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Building Inspection Report - 2252 Fairview Road DMG, Inc. 1278 Glennerye St#410 Laguna Beach, CA 92651 Tel: 949-825-7786 / Fax: 949-625-9777 www.DMGinspections.com Contractors License #849670 Building Inspection Report Inspection Address: 2252 Fairview Rd Costa Mesa, CA 92627 Inspection Date: 6/23/2017 Prepared For: Costa Mesa Sanitary District Report Number: BIOCCMSD9 Prepared By: DMG, Inc. Tel: 949-825-7786 General Contractors License 849670 Certified Building Inspector, ICC 4141006448 ASTM International 00441993 © 2017 Page 2 of 29 ©2016 www.DMGinspections.com 1.0 Summary SUMMARY OF RECOMMENDED IMMEDIATE REPAIRS 3.0 Structure 3.3.1 None 4.0 Electrical Systems 4.3.1 None 5.0 HVAC 5.3.1 None 6.0 Ventilation 6.3.1 None 7.0 Plumbing 7.3.1 None 8.0 Roofing 8.3.1 Have a licensed roofing contractor who specializes in elastomeric coatings install this type of system over the entire metal panel roofing system 9.0 Interior 9.3.1 Repaint the metal ceiling in the garage with an epoxy based material 10.0 Exterior 10.3.1 Replace the two broken window panes at the south side of the building 10.3.2 Repair cracking sections of sidewalk at the front entry and the south side of the building 10.3.3 Repair cracking, slurry seal and restripe the asphalt parking surfaces 10.3.4 Repair cracking sections of concrete curb in the parking lot Page 3 of 29 ©2016 www.DMGinspections.com 2.0 Introduction As per the request of Scott Carroll and in accordance with DMG’s agreed upon contract, a visual inspection of the property located at 2252 Fairview Rd, Costa Mesa, CA 92627 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. Page 4 of 29 ©2016 www.DMGinspections.com 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 following terms 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. Page 5 of 29 ©2016 www.DMGinspections.com 3.0 Structure 3.1 DESCRIPTION GENERAL The building is of slab on grade construction. FOUNDATIONS/WALLS The concrete foundations support the metal frame and metal panel structure. FLOORS The floors are reinforced concrete slabs. ROOF The roof is supported by steel joist. 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. ROOF 3.2.2 No further evaluation by a structural specialist is recommended. FLOOR 3.2.3 The concrete floors were observed to be in fair condition. TERMITES 3.2.4 No signs of termite damage were noted in the visible wood structure. 3.3 RECOMMENDATIONS AND PRIORITIES Recommendations 1. None Page 6 of 29 ©2016 www.DMGinspections.com 4.0 Electrical 4.1 DESCRIPTION SERVICE Service is brought to the building via overhead wiring and connected to main electrical switchgear and sub panels located in the building. The main electrical distribution panel for the building has 200 amp main switchgear panels with 120/240, service. Example of main electrical panel and meter at the exterior of the building PANELS The distribution panels employ circuit breakers. WIRING All wiring examined is copper. Page 7 of 29 ©2016 www.DMGinspections.com 4.2 OBSERVATIONS AND DISCUSSION SERVICE ADEQUACY 4.2.1 This service should be adequate for the present usage. DISTRIBUTION EQUIPMENT 4.2.2 No deficiencies were noted. BRANCH WIRING 4.2.3 Branch wiring and conduit appear in fair condition and switches tested operated satisfactorily. No deficiencies were noted. OVERALL CONDITION 4.2.4 The overall condition of the electrical components for the building was noted to be in fair condition. 4.3 RECOMMENDATIONS AND PRIORITIES Recommendations 1. None Page 8 of 29 ©2016 www.DMGinspections.com 5.0 Heating/Air Conditioning 5.1 DESCRIPTION AIR CONDITIONING SYSTEMS No air conditioning or heating systems were noted for the subject building. 