooftop were noted that not only drop debris onto the rooftop but can cause insufficient drainage. This condition may also decrease the expected useful life of your roofing membrane. The combination of debris build up and moisture cause the roofing membrane to deteriorated prematurely requiring costly repairs or the need to replace roofing membranes before the normal expected useful life. It is recommend to trim all trees that are hanging overthe rooftop or have the potential of dropping debris onto the rooftop. Example of debris build up around roof drains ©2015 www.DMGinspections.com Page 23 of 34 8.3 RECOMMENDATIONS AND PRIORITIES Recommendations Time Frame 1. Have a licensed roofing contractor repair all Immediate flashing failure at the roofing membrane to insure a water tight condition 2. Remove debris from around roof drains 3. Trim trees so that they do not hang over the rooftop 02015 www.DMGinspections.com Page 24 of 34 9.0 Interior 9.1 DESCRIPTION The office ceilings are suspended acoustical ceilings. The office floor coverings consist of commercial grade carpet, tile and VCT. The office wall finishes consist of painted gypsum board. Example of typical office interior ©2015 www.DMGinspections.com Page 25 of 34 9.2 OBSERVATIONS AND DISCUSSION 9.2.1 Since interior components are subjective to some degree, our comments here will be general, except where functional concerns are noted. 9.2.2 Walls are relatively plumb, doorjambs are square and floors are reasonably level. 9.2.3 All interior construction and finishes were observed to be good grade construction materials and finishes. 9.2.4 The fire extinguishers were noted as being current at the time of inspection. No action is required. 9.2.5 The office carpet was noted as being at the end of its useful life and requires to be replaced. 9.2.6 The paint on the office walls is at the end of its useful life and require to be patched and painted. Sections of the drywall under the window systems also have moisture damage that will be required to be repaired and painted. C 6Z 9F - 4Z £z zz 5L K tiL ZL LL 10116 19 1 L rnz vK xis -nZz z C) omp g' Z N. mmZ 4. 2a om g4a U JAN I -PB N..R APR MAY JUN JUL. . 2014 2015 2016 Example of current fire extinguisher tag 02015 www.DMGinspections.com Lz 0z 6L 9L LL 9L !< 9 5 V C z L% S m z M O n -+ \MY�y�4 m Cn � m �Y • T m M T. JG SEP OCT NOV P'- C m 2017 2018 n< nrvn nrl� Page 26 of 34 Example of office carpet at the end of its useful life Example of interior office walls requiring to be patched and painted 02015 www.DMGinspections.com DMURM Page 27 of 34 Example of moisture damage to drywall under the window systems F�33�d�]uL�i1�P1Zri1[�PF a t � ' : • : Time Frame 1. Patch and paint the office walls and repair Immediate moisture damaged drywall under the window systems 2. Replace the office carpet ©2015 www.DMGinspections.com Page 28 of 34 10.0 Exterior 10.1 DESCRIPTION WALLS The exterior walls are painted stucco. DOORS The front entrance doors are aluminum -framed, single -glazed units. WINDOWS All windows are fixed glazing. SIDEWALK A brick paved side walk was noted at the front entry doors. ASPHALT PAVING There is asphalt paving on parking surface. 02015 www.DMGinspections.com Page 29 of 34 10.2 OBSERVATIONS AND DISCUSSION WALLS 10.2.1 Peeling and bubbling sections of stucco were noted on the lower exterior wall panels that are required to be repaired. Periodic painting (every 7 years) of the building's exterior and remedial wet sealing of the window system seals will be required to maintain the good condition and attractive appearance. 10.2.2 The moisture barrier on the lower sections of the concrete wall panels were noted as peeling and are required to be repaired. 10.2.3 Cracking of the barrier wall at the west side of the building was noted that is required to be repaired. Example of peeling and bubbling sections of exterior stucco 02015 www.DMGinspections.com Page 30 of 34 Example of cracking section of barrier wall 02015 www.DMGinspections.com Page 31 of 34 PERSONNEL DOORS 10.2.4 The doors are in fair condition. 10.2.5 All doors that were tested operated properly. WINDOWS 10.2.6 The bottom sections of the aluminum window casings were noted as deteriorating from over spray from the irrigation system. Oxidation of the metal flashing below the window casings was noted that is required to be repaired. Past water intrusion was noted around the windows at the interior of the building. It is recommended having a licensed window contractor repair/replacement the window casings and gaskets to prevent moisture intrusion into the building. The sprinkler nozzles should be replaced with side strip throw nozzles (or comparable directional nozzle) that prevents overspray on the windows and window casings. ©2015 www.DMG!nspections.com Page 32 of 34 02015 www.DMGinspections.com Page 33 of 34 GRADING 10.2.7 The grading is considered to be satisfactory. SIDEWALK 10.2.8 The bricked paved sidewalk at the front entry was noted to be in fair condition. ASPHALT 10.2.9 The asphalt paving was noted as having cracking and a worn topcoat. It is recommended to patch the cracking, slurry seal and re -stripe the asphalt surfaces. 02015 www.DMGinspections.com Page 34 of 34 10.3 RECOMMENDATIONS AND PRIORITIES Recommendations I I Time Frame 1. Repair peeling and bubbling sections of Immediate exterior wall panel stucco 2. Repair peeling sections of moisture barrier on the lower exterior wall panels 3. Repair all cracking of the barrier wall at the west side of the building 4. Repair deteriorated lower window casings and repair gasket failure S. Repair oxidized metal flashing under the window systems 6. Rework irrigation sprinkler heads next to window systems 7. Slurry seal and restriped asphalt parking surfaces 02015 www.DMGinspections.com