5.2 OBSERVATIONS AND DISCUSSION CAPACITY 5.2.1 NA LIFE EXPECTANCY 5.2.2 NA AIR DISTRIBUTION 5.2.3 NA 5.3 RECOMMENDATIONS AND PRIORITIES Recommendations 1. None Page 9 of 29 ©2016 www.DMGinspections.com 6.0 Ventilation 6.1 DESCRIPTION The offices receive fresh air from the doorways. The restroom is vented buy a ceiling to rooftop vent. No electrical fan or exhaust was noted. The warehouse is ventilated by rollup doors and rooftop vents 6.2 OBSERVATIONS AND DISCUSSION ROOF-MOUNTING VENTS 6.2.1 No major deficiencies were noted. RESTROOMS 6.2.2 The restroom exhaust vent was noted as being clear at the time of inspection. MAKEUP AIR 6.2.3 The amount of fresh air available to the offices appears adequate. GARAGE 6.2.4 The amount of fresh air available to the garage was satisfactory at the time of this inspection. 6.3 RECOMMENDATIONS AND PRIORITIES Recommendations 1. None Page 10 of 29 ©2016 www.DMGinspections.com 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 metal. WATER HEATING An electric water heating unit was noted. The information for that unit is as follows: MANUFACTURER NAME In Sink Erator MODEL NUMBER W-154 MANUFACTURER DATES 2007 NUMBER OF UNITS 1 Page 11 of 29 ©2016 www.DMGinspections.com Example of water heating unit # 1 Page 12 of 29 ©2016 www.DMGinspections.com 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 visible supply plumbing pipes. WASTE 7.2.3 No active leaks were noted in the visible waste piping system. WATER HEATING 7.2.4 The water heater was producing hot water satisfactory at the time of inspection. FIXTURES 7.2.5 All the plumbing fixtures that were tested operated satisfactorily. 7.3 RECOMMENDATIONS AND PRIORITIES Recommendations 1. None Page 13 of 29 ©2016 www.DMGinspections.com 8.0 Roofing 8.1 DESCRIPTION TYPE OF ROOF The slope roof is covered with a standing seam metal panels. Example of full view of the roof Page 14 of 29 ©2016 www.DMGinspections.com Example of close up of the metal panel roofing ROOF DRAINAGE The roof drainage is via gutters and downspouts at the roof exterior. SKYLIGHTS No skylights were noted for the subject building. Page 15 of 29 ©2016 www.DMGinspections.com 8.2 OBSERVATIONS AND DISCUSSION CONDITION 8.2.1 The metal roofing panels were noted as being oxidized throughout the entire roofing system. Past patching was noted around rooftop penetrations and at the roofing fasteners. To prevent further oxidation of the roofing system and potential leaks where the metal panels have been patched it is recommended to cover the entire roofing system with an elastomeric coating. AGE 8.2.2 The age of the membrane was not reported at the time of inspection. DRAINAGE 8.2.3 No water ponding on the roof or past water stains were noted indicating good drainage. SKYLIGHTS 8.2.4 NA 8.3 RECOMMENDATIONS AND PRIORITIES Recommendations 1. Have a licensed roofing contractor who specializes in elastomeric coatings install this type of system over the entire metal panel roofing system Page 16 of 29 ©2016 www.DMGinspections.com 8.4 PHOTO DESCRIPTIONS PHOTO 1 Example of typical oxidation of the metal roofing panels Page 17 of 29 ©2016 www.DMGinspections.com PHOTO 2 Example of patching most likely over the panel fasteners Page 18 of 29 ©2016 www.DMGinspections.com PHOTO 3 Example of additional patching on the metal roofing panels Page 19 of 29 ©2016 www.DMGinspections.com 9.0 Interior 9.1 DESCRIPTION The office ceilings are fixed metal panels. The office floor coverings consist of carpet and VCT. The office wall finishes consist of painted metal panels. Example of typical office interior Page 20 of 29 ©2016 www.DMGinspections.com Example of garage interior Page 21 of 29 ©2016 www.DMGinspections.com 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 furnishings. 9.2.4 The fire extinguishers were noted as being current at the time of inspection. No action is required. 9.2.5 The paint on metal ceiling panels in the garage was noted as peeling and should be repainted after the rooftop is coated with elastomeric material. Example of current fire extinguisher tag Page 22 of 29 ©2016 www.DMGinspections.com 9.3 RECOMMENDATIONS AND PRIORITIES Recommendations 1. Repaint the metal ceiling in the garage with an epoxy based material 9.4 PHOTO DESCRIPTIONS PHOTO 1 Example of peeling paint at the garage ceiling Page 23 of 29 ©2016 www.DMGinspections.com 10.0 Exterior 10.1 DESCRIPTION WALLS The exterior walls are painted metal panels. DOORS The front entrance doors are aluminum-framed, single-glazed units. The exit doors are steel units. The overhead doors are metal sectional units. WINDOWS All windows are fixed glazing. SIDEWALK There is a poured-concrete sidewalk at front entrance. PARKING AREAS There is asphalt paving on parking surface. FENCE Wrought iron gates and fencing secure the parking area behind the building. Page 24 of 29 ©2016 www.DMGinspections.com 10.2 OBSERVATIONS AND DISCUSSION WALLS 10.2.1 Building exterior finishes are in fair condition. Exterior surfaces and glazing systems appeared to be in fair condition. 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 PERSONNEL DOORS 10.2.2 The doors are in fair condition. All doors that were tested operated properly. OVERHEAD DOORS 10.2.3 The overhead doors are in fair condition. WINDOWS 10.2.4 Two broken window panes were noted at the south side of the building that are required to be repaired. GRADING 10.2.5 The grading is considered to be satisfactory SIDEWALK 10.2.6 Cracking was noted at the front entry sidewalk and the concrete walkway at the south side of the building, required to be repaired. ASPHALT 10.2.7 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. 10.2.8 Cracking sections of the concrete curb were noted in the parking lot that are required to be repaired. FENCE 10.2.9 The wrought iron gates and fencing were noted to be an overall fair condition. LANDSCAPING 10.2.10 The landscaping is in fair condition. Page 25 of 29 ©2016 www.DMGinspections.com 10.3 RECOMMENDATIONS AND PRIORITIES Recommendations 1. Replace the two broken window panes at the south side of the building. 2. Repair cracking sections of sidewalk at the front entry and the south side of the building 3. Repair cracking, slurry seal and restripe the asphalt parking surfaces 4. Repair cracking sections of concrete curb in the parking lot 10.4 PHOTO DESCRIPTIONS PHOTO 1 Example of cracking section of concrete curb Page 26 of 29 ©2016 www.DMGinspections.com PHOTO 2 Example of cracking, worn slurry seal and sting at the asphalt parking surfaces Page 27 of 29 ©2016 www.DMGinspections.com PHOTO 3 Example of cracking section of sidewalk at the south side of building Page 28 of 29 ©2016 www.DMGinspections.com PHOTO 4 Example of cracking sections of sidewalk at the front entry of the building Page 29 of 29 ©2016 www.DMGinspections.com PHOTO 5 Example a broken window pane at the southside the building 1. Example of front elevation of the building 2. Example of the north side elevation of the build- ing 3. Example of the south side elevation of the build- ing PROPERTY PHOTOGRAPHS Additional photos for section 3.0 4. Example of the electrical main panel and meter 5. Example of typical electrical sub panel 6. Example of overhead wiring to the building PROPERTY PHOTOGRAPHS Additional phots for section 4.0 7. Example of rooftop exhaust fan 8. Example of typical rooftop vent s 9. Example of restroom exhaust vent PROPERTY PHOTOGRAPHS Additional photos for section 6.0 10. Example of main water supply 11. Example of water heater 12. Example of visible plumbing waste and supply lines PROPERTY PHOTOGRAPHS Additional photos for section 7.0 13. Example of full view of the rooftop 14. Example of close up of the metal roofing 15. Example of roof drainage system PROPERTY PHOTOGRAPHS Additional photos for section 8.0 16. Example of typical retail area interior 17. Example of typical garage interior 18. Example of restroom interior PROPERTY PHOTOGRAPHS Additional photos for section 9.0 19. Example of typical parking area 20. Example of handicap parking spaces 21. Example of site drainage system PROPERTY PHOTOGRAPHS Additional photos for section 10.0 22. Example of typical window systems 23. Example of rear secured parking area 24. Example of the rear elevation of the building PROPERTY PHOTOGRAPHS Additional photos for section 10.0